Do You Know What’s Happening In Your Neighborhood?
The largest residential & commercial development in Marin County is being planned RIGHT NOW for Northgate Mall:
20+ year construction project
Built-in two phases
The project would allow
1,422 housing units
3600 ± new residents
Note scale of people & cars (rendering from the developer’s proposal)
Phase i:
Plans are to build 922 rental units and including 100 townhouses for private ownership
96 of the rental units will be affordable rental units in a separate 5-story building
Includes a 7-story building with 446 units and a 6-story building with 280 units
Northgate Town Square is about 1 acre
San Rafael’s General Plan 2040 requires 4 acres of open space per 1,000 people
Proposal provides only 40%± of the required acres. Developers can pay in-lieu fees to avoid requirement
Phase ii:
An additional two buildings; 5-story and 7-story comprising of 500 rental units
The open space will decrease in Phase II and will drop to 25%± of the GP2040 requirements
The developer states it:
“Reserve[s] the right to modify and to request later any waivers or reductions of development standards.”
For more information visit the City of San Rafael website.
YES, A Better Northgate!
Since this project began, the word NIMBY has been leveled at community members who have expressed their ideas about the Northgate Redevelopment Project. The acronym “Not In My Backyard," describes the phenomenon in which residents deem a new development as inappropriate for their neighborhood. RGM has not been against change or responsible, well-planned growth; indeed, we have advocated for the Northgate property to be developed into a vibrant, healthy mixed-use destination that adds needed housing.
Far from being NIMBYS, RGM has always advocated:
YES, to housing, consistent with General Plan 2040 and analyzing all factors, i.e., surrounded by single lane roads, evacuation routes, three senior living communities, two elementary schools, Terra Linda High School, electric grid, sewage, and water infrastructure.
YES, to equity for new residents. It’s critical that affordable housing has facilities, services, and amenities equal to the residents in market-rate housing. Ecumenical Association for Housing (EAH) must submit detailed plans at the time of the Draft Environmental Impact Report or earlier and their plan must be included in the project approval.
YES, to equity in access to recreation and open space: The developer proposes to supply only 25% of the active outdoor space required by General Plan 2040 and instead pay in lieu fees for the remainder of the required area. The issue is critical because current facilities in the area are overburdened and overdue for repair/upgrade. The developer and City must develop a plan and timeline for using these fees to create/improve nearby facilities. This plan must be included in the project approval and development agreement.
YES, to a welcoming town square that becomes a civic, social, and recreational hub for North San Rafael and all of Marin.
YES, to providing adequate services and amenities (grocery store, playgrounds, senior areas, etc.) for the approximately 3600+ new residents.
New Projects
Below is a map showing the currently planned housing projects within 1 mile of the Northgate property. RGM supports housing, but not dense massive disproportionate growth.
Map Key
1) Los Gamos: 212 rental units - Approved
2) Northgate Walk: Developer to build a hotel - Not approved
3) 245 Nova Albion Way: Developer withdrew plan to build 87 townhouses - TBD
4) Northgate Mall: 1422 units, 100 Townhouses Ownership, 1417 rental units - under review
5) 350 Merrydale: 45 Townhouses Ownership - Approved
Map designed by Kuth Ranieri Architects
* Terra Linda High School, not shown on map, is undergoing a major remodeling project and is estimated to be under construction from June 2024 - August 2029. This construction site will coincide with the Northgate Town Square Re-development construction.
This is over 1,900 units within less than one square mile. RGM agrees that housing is vital but how much is too much in one area? This does not include any additional projects that may be coming down the pike nor does it include smaller housing projects under 20 units.
The City of San Rafael is mandated by the state to build 3,220 new residences during 2023–2031. Suburban Terra Linda comprises only about 14% of San Rafael’s total square miles and is surrounded primarily by single-lane roads. Unlike downtown San Rafael there is no overall comprehensive development plan for Terra Linda. Regardless, Terra Linda is currently targeted to absorb approximately 57% of the state’s mandated Regional Housing Needs Allocation (RHNA). Disproportionate and unplanned growth can overburden a community in negative ways.