Belvedere grants extensions to Mallard Pointe developers

The Belvedere Planning Commission has approved extensions and design changes for the Mallard Pointe development, but denied a request to remove an occupancy permit requirement conditioned on four low-income dwellings.

The 40-residence plan, one of the city’s largest developments in decades, was first submitted in 2023. It has faced repeated obstacles and community opposition.

In December 2024, the developers, Thompson Dorfman Partners of Mill Valley, submitted an application for building and demolition permits, but received two incompleteness letters from the city. The company is expected to submit a third application soon.

Ahead of the resubmission, developers asked the Planning Commission for three amendments to resolutions. The commission held a hearing at its meeting on Monday.

The plan has several buildings, including one with four apartments for low-income households. The developers intend to build in phases in order to secure adequate funding.

Previous resolutions required the developers to build and secure a certificate of occupancy for the apartment building before any other building or occupancy permits were issued.

At the meeting Monday, the developers asked the commission to extend its design review and demolition deadlines to meet regulatory and noticing requirements; to approve small adjustments to the design plans; and to remove the conditions for the certificate of occupancy permit for the apartment building and low-income apartments, citing financial barriers.

“The apartment is the first project that we’ll start construction on,” said developer Bruce Dorfman. “It has a longer construction timeline than the single-family or townhome projects. The issue will be … that a lender, investor or builder will not want to be in a situation where he’s waiting for the apartment building to be built or completed.”

Several residents came out to oppose the proposed changes and many wrote letters in opposition. They expressed concern over increased construction time and project completion. They also said they were worried the low-income apartments would not be prioritized or built at all if the city gave up the permitting condition.

“Now they’re asking the city to give up its only real leverage, the certificates of occupancy, in exchange for the promise that they’ll get them done eventually,” said resident Susan Cluff. “While the developers focus on building and selling off the much more profitable lagoon homes.”

“The only reason we’re here is and we’re having this discussion is because the state has mandated we have affordable housing,” said resident Andrew Barnett. “That should be first and foremost on everyone’s mind.”

The commission unanimously decided to approve the developers’ request for a longer design review, extending the deadlines by a year. The commission also approved a three-month extension to complete demolition.

The commission allowed the developers to change design plans, moving some residences elsewhere on the property. The number of residences remains at 40.

The commission did not remove the permitting condition for the apartments. It did adjust the language to allow construction to be completed in any order, but mandated that no other building may receive a certificate of occupancy before the apartment building.

“So that way if they build nothing else, they’ll build our apartment building,” said Jena Watson, a member of the commission.