Good morning! It’s our first hump day newsletter so don’t let those bastards get you down! (See Sweetwater announcement below for context.)
☀️ Today's weather: Sunny with a high near 72. Morning clouds clear by midday. West winds 5–8 mph in the afternoon, calm overnight. Low around 50. A warming trend builds through the week. Cooler this weekend with a chance of drizzle Sunday into Monday. (Source: National Weather Service)
Today's newsletter: The city’s affordable housing trust fund explained and where the town stands compared to others in the region. Also the Softball Hawks are quickly becoming our favorite team to follow. This newsletter is 1,131 words, a 5-min read.
- Written and edited by Franz Strasser-Galvis
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Mill Valley takes first step toward major affordable housing loan
The City Council voted on April 20 to establish a subcommittee to recommend how to allocate a significant portion of the city's Affordable Housing Trust Fund to Bayfront Terrace, a 45-unit affordable apartment complex planned for 3 Hamilton Drive across Hauke Park. The money would go to project developer EAH Housing as a loan.
Why it matters: The trust fund holds approximately $2 million, generated by a fee on residential renovation permits. According to the report, staff wants to use a “significant portion” as a local funding match to improve Bayfront Terrace's competitiveness for state housing grants.
The fund has previously supported smaller programs including home-sharing, below market rate homeownership and a pilot to convert short-term rentals to long-term workforce housing. The subcommittee led by council members Carmel and Burke will develop recommendations on how to allocate the fund for the next two fiscal years.
The stakes are concrete. In 2025, Bayfront Terrace received a perfect score on its application to the state's main affordable housing funding program and still did not receive funding, losing to other projects by fractions of a point, according to city staff. A local match, they argue, can improve the project's competitiveness in future funding rounds.
The Bayfront Terrace project shown in a rendering with Hauke Park in the foreground. (EAH Housing)
How we got here: The deadline pressure is real. At the April 20 meeting, Vice Mayor Caroline Joachim asked what happens to the city's state-mandated housing targets if Bayfront Terrace is delayed. The city’s principal planner Danielle Staude said it directly: if a building permit isn't issued by 2027, the city will fall short of its low- and very-low-income housing targets at the midpoint assessment.
Since the current planning cycle began in June 2022, Mill Valley has permitted 82 total units against an 865-unit target through 2031. Nearly all of those 82 units are accessory dwelling units: backyard cottages and garage conversions added to existing properties across the city. Bayfront Terrace, at 45 units, would represent more than half that total in a single project.
How it compares: According to a March report in the Marin IJ, Larkspur permitted 10 new residences in 2025, bringing its total to 96 units permitted against a target of 979. The Ark reported in February that the town of Tiburon has permitted 8.5% of its 639-unit target, with its community development director warning the Town Council to brace for a state review.
What it means for homeowners: The same meeting included the annual adjustment to the fee that replenishes the city’s trust fund. Any homeowner pulling permits for a renovation project valued above $151,000 after May 1 owes the city 1% of their total project cost. The rate remained unchanged, and the previous threshold was $145,000. The fee adjusts each year using the California Construction Cost Index, which rose 3.9% in 2025. That fee generates approximately $600,000 a year for the fund.
What's next: The subcommittee will develop a recommendation on the loan amount and return to Council. No public timeline has been set. EAH Housing did not respond to a request for comment in time for publication.
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Around town
🎻 Mill Valley Philharmonic opens May series Friday — The orchestra performs Circles of Belonging at Mt Tam United Methodist Church, 410 Sycamore Ave. Friday's performance (May 1, 7:30 p.m.) is free with donations welcome. Soloist Kate Vo joins for the Barber Violin Concerto. A ticketed Sunday matinee follows May 3 at 3 p.m. ($25). Registration and tickets at millvalleyphilharmonic.org/events.
🎸 Margo Price coming to Sweetwater July 17 — The country outlaw and Don't Let the Bastards Get You Down singer brings her Wild at Heart Tour to Mill Valley, with Jeremy Ivey. Tickets go on sale today at sweetwatermusichall.org.
