Mv affordable housingoverlay

Affordable Housing
OVERLAY
Parcel-Level Gridlock Reversal Geospatial Model
Enabling People to live and Work in the Town
Mill Valley Affordable Housing Committee
MVAHC
Assisted by Boundary Solutions, Inc, Advocate Planners
Mill Valley, California

PREMISE
Mill Valley Real Estate Has Been TOO Successful
Since the 70's the very income inclusivity that gave Mill Valley its desirable
Small Town Character has been extinguished by the soaring real estate
values. While the population grew by only 6%, the number of people who
live and work in the town serving the local population [Town Workes] has
dropped from 2,400 in 1970 to way under 400 today. At the same time,
the traffic on East Blithedale Avenue grew almost 80%!
MVAHC DRAFT AFFORDABLE HOUSING OVERLAY ZONE PROPOSAL

Why? SOARING RENTS displaced over 2,000 people doing jobs that have
to be done in the town (Town Workers) but live far away where they can
afford the rent. This has increased commute trips, clogging the Richmond
Bridge, East Bay and 101 interchanges and East Blithedale. At the same
time soaring rents have pushed out basic retail, exploding service trips.
You cannot even buy a screw driver in Mill Valley, causing near everyone to
head for the freeway for everything.
PREMISE
What we have here is not a Traffic Gridlock/Carbon Problem
What we have here is a lack of Affordable Housing Problem

PREMISE
Some would argue that what made Mill Valley so amazing, even legendary,
often seem like a college town without college, is what these 2000 people
did on their off hours. You cannot expect a portion of the population to be
invigoratingly creative fun, artists, writers, painters, actors and entertainers
if they can no longer live here.

- Ignoring the plight of the Town Workers faced with ever longer commutes
can simply be dismissed as their problem.
- Ignoring the plight of everyone forced to spend ever more time in traffic
can simply be dismissed as a nuisance tax everyone gets used to.
- Ignoring Transportation Carbon is 30% of the cause of Climate Change (half
of which caused by gridlock), however poses, a problem NO ONE WILL BE
ABLE TO GET USED TO - -
Climate Change IRREVERSIBILITY
PREMISE

PREMISE
After Hurricane Harvey, Irma, Marie and Sonoma …
We are no longer anticipating Climate Change. It has arrived. We were
told it would make conditions so unbearable, causing havoc to whole
regions with deadly destruction so extreme it would displace populations
seeking higher ground where they will not be subject to violent death.
A growing question - Are those commitment to exclusive living ready to
increasingly risk their lives for it?

Average House Rent 2016: $6,150
(Among 99 Trulia Listings)
Average Apartment Rent 2016: $3,050
(Among 22 RentBit Listings)
Town Workers Completely
Priced out of the Market
OVERLAYReversing Gridlock by Enabling Town Workers to live where they Work
Median Rental Rates in Mill Valley

As each new Resident has
More Money
More cars and
More Service Visits
Trip generation grows along with gridlock
OVERLAYReversing Gridlock by Enabling Town Workers to live where they Work
Median Residential Price Mill Valley

ACTUALITY
Direct Correlation Between
Town Workers/Retail Displacement and Gridlock
SOURCE: Mill Valley General Plan 1989; MV Public Works

"We can't solve problems by using
the same kind of thinking we used
when we created them“
[Albert Einstein]

“Truth Long Assaulted
From Every Angle
Is Yet to Be Disproven”
[Local]

ACTUALITY
Metaphysic 101
Everyone Has the Universally Same Impression of
SHAPE AND SIZE
DISTANCE

ACTUALITY
Metaphysic 101
This does not Apply to …
Taste
Smell
Texture
Color
More a Matter of Personal Opinion

ACTUALITY
Metaphysic 101
½ Mile Is Perceived the
Same by EVERYONE

NOT BASED ON
Politics
Economics
Sociology
Not Even Market
All Fraught with Highly Variable Opinion
OVERLAY

IS BASED ON ONLY
DISTANCE
An Irrefutable Impression
Perceived the same way by EVERYONE
OVERLAY

Adding Town Worker Housing
NOT JUST ANYWHERE
Just the right places where it will melt traffic most
WHERE IS THAT?
Parcels that are both Highly Walkable and Transit Intensive
PREMISE
Eliminating Gridlock by Enabling Town Workers to Live where they Work

How do you determine which ones are best?
Use the Maps in the 2040 MV Housing Element
How do I use them?
Follow Instructions in Program 34 of the Housing Element
to perform the following process
PREMISE
Eliminating Gridlock by Enabling Town Workers to Live where they Work

CANDIDATE DEVELOPMENT PARCELS
Identify all Parcels Zoned/Politically Feasible for Multi-Family Development
CANDIDATE DEVELOPMENT PARCELS
CaminoAlto

SOURCE: MILL VALLEY Housing Element 2015-2040 Volume II Appendices Adopted May 4, 2015 B. Housing Constraints Analysis Page B-43
Buffered Destinations

Source: Mill Valley 2040 General Plan
Relative WALK Score is total
Destinations <1/2 Mile
With each Parcel assigned one
of five categories from
NOT WALKABLE to
HIGHLY WALKABLE

HIGH WALK POTENTIAL
All Parcel in the TOP 2 Walk Categories are Isolated as HIGH WALK Parcels
CaminoAlto

INTERSECTION
All Candidate Parcels and All HIGH WALK Parcels

Source: Mill Valley 2040 General Plan; University of Minnesota Accessibility Observatory, Transit Access Across America
Relative Transit Intensity is a
Combination of proximity to
bus stops and the number of
destinations the bus can
reach in <1/2 Mile with each
Parcel assigned one of seven
TRANSIT INTENSITY
CATEGORIES
Relative TRANSIT Intensity

HIGH TRANSIT POTENTIAL
All Parcel in TOP 4 TRANSIT Categories are Isolated as HIGH TRANSIT Parcels
CaminoAlto

INTERSECTION
Candidate Development Parcel are intersected with High TRANSIT Parcels ...
CaminoAlto

HIGH WALK OVERLAY
HIGH TRANSIT OVERLAY
HIGH WALK & TRANSIT OVERLAY
Gridlock OVERLAY ZONE
All CANDIDATE Parcels that are also HIGH WALK and HIGH TRANSIT Parcels
Max. Transit/Pedestrian
Oriented Dev.
CaminoAlto

AFFORDABLE HOUSING OVERLAY ZONES
HIGH WALK / TRANSIT – Trip Reduction Area
LITTLE TRIP GENERATION CHANGE
AFFORDABLE HOUSING OVERLAY ZONE
*Relative WALK +Relative TRANSIT Rating >5
Daily Trip Generation:
~11/Household
(May Go Down Due To
Increased Local Retail
Daily Trip Generation:
~7/Household
Max. Transit/Pedestrian Oriented Dev.
- Add 400 Town Worker units ONLY here
- Variance/Density Bonus
- Assisted Housing
- Rent Control Residential/Retail
CaminoAlto

PREMISE
Increase the Number of People Who
Live and Work in the Town
And End Grid Lock Permanently
SOURCE: Mill Valley General Plan 1989; MV Public Works

Affordable Housing Overlay Zone Addendum
to Mill Valley Housing Ordinance
The Mill Valley Affordable Housing Ordnance findings, information, recommendations and policy not mentioned in
this Addendum apply and are superseded, as needed by the contents of this Addendum
ABSTRACT. The Affordable Housing OVERLAY Zone Addendum does not alter any policy in the Mill Valley Zoning or
Affordable Housing Ordinance. OVERLAY only adds protocols for 100% Under Market Development. The white
parcels in the map below are composed ONLY of those that share ALL of the following 3 characteristics: 1) HIGHEST
WALK Potential, 2) HIGHEST TRANIT Intensity and 3) highly developable. To maximize traffic reduction per added
affordable housing unit, ONLY 100% Under Market Affordable Housing / Mixed Use Development should happen
there and only there …

The Affordable Housing OVERLAY Zone Addendum
does not alter any policy in the Mill Valley Zoning or
Affordable Housing Ordinance. OVERLAY only adds
incentives for 100% Under Market Development to be
located ONLY where these three conditions come together.
1) HIGHEST WALK Potential
2) HIGHEST TRANIT Intensity
3) HIGHLY DEVELOPABLE

For example, someone wants to develop one or more
OVERLAY parcels. IF the proposed use is for a …
- Gas station, offices or even At-Market housing, the
proposal is discouraged by staff and community
- 100% Under Market Affordable Housing/mixed use,
the proposal is encouraged and expedited by staff
and community

OVERLAY does not change the status of any parcel in any
way other than add incentives to reduce gridlock by
building Affordable Housing / Mixed Use basic retail on
OVERLAY designated parcels and nowhere else. All other
development compliant uses under the zoning may be
allowed barring lack of community interest in opposing it.

HOW TO IMPLEMENT OVERLAY
OVERLAY
WHAT OVERLAY DOES

Mv affordable housingoverlay

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