Novato approves 302-apartment complex on 2-acre parcel

Novato has approved a five-story, 302-apartment complex just south of downtown.

The City Council unanimously voted on the Landing Court project at its meeting on Tuesday. The complex would be almost entirely for low- and very-low-income residents.

The developer invoked state housing laws to achieve higher density, and has initially proposed no onsite parking.

“It’s going to ruin quality of life in Novato,” Councilmember Pat Eklund said. “This is not the right location. I wish I could vote no. If we vote no we would put the city in jeopardy.”

The applicant, AMG and Associates, proposed a complex of 191,060 square feet. The plan includes 31 dwellings for very-low-income residents, 268 for low-income residents and three market-rate apartments for managers. In Marin County, a person qualifies as very low income at $68,550 a year and low income at $109,700 a year.

The apartments would be a mix of studio, one-bedroom and two-bedroom layouts. The plan includes 55 bike storage spaces, a fitness room, a shared laundry area a clubhouse and an outdoor space.

The city must plan for 2,090 new residences in the eight-year planning cycle to meet state housing quotas. That includes 570 for very-low-income households, 328 for low-income households, 332 for moderate-income households and 860 for above-moderate-income households.

“You’ll note that in the affordable categories, they make up a little over, at least close to, 60% of the city’s goal,” said Steve Marshall, deputy director of community development.

The project site, a 2-acre parcel near the corner of Landing Court and Redwood Boulevard, is used for recreational vehicle and boat storage. It is surrounded by houses, mobile homes and an apartment building.

The area is zoned as a general commercial area with an affordable housing opportunity overlay.

The project is eligible for a streamlined city review process under AB 2011, a state law involving affordable housing projects in commercial zones. Under AB 2011, the city has 90 days to decide on the project, and it does not require an environmental review, or public input or notice.

The project is located half a mile from a Sonoma-Marin Area Rail Transit station and is considered 100% affordable housing, which qualifies it for a parking waiver, as well as concessions under state law.

Marshall said the concessions include surpassing the city’s height limit of 35 feet; having a building coverage area of 41.6% instead of 40%; reducing the side and front yard setbacks to less than 20 feet; and having only 8,100 square feet of common open space instead of the required 45,300 square feet.

“Concessions are intended to allow relief from city standards that impose costs on a project, so the idea is to reduce cost to affordable housing,” Marshall said.

Councilmember Susan Wernick asked how the developer came up with 302 apartments. She asked how the area will compensate for parking, considering the waiver.

“This just seems like it’s too much,” she said. “Honestly, I’m not understanding 300 units in the building and it’s very not Novato.”

Alexis Gevorgian of AMG Associates said renting an offsite lot is an option. He said the number of apartments comes from a cost and expense calculation.

Gevorgian added that the project will most likely be redesigned, and could have more parking and less density. Under state laws, the developer can reduce density by 20% without needing another review process.

“Right now we have units on the ground floor,” Gevorgian said. “We’re going to remove that and put a concrete podium that will develop a lot of parking stalls. We’ll lose a lot of units, but it will improve.”

John Christopher of Novato said the building will affect his clean energy efforts by blocking light to his solar panels.

“That building is literally going to be 20 feet from my house, it’s going to wipe out my solar system that I paid $27,000 for,” Christopher said. “And then the parking, we’re almost beating a dead horse here, I just can’t imagine 300 units and having nobody driving. I mean, come on.”

Klaus Larson of Novato said he understands the City Council’s “hands are tied,” but he felt the five-story building would destroy the neighborhood. He called the project an embarrassment.

“It’s all comprised of 1950s-built houses that are one story tall,” said Larson, referring to the neighborhood. “This building that is five stories tall would overlook our neighborhood. It would destroy our neighborhood. It would destroy our way of life.”

Eklund said the city should look into passing more objective standards to limit the concessions developers can take.

“Our residents are correct, this project is going to destroy that area,” Eklund said. “I don’t like the process. I think the authors of this legislation should not be in office. I think they should be recalled.”