Mill Valley commission approves variances to restore Redwood Lodge, permits multiple tree removals with conditions

On Feb. 11, 2025 the Mill Valley Planning Commission approved design review and tree‑removal permits and granted two variances for the Redwood Lodge complex at 144, 160 and 178 Corte Madera Avenue and 9 Eldridge Avenue, voting 5–0 to allow a new lower level at 9 Eldridge and related alterations while attaching conditions intended to protect remaining trees and the nearby creek.

Planning staff told commissioners the project proposes conversion and limited additions across a one‑acre site and that the proposed lower level at 9 Eldridge would raise the building roughly 3 feet, producing a small height exceedance. "Staff cannot support the variance," planning staff Lorraine told the commission during the staff report, summarizing the analysis that led staff to recommend denial of the variance for 9 Eldridge while supporting design review for the Corte Madera addresses and approving tree permits only as required by life‑safety findings.

The commission’s discussion focused on three overlapping issues: public‑safety findings from Southern Marin Fire District, the project team’s goals to preserve and rehabilitate historic buildings, and the number of heritage redwood trees that might be lost if the lower level and associated excavation proceed. Fire staff explained that one tree — identified as tree number 12 at 9 Eldridge — "represents a fire life safety issue due to the proximity to the structure. It really leans on the structure. It's leaning on the roof," and therefore must be removed under current code; additional removals (trees 9, 10 and 11) could become required if the variance and basement excavation proceed and the structural engineer deems roots or excavation make those trees non‑viable.

Architect Michael Heacock, speaking for the owners, emphasized the site's historic character and the owners' stewardship: "These buildings were there before these trees were there," he said, arguing that careful rehabilitation and limited additions are preferable to larger new development previously proposed for the site. Owner Robert Melas described the property as derelict when purchased and said the modest basement work makes restoration financially viable.

Public comment was strongly represented: local historians and a dozen neighbors offered testimony. Phil Rhodes, a local historian, said he "is in totally in favor of the variances" and supported removal of tree 12 for safety; other residents described the owners' restoration work and urged the commission to allow rehabilitation while minimizing tree loss where practical.

To balance those priorities the commission approved the application as amended and read conditions into the record that require: arborist oversight and, where excavation approaches critical root zones, hand‑excavation and monitoring; that the applicant pursue alternative means with Southern Marin Fire District and the building official to try to preserve specific trees (notably trees 4, 5 and 6 at 160 Corte Madera and to evaluate trees 9, 10 and 11 at 9 Eldridge) where feasible; adoption of creek‑protection best management practices for all work within 30 feet of the creek; and verification of demolition quantities at building permit submittal. The commission also found the project exempt from CEQA.

The formal motion to approve the design review, tree permits and both variances passed on a roll‑call vote: Commissioner Macros — aye; Commissioner Yolis — aye; Commissioner Hildebrand — aye; Commissioner Sarangel — aye; Chair Scouse — aye (5–0). The staff read instructions for appeal: any decision may be appealed to the City Council within 10 calendar days along with an $1,083 fee.

The commission’s approval preserves the applicants' ability to repair and occupy an historic cluster of buildings while imposing explicit safeguards intended to reduce the number of trees actually removed and to protect creek water quality. The project will proceed to plan review and building permitting, where structural plans, arborist reports and fire‑safety measures will be reviewed and enforced.