MEHC supports Richard Terrace

MEHC supports the mixed-use project proposed at 575 E. Blithedale Avenue. 

We concur with the analysis in the staff report that finds the appeal has no merit. MEHC supports the recommendation that the City Council uphold the Planning Commission’s conditional approval of the project and the determination that the project is exempt from CEQA. The staff report clearly proves that project is consistent with the City’s General Plan and zoning ordinance, is exempt from CEQA, qualifies for a Class 32 CEQA exemption, and that the Initial Study adequately evaluates cumulative impacts.

Apart from the lack of merit in this appeal, the Richardson Terrace project should be approved for what it offers – multifamily housing in a highly walkable location. Infill multi-family housing is both more affordable and better environmentally that detached housing. 

The Richardson Terrace project proposes to sell six affordable units to the Mill Valley school district which, in turn, will be rented to education staff at below-market rates. This is a rare opportunity to address the needs of some of our most essential workers. Due to the high cost of housing, Marin school districts find it difficult to recruit and retain employees, especially teachers. A recent study by Marin Promise Partnership, a local nonprofit that advocates for education opportunity, finds that beginning public high school teachers in the nearby San Rafael district earn $59,946/year and need to use 47% of their income to rent a market rate studio apartment in Marin. Elementary school teachers with five years’ experience earn $66,655/year and have to put out 52% of their gross salaries for a one-bedroom apartment. Affordable housing for teachers is desparately needed, and we should not turn away this opportunity. 

Further, the project will offer six 800 sq foot units for seniors. The Marin population is rapidly aging, and there are very few housing options for seniors. Attached housing in a walkable location is more practical and desirable for most seniors than renting an ADU that is isolated in the hills. 

There are some in the community that would argue that we should demand more affordably deeded units to approve this project. We believe that such an approach would be short sighted. Mill Valley has very little multi-family housing. Multi-family housing is less expensive than detached housing of similar size and features. Even the largest market rate units in this development will be more affordable than the median home in Mill Valley. This project, as is, improves the affordability of the Mill Valley housing market. As the staff points out, this project already meets the Mill Valley inclusionary requirements.

We strongly urge that you uphold the Planning Commission’s conditional approval of the project and the CEQA determination. The Richardson Terrace project addresses some of Mill Valley’s most urgent housing needs. Granting an appeal would delay the addition of housing to our community, furthering our housing crisis. 

Finally, we commend your staff for the excellent staff report that addresses complex policy and legal questions with thorough and accessible analysis.