Note: This is the fourth transmittal for the subject property. A revised project description has been submitted to clarify the intended use of the proposed 406 square foot concession structure on the public pier (see attached Operational Characteristics – Marshall Tavern). As noted in the description:
- The concession would provide take-out hot and cold food and drink items, including beer and wine;
- Retail sales of souvenir and convenience items for visitors (such as clothing and bicycle repair kits) would also be sold.
- The concession would operate between the hours of 9:00 a.m. and 6:00 p.m., Wednesday through Sunday.
Use Permit approval is required for take-out food and/or beer and wine sales in the C-VCR zoning district.
The applicant is requesting Use Permit, Design Review, and Tidelands Permit approval to remodel the historic Marshall Tavern building into an approximately 5,880 square foot, seven bedroom residence that is proposed to be used as a five room bed and breakfast plus two bedrooms for the proprietor/manager. A total of eight parking spaces (including one van-accessible space) would be provided in the gravel parking lot immediately south of the Tavern building. The Marshall Tavern was constructed in the late 1800’s and has been vacant for years. Proposed improvements to the structure include: 1) repair and reinforcement of the existing structure; 2) installation of additional windows on the west (bay) side of the structure; 3) interior remodeling; 4) construction of exterior decks on the lower and upper floors of the west (bay) side of the structure; 5) installation of roof-mounted solar panels on the south and west facing portions of the roof; and 6) construction of an approximately 4,000 square foot public access pier and concession structure (with an accessible public restroom) and a small scale boat launch on the site of the former Marshall Hotel, immediately north of the Tavern building. As noted above, the applicant proposes to elevate the Marshall Tavern building, public pier and concession structure 3 feet above existing elevations to comply with FEMA requirements. The property is within the service area of the Marshall Community Wastewater System and water service is proposed to be provided through a shared private water system.
A Use Permit is required to allow a five-bedroom bed and breakfast use and take-out food and beer and wine sales in the governing C-VCR zoning district. In addition, Design Review is required for the various exterior improvements and a Tidelands Permit is required because work is proposed within 100 feet of the mean high tide line. A Coastal Permit for the project will be processed separately by the Coastal Commission due to the property’s location within the Commission’s permitting jurisdiction.
Renovation of the Marshall Tavern building for use as a bed and breakfast was previously approved by the County of Marin and the Coastal Commission in 2010 and 2012, respectively. However, the County’s permits subsequently expired. The plans submitted by the current property owner are consistent with previous approvals. In particular, the project includes construction of a public recreational pier and small boat launch previously required by the Coastal Commission to facilitate public recreational access to Tomales Bay.
Zoning: C-VCR (Coastal, Village Commercial-Residential)
Countywide Plan Designation: C-RS (Coastal, Residential/Commercial)
Community Plan (if applicable): East Shore Community
Dowd Operational Characteristics