Frequently Asked Questions

The Project

The existing 22 rental homes at Mallard Pointe were constructed in 1951 and were the first lagoon-fronting duplexes built by the Belvedere Land Company. Originally built as summer residences, the majority of these homes have had limited upgrades over the past 70 years.  While located on the beautiful Belvedere Lagoon, the units are facing obsolescence due to differential settlement, deferred maintenance, antiquated floor plans, nonconformance with current building and fire codes, and more recently, rising sea levels.

Like all homes on the Lagoon, fixing these items triggers a City requirement that all living areas be raised above the flood zone. This mandate all but requires that we rebuild from scratch.

As the new owners of Mallard Pointe, we are committed to reimagining the property to improve its long-term sustainability over the next 70 years. Since early 2021, we have been meeting with neighbors, residents, and City officials to discuss the future of Mallard Pointe. As a result of those discussions, we have created a plan which we continue to modify based on input from these meetings.

The nearly three-acre property presents a rare opportunity to offer a variety of new housing choices that are designed to meet the needs of the local community. Currently, the prospects for new housing in Belvedere are essentially nonexistent. The revitalization of Mallard Pointe marks the first time mixed-income housing has been proposed in Belvedere and represents the first new market-rate rental housing in over a half-century.

We are proposing to create 40 new, modern sustainable residences (a net increase of 18 housing units) to accommodate different household sizes and demographics. The proposed program is based on conversations with both existing and prospective residents, property management, and housing experts. The revised plan includes five Lagoon-fronting duplexes (with 2 or 3 bedrooms), six Lagoon-fronting single-family homes (with 4 bedrooms), and 23 apartments (ranging from 1 to 3 bedrooms) along Community Road. One of the single-family homes includes a one-bedroom accessory dwelling unit (ADU) located above the home’s garage. The single-family homes and duplexes were design by Sutton Suzuki Architects and incorporate a variety of architectural styles, roof types and building heights. Mill Valley-based architect Francis Gough designed the apartment building that draws heavily on the style of renowned architect Albert Farr, who designed City Hall and other buildings and homes in Belvedere.

Yes. Of the 40 new units, 10 residences will be affordable, including four (4) deed-restricted apartment units, five (5) affordable-by-design one-bedroom apartments, and one (1) ADU.

Under the rules of the State Density Bonus Law, the application was recently modified, which resulted in two (2) less ADUs in the overall plan. However, we will have the ability in the future to regain these two units after the approval process, which we intend to do.

The project will be FEMA compliant, meaning that the first occupied floor must be above Base Flood Elevation plus one foot (i.e., 11 feet above sea level) as required by City code.

Mallard Pointe will include a range of energy- and water-saving measures and will be designed to be LEED Gold compliant. The project will incorporate rooftop solar panels, EV charging stations, solar hot water, increased insulation, thermal windows, and energy efficient appliances and mechanical systems.

The proposed project is designed to use water more efficiently both indoors and outdoors. Indoors, all units will include low-flow fixtures and water-saving appliances. Outdoors, the new project will have a high-efficiency irrigation system and drought-tolerant landscaping. It is important to note that Marin Municipal Water District (MMWD) is already providing water service to the existing property, and the new project is proposed to have fewer water meters than the existing property. MMWD has also issued a “will serve” letter to provide water service to the new project.

Initially, the plan was to keep the project entirely rental.  However, during our outreach, we encountered significant interest from local Belvedere residents in purchasing the single-family homes. It is likely these residences will be sold but the remaining duplexes and apartments will be maintained as rentals.

Changes have been made to the site plan to respond to comments made during the study session, including increasing the setback from Community Road.  Specifically, the apartment building now provides a 10-foot landscaped setback from the property line, or about 16’ on average from Community Road. The apartment building's configuration and elevation were also revised to create a “break” in the frontage on Community Road facing Community Park. The new design has more articulation and features a separation in the building’s facade. In addition, the designs for all of the Lagoon-fronting residences have been updated with reduced glazing, increased overhangs, and further developed four-sided architecture. In total, 5 units were removed from the initially proposed site plan by these changes in response to community comments.

We expect that it will take a minimum of 18- to 24-months to receive full entitlement and permit approvals before we can begin implementing our long-term vision. It is not necessary for the existing residents at Mallard Pointe to make any plans to relocate in the near term. While the planning process is proceeding, we are keeping residents informed and will continue to provide expert care of the grounds and buildings and endeavor to provide a high-quality experience for our residents.

While it is too early in the process to determine details about the construction process or exact timing, we have begun preliminary discussions with local property owners with the aim of identifying potential alternate housing locations for residents during the construction process. We are also in the process of gathering necessary information related to potential relocation benefits for our existing residents, which will include financial assistance to cover moving costs out of and back to Mallard Pointe and a priority reservation for residents who decide to return to the newly completed rental units. 

To the extent any of our residents qualify as affordable households per State mandates, they could receive additional financial support as well as the right to relocate back to the property in an affordable unit at a significantly discounted rental rate compared to their current rental rate at the property, which currently averages $6,000 per month.

Municipal Approval Process

The property is designated in the Belvedere General Plan 2030 as MD (Medium Density) MFR (Multi-Family Residential): 5-20 units per net acre. The property is zoned R-2.

No; approximately 56 housing units are allowed presently, which could increase to over 80 units by applying the State Density Bonus Law if certain affordability hurdles are met.  Our current proposal to develop 40 units (including 1 accessory dwelling unit) represents our vision to create a plan that thoughtfully integrates into the fabric of Belvedere. 

All of the Lagoon-fronting homes are within the current R-2 zoning maximum height limit of 29 feet in the FEMA AE flood zone. Further, these residences have been designed to reduce the second-floor massing and on average only 25% of the living space is in a second story. It should be noted that while the R-2 rear yard setback requirement is 10’ from the closer of the property line or bulkhead, the placement of these units largely adheres to a 15’ setback, similar to the single-family R-1L zoning. The 23-unit apartment building is located within the “inner circle,” which is the area bounded by Mallard Road and Community Road and approximately 100’ from the Lagoon. The apartment building is composed of two residential levels over a semi-subterranean garage. Designed by Mill Valley-based architect Francis Gough, the apartment building will be elevator serviced and feature amenities such as a fitness center, business lounge, ride-share waiting area, bike storage, and a rooftop deck.

No. However, we have proposed that four of the units be deed-restricted as below market rate. Additionally, we are incorporating much-needed one-bedroom apartments and a one-bedroom ADU that will be affordable-by-design. These housing units, along with the two additional ADUs that we intend to include after the approval process is completed, will add much-needed supply to Belvedere’s workforce housing stock. They also represent the first affordable units proposed in the City in over 30 years.

As it relates to recent state housing laws, we have sought to make the proposed design contextual with existing buildings in the community, particularly on the Belvedere Lagoon and along Community Road. Our efforts are intended to make these new buildings blend into and complement the neighborhood.

We have no intention to pursue an SB35 project, which enables projects to be built with the maximum density allowed (including under State Density Bonus Legislation) with a minimum of public review.

The application does utilize SB330 legislation, which is a helpful, procedural tool for applicants to avoid certain processing delays and remain on a defined review schedule. To the extent that the State Density Bonus Law is being used by the project, it is to allow for 5’ of height on the sloped roof forms on the apartment building which create architectural interest, as opposed to designing a flat roof structure.

In total, 40 residences are being proposed, approximately half of the maximum density allowed under state law.

Yes, the proposal would contribute 18 housing units toward the City’s RHNA requirement of 160 new housing units over the next eight years as part of the State-mandated housing element. 

We engaged a local traffic consultant, approved by City staff, to study the traffic impact of adding a net increase of up to 20 housing units in the community. The completed study was included in our January 26, 2022 application to the City.

In response to the February 2, 2021 City study session, we have increased the project’s distance from Community Road through a 10-foot landscaped setback from the property line, or about 16’ on average from Community Road. While the majority of the proposed apartment building faces the parking lot and police station behind City Hall, the apartment building was also revised to create a “break” in the frontage facing Community Park to provide more articulation and separation. As a result, the design ensures that the new apartment building is sensitive to all viewpoints from the park and contextual with the nearby two story homes.

In planning the project, we also have ensured that there is sufficient parking available to residents and guests to eliminate the risk of spillover parking onto Community Road. 

In addition, we have reached out to both the City and The Ranch to partner on specific programs and improvements to Community Park and the Community Center to support the excellent programs and resources the park provides to the broader community.

We are also proposing a number of traffic calming features on Community Road including crosswalks, either new or widened sidewalks, improved view corridors at intersections, and speed tables to improve pedestrian safety.  All these improvements are proposed to be constructed at the project’s expense. 

Construction

Community feedback received to date favors single-phase construction, which limits the duration of the construction time.

If approved, construction is anticipated to begin by 2025 and take 18 to 24 months to complete.

The Belvedere Lagoon

Access to the lagoon is regulated by the Belvedere Lagoon Property Owners Association (BLPOA).  Per BLPOA rules, a resident must own or live in a property that fronts the lagoon to enjoy access to the lagoon waters.

All the bulkheads will be reviewed by a qualified engineer and replaced as necessary.  It is anticipated that a sheet piling system will be implemented.