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TDRB
Public meeting to review 5-story+ multifamily housing project at 150 Shoreline, Mill Valley
203 Marin Ave
Mill Valley, California
7:00 PM PT
A proposal for a 32-unit, 5-story+, multifamily housing project is coming before the Tam Design Review Board on March 5th. As chair of the TDRB, I urge you to attend.
LOCATION AND PROJECT
The proposed multifamily housing project at150 Shoreline is located in the high risk flood zone next to the Holiday Inn Express and across the street from the Manzanita bus stop and parking lot.
The project is a 32-unit, 5-story+ building in the middle of the property with only 7 parking spaces. (Under state law, agencies cannot enforce parking regulations if all the project is 100% affordable and within a half mile of a "major transit stop.")
The parcel is not on the housing element opportunity site list, therefore its height and Floor Area Ratio (FAR) for its zoning make it subject to design review.
The project is considered "100% affordable" by state law, for lower income residents earning 60% and 80% of Area Median Income, which for a couple is $90,000 to $125,000, respectively.
It is important to note that the Manzanita bus stop and parking area is regularly closed to parking and transit due to tidal flooding.
Manzanita is nonetheless described as a “major transit stop.”
The building plans and renderings show the building at grade, with no podium to raise it above the Base Flood Elevation (BFE) for flooding conditions. The windows extend almost to the ground. Without a podium, the heights are described as 54.6’ and the stairwell portion at 70’. The Tam Plan height guideline for that zoning is 30’.
Per FEMA requirements and Marin County code, properties near coastal or bay shorelines that are subject to
current or future tidal influence must raise the building's first floor at least an additional 2 feet above the minimum requirement
(which is 1 foot above) to account for possible sea level rise over
the next 30 years -- for a total of at least 3 feet above the BFE.
This project comes with an ultimatum from the developer that ensures its eventual approval by the Board of Supervisors. If it is not approved, the developer will reattach them to be part of a massive 74 unit project in Marin City. However, that eventuality does not exclude the public from voicing concerns.
MEETING FORMAT
There will be a presentation by the developer’s representative, followed by a public comment period. The TDRB will discuss and make recommendations to pass on to the Planning Commission.
As most of the large developments coming to the county will be located on the HOD (Housing Element sites) they will be eligible for ministerial approval without any opportunity for community input. This public meeting could be the last of its kind.
The TDRB is advisory only, but this meeting will allow for ample community expression.
A BRIEF HISTORY AND OVERVIEW
This site was previously approved (against the recommendation of the TDRB and the Marin Planning Commission) for a 22-unit studio/extended stay project. It was described by the architect as a “tortured site.” The project was abandoned and the land eventually sold to the current developer.
Recently, the Board of Supervisors approved splitting off 32-low-income units from the 74-units approved (ministerially, under SB-35) at 825 Drake in Marin City. The moving of these units to 150 Shoreline is intended to lessen the impact of a 74-unit development on Marin City.
The 150 Shoreline project was filed under SB-330 (streamlining review), unlike the Marin City project, which was approved in 2020.
It is not understood why the developer chose to purchase this piece of property with its known hazards. But he has made it clear that if he can’t stack his 5 stories of his pre-prefab units at this location, he will be moving them back to 825 Drake.
The Marin City community doesn’t want any of these units — no one wants to see them there — so this would be an unfortunate outcome.
UNADDRESSED SITE ISSUES
The 150 Shoreline site is, on its face, completely unacceptable for dense low-income housing development even if the County is under an ultimatum and intent on approving it. And because of this, deserves our comments.
Looking ahead, the adjacent property at 160 Shoreline, is on the housing element site list designated for 72-units, and a project there would be eligible for ministerial approval. State Density bonuses, waivers, and concessions could increase its potential size and impacts dramatically.
The area would then have hundreds of new residents left to cope with all of the flooding and infrastructure issues we see today and with only a fraction of the parking needed in an area where there is no parking capacity off-site.
Concerns have already been expressed about dramatic tidal flooding, exacerbated by storms, but so far ignored. Floodwaters can get deep enough to submerge cars and regularly impede access. The entire area is subject to sea level rise and subsidence. The boardwalk from the site to Tam Junction also floods, regularly.
Other concerns include the lack of infrastructure and lack of traffic control, without which it will be very difficult to turn left out of the single driveway during rush hours. Cars might resort to turning right and using Tennessee Valley Rd or Tam Junction to turn around if they are headed to the freeway. Additionally, a gas station was operated there until 1994 which will require extensive mitigation before the project could be approved.
I hope to see you all at the meeting.
Amy Kalish is an activist fighting against overblown state housing mandates, following Marin-specific and statewide issues as they relate to housing policy. Her organization, Citizen Marin, alerts members to current issues and actions they can take. The citizenmarin.org site is a growing resource for all cities regarding issues related to state housing policy. To contact / sign up for updates, email: 1citizenmarin@gmail.com
Organization: Tam Valley Design Review Committee
Contact: Community Development Agency
Contact Phone: 415-473-6269
Website: https://www.marincounty.gov/departments/cda