Coast Guard Neighborhood Renewal FAQs

 

THE BASICS- What, When and Who

How many homes will be in this neighborhood?

There will be 51 rental homes in this neighborhood. By renovating the existing 36 townhomes and former dormitory building, there will be a range of home sizes.

  • 1-bedroom apartments = 15 (All ADA adaptable)
  • 2-bedroom townhomes = 5 (1 ADA)
  • 3-bedroom townhomes = 24 (2 ADA)
  • 4-bedroom townhomes = 7

On-site resident amenities will include a community gathering room, a library/computer room, property management and resident services offices. Outdoor spaces will be upgraded with a new playground, a sport court and a gardening plot/orchard. Some pathways between buildings and the resident services will also be improved for ADA access.

All project plans and reports are available on the Marin County Planning website

When will the homes in the Coast Guard neighborhood be available?

New residents will most likely move in starting in 2027.

This project is complicated and will take time. The existing homes need renovation to conform to building code and to become more energy efficient. A septic system must also be installed on site before anyone can move in. The project will be funded through Low Income Housing Tax Credits and that is a lengthy process which typically takes over 5 years.

Who will be able to live there?

The townhomes will be rented to households between 2 to 8 people. The apartments will be rented to 1 to 2 people. All 51 homes at the Coast Guard site will be affordable to low-income households.

Future Residents

What is the application & selection process?

The application process will probably start in 2025 while the property is undergoing renovation. CLAM and Eden will hold workshops to ensure that everyone in our community knows about the application process.

Residents for the housing will be selected through a lottery from a pool of eligible applicants. Those who are selected will go through an intake process, checking documents and qualifications. Those who are not selected in the lottery will be placed on a waitlist for a home in the future.

Who is eligible?

All 51 homes at the Coast Guard site will be affordable to low-income households. The chart below shows roughly the 2022 household incomes that would qualify by household size.

2002 Income Limits (CDBG) for Marin County

Household size Extremely Low 30% Low 50% 60% Limit
1 $39,150 $65,250 $78,300
2 $44,750 $74,600 $89,520
3 $50,350 $83,900 $100,680
4 $55,900 $93,200 $111,840
5 $60,400 $100,700 $120,840
6 $64,850 $108,150 $129,780
7 $69,350 $115,600 $138,720
8 $73,800 $123,050 $147,660

Income and assets must be verifiable to qualify as a tenant. An annual income certification will be required to remain in the home. Families should have good credit and not owe a landlord money. Also, applicants should not have any debt collections or past legal issues. Families with mixed documentation status are welcome. Some units will have Section 8 project based vouchers. The Section 8 qualifications requirements will be used for those units.

Will those on CLAM’s waitlist be able to automatically be on the list for this neighborhood?

No. People interested in housing at the Coast Guard will need to submit an application specific to this property. Note: CLAM is no longer using a waitlist to fill vacancies. Applications are accepted for each vacancy, and people on CLAM's former wait list are notified, in addition to CLAM's Fair Housing Marketing Plan. 

Will there be units available for local workers?

Yes, there will be some units set aside for farm and agricultural workers, some for seniors, and some for people with housing vouchers. There will be locals living in this neighborhood and likely also people who are new to West Marin. This neighborhood may also help to increase the diversity of our community.

How many homes will there be for agricultural workers?

At this time, we plan to prioritize agricultural workers for some of the housing. The exact number will be decided later, when we get closer to construction.

Will there be housing suitable for disabled people or seniors?

Yes, about a third of the units will be fully accessible (ADA compliant). The apartment building is designed for seniors. 

Will people who are not citizens be eligible? What kinds of documentation will be required?

Citizenship will not be required for most units. We anticipate having some Project Based Voucher (PBV) units. These PBV units will require at least one US citizen or individual with eligible immigration status in the household. If applicable, documentation will be a birth certificate and social security card, or acceptable documents issued by USCIS (US Citizenship and Immigration Services) to be later defined in the Tenant Selection Plan.

How will new residents be selected?

Residents for the new housing will be selected on a lottery basis from a pool of qualified applicants.

The Environment

How will the wastewater work?

A new green and sustainable wastewater system will be installed. It will accommodate up to 10,000 gallons of waste per day and serve the entire project. The system will produce recycled water for landscape irrigation (rather than NMWD water), and also have a back-up dispersal system. The new sustainable green wastewater system is called an MABR (Membrane aerated biofilm reactor).

We are in a multi-year drought. Is there enough water for these homes?

Minimizing water use is one of CLAM's key sustainability goals for the project. Using water-saving measures, we project that this neighborhood will use about 8,000 gallons a day, less than half of North Marin Water District's allotted capacity of 20,000 gallons per day for the site. We will implement low- and ultra-low-flow plumbing fixtures and efficient appliances throughout the project, and recycled water from the wastewater system will irrigate much of the landscaping. For more on sustainability measures, see the "Environment" section of the FAQ.

Will the project be green?

Yes. The project has sustainability goals.

  1. Reduce or eliminate carbon emissions. Strategies: upgrade building envelopes, replace windows, reduce energy loads, electrify building systems, provide electric vehicle charging, generate renewable energy through solar photovoltaics
  2. Minimize impacts of building materials. Strategies: reuse buildings, utilize low-carbon materials, source local materials
  3. Minimize water use. Strategies: provide low- and ultra-low-flow plumbing fixtures, efficient appliances, remove swimming pool, utilize treated wastewater for irrigation
  4. Improve habitat and enhance water quality. Strategies: remove non-native trees, revegetate with native species, treat run-off, develop bioswales and retention basins, improve drainage structures, replace hardscape with permeable surfaces, maintain setbacks from sensitive areas and riparian zone
  5. Enhance community resilience. Strategies: create defensible space for wildfire, provide resiliency center for power outages and emergencies

How is the trafic impact to the town being considered?

A traffic study has shown that reuse of the Coast Guard home and amenities will not create a lot of new traffic to the town. There is sufficient parking on the property to accommodate residents and visitors. Bike and pedestrian connections will be maintained or improved if needed.

The Property

Will people that don’t live there get to use the property?

Yes. We are looking to provide public access to some of the natural features on the site.

How big is the site:

This adaptive reuse project includes 33 total acres, which will be roughly used as follows:

  • Housing Partnership - 7.8 acres (includes housing, management offices, parking and roadway, and wastewater
  • Community parcel/Education center - 1.34 acres (existing buildings, patios, and parking)
  • Open natural land - 22 acres

Management and Funding

How are CLAM and Eden working together?

CLAM led the effort to acquire this property from the US Coast Guard and then the County of Marin, and CLAM plans to own the entire property and steward it for the community's benefit. CLAM brought on Eden Housing as a partner to redevelop the affordable housing portion of the site. In order to do this, CLAM vetted a number of affordable housing organizations and Eden was 'heads and shoulders' above the rest. Specifically, Eden is a national leader in doing sustainable/green rehab of buildings, has successful projects in Marin County and is familiar with Marin's permitting environment, and is a statewide leader in creating high quality affordable homes.

CLAM and Eden will be partners in the rental housing. Eden will be the residential property manager, leading the lease-up process, providing ongoing property management and property maintenance. Eden will take leadership in the overall financing of the project, and have vast experience attracting and managing the funding needed to rehab the housing and infrastructure. Eden will also provide construction leadership.

CLAM plans to own the land, and steward the land for the benefit of the community. CLAM will also facilitate the community-facing part of the neighborhood, including any community uses on the property. CLAM will raise funds for this part of the property through a capital campaign and community donors.

It was extremely important to CLAM to have a partnership in which CLAM could learn new skills, knowledge and resources that would benefit our work in West Marin. In Eden, we've found that partner and are on track to repurpose this neighborhood and leverage the learning involved for CLAM's work.

How will the project be paid for?

Housing funding will come from federal Low Income Housing Tax Credits, bonds, State funds, philanthropic funders, the County of Marin funds, Project-Based Section 8, and other sources. Funds for anything that will serve the community in addition to residents - whether in buildings or other features on the site, will come from community fundraising efforts, as well as foundations.

Doesn’t CLAM already own the Coast Guard neighborhood?

Not yet. CLAM intends to own the entire property and is in discussion with Marin County. Land transfer would likely take place after the project has received planning approvals, and before construction begins.

What is the history of this property?

The Coast Miwok people were the early inhabitants of the lands around Point Reyes. European settlement occurred in the area after 1580. The area was part of the Rancho Nicasio land grant in the mid 1800s.

From the 1970s until the early 2000s, the families and officers living in the 36 homes and barracks building on the Coast Guard property were part of the Point Reyes community, with children attending local schools and residents using local businesses.

In 2014, the U.S. Coast Guard designated the Point Reyes Station facility as surplus with the intention of selling it on the open market. After strong community advocacy, in 2016, the U.S. Congress passed legislation that required the Coast Guard to sell the property to the County to be used as permanently affordable homes.