View of the proposed 7-story apartment building east of the Town Square

SITE PLAN AND MASSING

• The 7-story building is too massive and out of place in Terra Linda and will be the tallest building in our suburban community. If the site at the North and East were better utilized with distributed housing, there would be no need for a 7-story building

• Affordable housing should preferably be integrated and if not, the DRB requested an architectural review of the EAH (affordable housing) building to ensure that it meets the same design standards and has equal amenities as the other rental properties

TOWN SQUARE

• Relocate the dog park away from Town Square and instead feature small shops and restaurants

• The parking lot in the middle lot makes no sense, use this to create larger recreational space

• More park amenities around the Town Square including bathrooms, seating, drinking fountains, shading, and separate play areas for toddlers/preschoolers and for ages 5-12 children

OUTDOOR SPACE

• Not enough open space overall for 4,000+ new residents which need green space for recreation and healthy living

• Include green space for the EAH (affordable housing) building which currently is not included

CIRCULATION AND TRANSIT COORDINATION

• Multiuse path should extend around the entire perimeter of the project

• Need more attention to pedestrian connections—too much crossing with cars. Need to consider a safe transit hub.  The plan needs to be scaled to the pedestrian and cyclist experience

DESIGN ISSUES

• Architecture across the site lacks cohesion and seems out of place. Architectural Design for all buildings will need a separate review

• Design-wise the 7-story building is simply not proportional to the neighborhood

• Lighting must be presented formally and reviewed by the DRB. If we get it wrong, it will never be revised  

• Shading study to analyze impacts on adjacent and surrounding buildings, and on the Town Square

  This project is not ready for approval as presented to the DRB!

On Wednesday, July 13th, from 6-8pm we urge you to attend the in-person Community Open House organized by Northgate Town Square Developer, Merlone Geier, at Northgate Mall, Center Court. This is a great opportunity to see the updated plan and renderings, ask questions of the project team and offer your feedback on this 20+ year huge project, the largest to date in our community.

• Pre-register here

• Review the guidance that the Design Review Board gave to the developer as bulleted above and take a printable copy with you to the Open House; be prepared to ask questions and comment

The largest residential and commercial development in Marin County is being planned for the current site on the Northgate Mall. It is a 20+ year construction project and will be done in two phases. In total, plans are for 1,441 units and approximately 4000+ new residents.

DID YOU KNOW THAT FOR PHASE I?

• Plans are to build 824 rental units and 85 3-story townhouses for private ownership

• 96 of the rental units will be for low to very low affordable rental units in a 5-story building separated from the rest — this permits the city to waive the density in height restrictions set by the San Rafael General Plan 2040 for the entire project

• One 7-story building with 446 units and one 6-story building with 280 units

• The Town Square developer is proposing a little over 1 acre of open space per 1000 people—San Rafael’s General Plan 2040 requires 4 acres of open space per 1000 people for a healthy living environment. Developers can get around this by paying cash-in-lieu fees to the City

WHAT’S EXPECTED IN PHASE Il?

• The developer plans to add an additional two 5-story buildings and a total of 413 rental units

• This is a 20+ year project, the developer states that they “Reserve the right to modify and to request later any waivers or reductions of development standards.”

HOUSING MANDATES

The City of San Rafael is mandated by the state to build 3,220 new residences during 2023-2031

• How many houses/units should be in one spot, i.e., Northgate Mall?

• Did you know that within 2 miles of the mall the following developments are being planned?
  • Northgate Walk (Four Points Sheraton & gas station) – 106 rental units
  • Los Gamos – 192 rental units
  • 350 Merrydale Road – 45 Townhouses for private ownership
  • 245 Nova Albion Way – 87 Townhouses for private ownership (There is a contract to purchase this property, but it is not yet sold.)

The above doesn’t list any of the smaller developments 10 units and under.

Should suburban Terra Linda with single-lane roads be burdened with 57% of the State’s mandated Regional Housing Needs Allocation (RHNA)?

• Have a question, concern, or comment? Have your voice heard and make a difference now!

• Email San Rafael Mayor, Kate Colin and copy Planning Manager,
  Leslie Mendez

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