WEDNESDAY, MARCH 5th, 7:00 pm
Tam Valley Community Center,
203 Marin Ave, Mill Valley, adjacent to Tennessee Valley Road
Note: the location was changed from the smaller HVCC to accommodate public interest. Postcards sent from the county may have the wrong address.
LOCATION AND PROJECT
150 Shoreline is in the flood zone at the Holiday Inn Express, and across the street from the Manzanita bus stop and parking lot, which is regularly closed to parking and transit by tidal flooding. Manzanita is, nonetheless, described as a “major transit stop.”
The project is a 32 unit, 5 story building in the middle of the property, with 7 parking spaces. The address is not on the housing element, and its height and FAR ratio for its zoning make it subject to design review.
The project is considered 100% affordable, for lower income residents earning 60% and 80% of AMI, which for a couple is $90,000 to $125,000, respectively.
The plans show the building at grade, with no podium to raise it for flooding conditions as required by FEMA. 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’.
The project comes with an ultimatum that ensures its eventual approval by the Board of Supervisors: if it not approved, the developer will reattach them to be part of a massive 74 unit project in Marin City. 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 PC) for a 22 unit studio/extended stay project. 150 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 these 32 low income units from the 74 units approved (ministerially, under SB 35) at 825 Drake in Marin City. The moving of these units is intended to lessen the impact of a 74 unit development on Marin City.
The 150 Shoreline project was filed under SB 330, unlike the Marin City project which was approved ministerially in 2020.
It is not understood why the developer chose to purchase this piece of property with its known faults. But he has made it clear that if he can’t stack his 5 stories of pre-made 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.
Still, 150 Shoreline 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 this deserves our comments.
Looking ahead, the adjacent property, 160 Shoreline, is on the housing element for 72 units, and a project there would be eligible for ministerial approval. Density bonuses could increase that potential dramatically. The area would then have hundreds of residents left to cope with all of the flooding and infrastructure issues we see today, with a fraction of the parking needed.
Site concerns have been expressed about regular and dramatic tidal flooding, exacerbated by storms. The water can get deep enough to submerge cars and impede access. The boardwalk from the site to Tam Junction also floods. The area is subject to sea level rise and subsidence. Other concerns relate to the lack of infrastructure; without traffic control it is difficult to turn left out of the single driveway. Cars might resort to turning right and using Tennessee Valley Rd or the Junction to turn around if they are headed to the freeway. Additionally, a gas station was operated there until 1994. Even if an environmental impact report identified impacts that could not be mitigated, the project could still be approved.
Parking minimums are waived because the project contains low income units and is within .5 miles of an “existing major transit stop.” Traffic impact studies were not considered relevant for the same reasons. (Documents at bottom, some text pulled out).
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