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Peter Hensel

Why Corte Madera's Council Election Matters - To All Marin

What happens in Corte Madera’s land use planning does not necessarily stay in Corte Madera.

Driving down Highway 101 in Central Marin, what Marinite can ignore the visual assault of four-story Tam Ridge Residences (aka "WinCup"), the 180-unit stack and pack apartment building that seems to have escaped the “round files” of planners in South San Francisco or Daly City.

And, the unsettling sight often has us wondering: How could Corte Madera approve what is now often referred to, commonly, as our local “Winstrosity”?

Other questions, also, follow on---escaping from back of mind and spoiling the day’s commute.

Such as:

If Corte Madera could sanction this type of bad urban planning at its north highway entrance, what’s next? Can we expect more of the same in coming years? Is this urban style blight destined to creep outward, afflicting other small towns and setting a new low bar in design standards in our beloved green and semi-rural county?

Short answer to the first question---how could this happen?---is that Tam Ridge Residences had planning help, from local government insiders---one of whom is running again for a Council seat in 2018.

And the answer to the other questions---is simpler than one might expect.

If you live in Corte Madera, exercise your democratic prerogative in positive way and elect a Council pledged to protect small town ambiance and way of life. Do not vote for the candidate whose advocacy was a facilitator of the 2011 planning debacle that saw Corte Madera’s zoning changed, its General Plan overlaid and a special “Affordable Housing Gateway Zoning District” created on the old WinCup property site---with only 10 percent subsidized “affordable” units required on the part of the developer.

What You Can Do: If you’re not from Corte Madera, you can talk to your friends who are. And make sure they’re politically informed before they cast their votes. The poor building design we see realized at Tam Ridge is not just Corte Madera's problem. It affects all of Marin.

Personally, I have lived in Corte Madera for decades and have closely followed her politics over the course of 46 years.

Having interviewed the following three candidates and gotten to know most personally, I can vouch for the fact that they are pledged to protect what we cherish most about Corte Madera: small town ambiance with world class shopping centers in close proximity to wild marshlands and soaring mountain trails.

Vote To Elect:

--- BOB RAVASIO. A local realtor, 26-year Corte Madera resident and family man, Bob helped bring us our beloved Café Verde community gathering spot and was the only Councilman who questioned the size of the “Tam Ridge Residences” project after ABAG’s humongous 2007 over-allocation of 244 RHNA units put the Town between a rock and a hard place.

--- ELI BECKMAN. A native of Corte Madera and the youngest of the candidates at just 25 years old, Beckman has impressed us. He is an architect and clearly understands the human scale in planning---building with people in mind. He is a member of the Flood Control Board. Highly intelligent and thoughtful, he easily comprehends complex issues and will stand up for the Town.

--- VALERIA SASSER. Sasser’s focus is on maintaining all that is good about Marin a while striving for common unity. She has been in Corte Madera eight years and is thrilled to live in town. Originally from Brazil, she recognizes what happens when political systems break down and unfettered development is allowed. She has a Master’s degree from SF State and works in SF, as an aide within the CA judicial system and closely allied with the Brazilian Consulate. Key endorsers include: Sierra Club, Marin Women’s Political Action Committee, Marin County Young Democrats and Supervisor Dennis Rodoni.

Concerning the fourth candidate in the race, David Kunhardt, I advise: do the research on his long history of high-density advocacy. His close involvement in the WinCup planning process, as a member of the Citizens Advisory Committee on the Housing Element, is detailed in official archived notes from Corte Madera Planning Commission and Council meetings. They can be found on the Internet by going to grassrootscortemadera.org and clicking on the WinCup link at the top of page.

Here is but one selection from that trove of information.

http://www.grassrootscortemadera.org/Grassroots_Co...

David Kunhardt of 141 Hill Path said he was on the advisory committee that addressed the potential sites. They considered many different properties. He said many workers in Town are commuting into town. Marin County has the lowest unemployment in the State. Most workers can’t afford to buy or rent a house in this community. That is the reason for these numbers from ABAG. The motive comes from what would improve the Town for the people who live here, not a “them”. Requiring that one in 10 of new units is designated for affordability is extremely modest in relation to the need. Ten % of units is a threshold of inclusionary housing, and is perfectly usable. The concept is tried and true, and originated 40 years ago. He mentioned the work of the Marin Workforce Housing trust and Linda Hart as a source of funding.

He asked what better use was possible for a under-used industrial property adjacent the freeway. He said he appreciated the opportunity to enhance the value of the community by a brand new high quality housing property that also functions as a sound barrier. He said 10% mixed use is not only very modest, but also balanced. Staff has done a remarkable job on this Housing Element, which will result in a more balanced community.

But with only four “very low income” units of the 18 at Tam Ridge qualifying as “affordable” under state mandated Regional Housing Needs Analysis (RHNA), one can reasonably wonder if Kunhardt’s promise of “a more balanced community has been achieved. Or even if massive Tam Ridge---with its preponderance of 162 market rate units---does very much at all toward solving Marin’s housing shortage, especially for the economically disadvantaged.

Isn’t Tam Ridge a lot of building—which many regard as ugly and “not all Marin”---for the price of a small fraction of “affordable” units, just 10 per cent, under RHNA?

If Corte Madera had stuck to its General Plan, which required 25 per cent affordable units for multi-family development in the WinCup zoning district, the Tam Ridge project could have been less than half its current size. And still given Corte Madera the RHNA numbers it needed to appease the state. It would have had a far different design and might even have looked attractive.

Then there are Mr. Kunhardt’s statements to ponder at the League of Women Voters Council Candidates Debate in 2013. These are archived on youtube.

At 15:25, Kunhardt opines:

“I’m not proposing that Corte Madera should change its zoning density. The range of 30 to 40 units per acre is just fine…”

But wasn’t that 30-40 units per acre precisely the special high density zoning district created to facilitate Tam Ridge Residences (AKA “WinCup”)? And Tam Ridge was a departure from Corte Madera’s limit of 20 units per acre, as expressed in its General Plan. So what exactly was Kunhardt talking about?

But perhaps David Kunhardt’s most telling commentary on his high-density predilections came on December 9, 2014, at the Board of Supervisors hearing on the Marin Housing Element.

https://www.marincounty.org/depts/bs/meeting-archi...

Go to “Search Or Watch A Meeting, select 12/9/14, arrow forward to:

3:39

In that video clip, Kunhardt reveals that eleven years prior he had been president of the National Affordable Housing Trust, a tool and funding resource for investors.

He says:

“At that time we had many debates about what the minimum(economically) feasible size for a viable affordable community. And the answer provided by professionals from a lot of different organizations was 50 to 75 units per acre for larger (multi family) units projects and 100 to 150 units per acre for senior housing...”

Not yet sure how to vote or how to advise your friends to vote in this pivotal Corte Madera Council election, which sees three open seats and two long term women members retiring?

Think to the future for a green, healthy and thriving Marin. Advise all friends of Corte Madera to vote :

BECKMAN- RAVASIO- SASSER

Tags

Design Standards; Housing Density; WinCup; Tam Ridge Residences