Residential developers reshaping San Rafael

More than 3,200 new residences in a range of forms have been proposed in San Rafael as the city adapts to evolving housing laws.

A report presented to the city’s Planning Commission on Tuesday provided a glimpse at “major” residential projects — defined as those that include eight or more dwellings — some of which are under construction. Others have been approved, and some have pending applications under review.

“It is somewhat unprecedented,” Community Development Director Micah Hinkle said. “From my experience in almost 26 years within local government, the type and level of projects in this community it’s significant. They’re also layered in complexity.”

Over the past few years, an onslaught of state laws and mandates spurring housing production has led developers to seek land for apartments, condos, and townhouses. San Rafael, the county seat and its largest city, finds itself attracting proposals for new high-rises seeking density bonuses that enable developers who meet a set of criteria to build bigger, taller complexes.

Hinkle said there is a sentiment in the community that things are changing, and they are. The City Council set the stage for that when it adopted the general plan, downtown precise plan, and housing elements, all documents that in some way aim to address the housing crisis by encouraging new development, specifically affordable dwellings for low-income residents.

Like the rest of Marin, San Rafael is under a state mandate to meet a housing development quota by 2031. San Rafael must allow 3,220 new dwellings by then.

Samina Saude, a planning commissioner, asked if the pipeline projects match the location and number of residences envisioned in the housing element.

“We’re quite deficient,” Hinkle said, because “the real goal is built and occupied, right? Actual housing units that someone can live in and occupy.”

Hinkle said several projects have been entitled, but construction is market driven.

The largest approved project is Northgate Town Square, which envisions an overhaul of the Northgate mall in Terra Linda over 20 years. The project, approved in December, aims to bring 1,422 new apartments and townhomes in a complex with shops, restaurants and entertainment.

Merlone Geier Partners has filed a demolition permit, which is under city review. Developers plan to begin construction this year.

Other projects in north San Rafael include a proposal at 555 Northgate Drive for 200 apartments in a seven-story complex. The site is across the street from the mall plan, which has caused a stir in the Terra Linda community.

The city has deemed the application incomplete and has requested more information from the developer.

Another 223 residences are proposed in a complex five- and seven-stories tall at 4040 Civic Center Drive on the hill east of Highway 101. The project application was filed on March 18 by Bradley Seiden of Innovatus Capital Partners in New York.

The project seeks to demolish two parking garages and an office building to make way for the new complex. After an initial review, the city issued a letter of incompleteness on May 2.

City officials are in negotiations to purchase a 2.3-acre parcel where 45 condominiums had been planned 350 Merrydale Road in Terra Linda. The project was approved in 2020. Officials have not stated what they plan for the site.

This week, the Planning Commission approved the eight-story, 210-apartment complex at 930 Irwin St., a project on the eastern edge of downtown that earned support from housing advocates.

Up the street, a pending application has been submitted for 200 apartments in a 17-story building at 700 Irwin St. The site is among the parcels identified for development in the city’s housing element. The housing element projected 50 residences being built there.

Hinkle said contractors are nearing the end of construction at the Loch Lomond development in east San Rafael. Work is wrapping up on the 81 townhomes that are part of the project. However, the city has received an application for 14 residences to be constructed at the site of a commercial building that was supposed to be part of the development, Hinkle said.

Resident Sharon Foster said she has concerns about traffic and how new residences will affect emergency vehicles, school buses, and transit. She asked: “Are school districts prepared to manage this?”

Resident Chris Hart, who works in the real estate business, said it’s difficult for developers to have projects pencil out.

“I think we’re going to unfortunately see a lot of entitlement without things being built,” Hart said. “I hope we can build a beautiful downtown, bring people into downtown, reinject, reinvigorate the street so we have economic development down there, and people spending dollars, going to restaurants, spending time in stores. Hopefully it’s walkable.”

Commissioner Jon Haveman welcomed the overview.

“It’s great to have this perspective,” Haveman said. “I find it both exciting and daunting.”