Re: Northgate Mall Redevelopment by Merlone Geier Partners LLC Public Comment 12.1.2024
The City of San Rafael must seriously assess the impact of the Northgate Mall Redevelopment by a realistic evaluation of some of the most basic aspects of planning and community.
Traffic. A formal traffic study must be conducted by a licensed engineer using traffic observations and data from 2024/2025. Using hypothetical data as the basis of analysis on the impact of building over 1400 living spaces in addition to having commercial retail should not be considered sound planning.
It is my understanding that San Rafael doesn’t have an employee in the traffic department currently. Is that one of the reasons you all have refused to use a current study with actual data?
Type/Height. Seven-story apartment buildings, built up near the public roads, are well out of the aesthetic of current housing in the area. The words “affordable housing” seems to get used to give “carte blanche” the development. That should not be the case. 90% of the development is not “affordable housing,” so why not have the vast majority of the development weigh into your thoughts?
A 10.31.24 IJ article quoted Jon Haveman, chair of the commission, saying that development “feels” like it will “hurt a lot of people,” stating that “it is startling to the neighborhood,” but inferring that the neighborhood will get used to it.
Let’s put this development up by the homes of the City Council members as well as the Mayor’s neighborhood.
Merlone Geier. Merlone Geier owns the strip mall across the street from Northgate Mall (Michaels, CVC). Do they plan to add another block of 7 story buildings across the street from the Northgate Mall? Or perhaps higher structures, since it will be right by the freeway, and that may give more aesthetic “blindness” in buildings.
Merlone Geier, even if just casually observing Northgate movie theater attendees, let alone any lease negotiations, must have known that the movie theater would not remain, yet, that movie theater was brought as a focus in each planning meeting, and was the image used in the IJ to represent the project.
Open Space/Public Space. Why add 2800+ people to an area and reduce the public space? The plans get rid of public space that Mall affords. (And yes, you can create a public space that people go to – look at the Corte Madera Town Center, think about a business mix, and community spaces). The current plan has less open space than legally required.
Mitigation for putting “public space” in another area of the city is one more aspect of this plan that the city must consider below acceptable.
Kam M.
From: gecko1986 <
Sent: Monday, December 2, 2024 9:39 AM
To: Distrib- City Clerk <[email protected]> Subject: Public Comment: Support for the Northgate Town Square Dear City Council members,
I am writing to you today in support of the Northgate Town Square housing project. I urge you to vote to approve the project at the December 2nd meeting.
Marin needs to be more accessible for moderate to low income families and individuals.
This project directly addresses the housing crisis by providing affordable units, with some home ownership opportunities in addition to rentals. Additionally, the plans include accessible units that are compliant with updated ADA guidelines, which will provide housing options for those with disabilities.
This project will add community vibrancy. The plans include retail, a community green space, and restaurants. The mall as it is now, is an underutilized building with few open stores and an excess of empty parking. This project would immensely improve it to create a true utilized community space.
There are also positive environmental components to developing mixed use buildings. The Northgate Mall is already developed land, and urban infill is the most environmentally friendly option for new developments. This project is in a transit dense area, it will improve bike infrastructure - which will lead to decreased car dependency, and all the housing units are 100% electric. As we continue to combat climate change and environmental concerns, it is imperative to build housing that mitigates these issues. This project will do so.
This project is much needed for the community and Marin County as a whole. I encourage your vote of approval.
Sincerely,
Doug Sides
Sent from my T-Mobile 5G Device
From: Ericka O. Erickson
Sent: Monday, December 2, 2024 10:35 AM
To: Distrib- City Clerk <[email protected]> Subject: Support Housing, Equity, and Economic Growth: Approve Northgate Town Square | Public Comment: Support for the Northgate Town Square
Dear City Council Members,
I am writing to you today to express my strong support for the Northgate Town Square housing project. I urge you to vote to approve this project at tonight’s meeting.
Marin must become more accessible for moderate- to low-income families and individuals. This project addresses our critical housing crisis by providing affordable units, including homeownership opportunities and rentals. Affordable housing is particularly vital for single-parent households—most often led by women—who face unique financial challenges. Ensuring safe and stable housing for these families is not only an economic imperative but also a matter of advancing gender justice and equity in our community.
Additionally, affordable housing is a catalyst for economic development. By creating stable living conditions, it enables residents to invest in local businesses and participate fully in the workforce. The Northgate Town Square project will help revitalize the local economy by attracting new businesses to the area, increasing foot traffic, and generating tax revenue to support public services and infrastructure.
This project will also enhance community vibrancy. With retail, restaurants, and a community green space, it transforms the underutilized Northgate Mall into a thriving mixed-use development. Currently characterized by vacant stores and excess parking, the area will become a dynamic hub that fosters connection, supports small businesses, and promotes economic growth.
Furthermore, the project embodies positive environmental practices. By repurposing an already developed site, it minimizes ecological impact while promoting urban infill—one of the most environmentally friendly approaches to development. Located in a transit-dense area, the project improves bike infrastructure and reduces car dependency, furthering our collective goals to combat climate change. All housing units will be 100% electric, representing a forward-thinking approach to sustainability.
This project is a long-overdue investment in Marin County's future, addressing urgent housing needs while fostering equity, economic growth, and sustainability. I encourage your vote of approval.
Sincerely,
Ericka Omena Erickson
-----Original Message-----
From: Horst & Heidi Meyer
Sent: Monday, December 2, 2024 10:23 AM
To: Distrib- City Clerk <[email protected]> Subject: Northgate
We are unable to attend the Northgate meeting tonight. However, we have closely followed this situation, and spoke against it at the meeting of the planning commission.
We believe the suggested proposal is completely out of context for the location. There have been numerous objections, such as parking, very congested traffic and turning a suburban into an urban site.
We hope that further examination of what is proposed will take place.
Heidi Meyer
Sent from my iPhone
From: Jeff Bialik
Sent: Monday, December 2, 2024 11:09 AM
To: Distrib- City Clerk <[email protected]> Subject: Public Comment: Support for the Northgate Town Square Dear City Council members,
I am writing to you today in support of the Northgate Town Square housing project. I urge you to vote to approve the project at the December 2nd meeting.
Marin needs to be more accessible for moderate to low income families and individuals.
This project directly addresses the housing crisis by providing affordable units, with some home ownership opportunities in addition to rentals. Additionally, the plans include accessible units that are compliant with updated ADA guidelines, which will provide housing options for those with disabilities.
This project will add community vibrancy. The plans include retail, a community green space, and restaurants. The mall as it is now, is an underutilized building with few open stores and an excess of empty parking. This project would immensely improve it to create a true utilized community space.
There are also positive environmental components to developing mixed use buildings. The Northgate Mall is already developed land, and urban infill is the most environmentally friendly option for new developments. This project is in a transit dense area, it will improve bike infrastructure - which will lead to decreased car dependency, and all the housing units are 100% electric. As we continue to combat climate change and environmental concerns, it is imperative to build housing that mitigates these issues. This project will do so.
This project is much needed for the community and Marin County as a whole. I encourage your vote of approval.
Sincerely,
Jeff Bialik
San Rafael, CA 94903
Sent from my iPhone
From: Jason Watkins
Sent: Monday, December 2, 2024 11:21 AM
To: Distrib- City Clerk <[email protected]> Cc: [email protected]
Subject: Public Comment: Support for the Northgate Town Square Dear City Council members,
San Rafael is in desperate need of affordable housing. I am supporting this project because 10% of the proposed units will be designated as affordable units. I wish it was more!! If the developer, or the Council or anyone, somehow changes this requirement and makes it so less that 10% of the units are affordable, then I oppose this project. I am saying this because I have heard of other developers getting projects approved and them not providing the initial affordable housing initially required.
Thank you for your time and consideration,
Jason
-----Original Message-----
From: Kirk Beales
Sent: Monday, December 2, 2024 10:21 AM
To: Distrib- City Clerk <[email protected]> Subject: Northgate Mall Development
We enthusiastically support what Alan Jones has written about this project.
Kirk & Joan Beales
Residents of Villa Marin
60 year residents of Marin County
Sent from my iPad
From: kiki la porta
Sent: Monday, December 2, 2024 11:26 AM
To: Distrib- City Clerk <[email protected]> Subject: Public Comment: Support for the Northgate Town Square Dear City Council members,
I am writing to you today in support of the Northgate Town Square housing project. I urge you to vote to approve the project at the December 2nd meeting.
There are positive environmental components to re/developing mixed use buildings. The Northgate Mall is already developed land, and urban infill is the most environmentally friendly option for new developments. This project is in a transit dense area, it will improve bike infrastructure - which will lead to decreased car dependency - and all the housing units are 100% electric. As we continue to combat climate change and address environmental concerns, it is imperative to build housing that mitigates these issues. This project will do so.
This project is much needed for the community and Marin County as a whole. I encourage your vote of approval, and wish you happy holidays.
Sincerely,
Kiki La Porta
.............................
Descom Studios
From: Larry Hoki
Sent: Wednesday, November 27, 2024 11:51 PM
To: Mayor Kate <[email protected]>
Subject: Northgate Project
Mayor Kate:
The increase in traffic from the Northgate Redevelopment Project will exacerbate the already dangerous congested traffic conditions. I request that follow-up traffic studies be required at the completion of each phase of the Northgate Project. The updated traffic studies must be based on actual traffic counts prepared by a licensed traffic engineer, approved by the City and funded by the project sponsor. This must be ‘included as a condition in the Project Entitlements’**. Thank you for keeping Terra Linda residents safe and for your consideration to this important community concern.
Thank you,
Larry Hoki, San Rafael resident
From: Laura Silverman
Sent: Monday, December 2, 2024 10:31 AM
To: Distrib- City Clerk <[email protected]> Subject: For Public Comment; City Council Meeting, Dec 2, 2024 Dear City Council,
As a 20 year resident of Terra Linda, living directly up from Northgate at the Quail Hill Townhomes, I ask that the City consider the significant impacts that the Northgate Project will have on our community for years to come.
I support the redevelopment of Northgate, but I have serious concerns about this Project, the largest commercial/residential project in Marin, and I ask that you do not rush this project through without safeguards to project the safety of San Rafael residents.
I and many of my neighbors are extremely concerned over the health and safety risks that this project brings to our community and especially to those of us who live close to Northgate.
TRAFFIC & SAFETY:
• Currently, San Rafael residents experience congested traffic conditions on a daily basis. The Northgate Project will only exacerbate the already dangerous conditions by increasing traffic
• I suggest that a condition of the Project Entitlements must include follow-up traffic studies at the completion of each phase of the Northgate Project and that traffic studies be based on actual counts prepared by a licensed traffic engineer, approved by the City and funded by the project sponsor
ON SITE CONSTRUCTION MANAGER:
• A full-time on-site construction manager needs to be included in this project and be responsible for implementing mitigation measures and be accessible in real time and available to answer to the public immediately
• In addition, the construction manager should be monitoring noise and other impacts of the Project on an ongoing basis
• A management plan needs to be in place before the project is approved and begins, not as an afterthought
ADDITIONAL NOISE AND DUST MITIGATION
• This Project will have far reaching and significant impacts with respect to carcinogenic dust in our air particles for the duration of the project which will affect San Rafael residents and more specially those residents in Terra Linda and those closest to the Project including Quail Hill, Alma Via, Villa Marin, Drake Terrace and residents living in eichler communities near Northgate Dr. • In addition to dust, this Project will create excessive noise which must be mitigated • To ensure the health of those residents directly affected, the City should require the Developer to provide financing for replacement of single pane windows with double paned windows to mitigate construction noise impacts and carcinogenic dust • Installation of air conditioning should also be provided by the Developer to mitigate carcinogenic dust generated by the Project. When windows need to be closed to offset noise and dust pollution, air conditioning will need to be utilized for air circulation as well as air scrubbing to mitigate dust and carcinogenic particles When finalizing and approving the Northgate Project, please consider the City’s responsibility for keeping San Rafael and Terra Linda residents safe for years to come and please do not rush this Project through without including Entitlements with specific mitigations in place.
Thank you.
Laura Silverman
Responsible Growth in Marin, Member
Marin Conservation League, Member
-----Original Message-----
From: Laurie Wertheimer
Sent: Monday, December 2, 2024 9:38 AM
To: Distrib- City Clerk <[email protected]> Subject: For Public Comment
As a brand-new homeowner here I consider myself an investor in the quality of life of future Terra Linda.
Please don’t tell me that the overly-large currently proposed Northgate Redevelopment Project will not impact our already significant traffic concerns, because that is simply not true. The currently proposed Northgate Redevelopment Project probably dooms us. I request that follow-up traffic studies, performed by a licensed traffic engineer, approved by the City and funded by the project sponsor, be required at the completion of every phase of development. This must be included as a condition in the Project Entitlements.
Thank you.
Sent from my iPhone
-----Original Message-----
From: Maya Butterfield
Sent: Monday, December 2, 2024 10:25 AM
To: Distrib- City Clerk <[email protected]> Subject: Public Comment: Support for the Northgate Mall Redevelopment Project Dear City Council members,
As the owner of a rental in San Rafael (my childhood home), I am writing to you today in support of the Northgate Mall housing project. I urge you to vote to approve the project at the December 2nd meeting.
Sincerely,
Maya
Maya Butterfield
email:
mail: Fairfax CA 94930
From: Marin County Young Democrats
Sent: Monday, December 2, 2024 9:42 AM
To: Distrib- City Clerk <[email protected]> Subject: Public Comment: Support for the Northgate Town Square Dear City Council members,
We are writing to you today in support of the Northgate Town Square housing project. We urge you to vote to approve the project at the December 2nd meeting.
Marin needs to be more accessible for moderate to low income families and individuals.
This project directly addresses the housing crisis by providing affordable units, with some home ownership opportunities in addition to rentals. Additionally, the plans include accessible units that are compliant with updated ADA guidelines, which will provide housing options for those with disabilities.
This project will add community vibrancy. The plans include retail, a community green space, and restaurants. The mall as it is now, is an underutilized building with few open stores and an excess of empty parking. This project would immensely improve it to create a true utilized community space.
There are also positive environmental components to developing mixed use buildings. The Northgate Mall is already developed land, and urban infill is the most environmentally friendly option for new developments. This project is in a transit dense area, it will improve bike infrastructure - which will lead to decreased car dependency, and all the housing units are 100% electric. As we continue to combat climate change and environmental concerns, it is imperative to build housing that mitigates these issues. This project will do so.
This project is much needed for the community and Marin County as a whole. We encourage your vote of approval.
Sincerely,
Marin County Young Democrats
From:
Sent: Monday, December 2, 2024 10:30 AM
To: Distrib- City Clerk <[email protected]> Subject: Public Comment: Support for the Northgate Mall Redevelopment Project Dear City Council members,
I am writing to you today in support of the Northgate Mall housing project. I urge you to vote to approve the project at the December 2nd meeting. Marin needs to be more accessible for moderate to low income families and individuals. This project directly addresses the housing crisis by providing affordable units, with some home ownership opportunities in addition to rentals. Additionally, the plans include accessible units that are compliant with updated ADA guidelines, which will provide housing options for those with disabilities. This project will add community vibrancy. The plans include retail, a community green space, and restaurants. The mall as it is now, is an underutilized building with few open stores and an excess of empty parking. This project would immensely improve it to create a true utilized community space. There are also positive environmental components to developing mixed use buildings. The Northgate Mall is already developed land, and urban infill is the most environmentally friendly option for new developments.
This project is in a transit dense area, it will improve bike infrastructure - which will lead to decreased car dependency, and all the housing units are 100% electric. As we continue to combat climate change and environmental concerns, it is imperative to build housing that mitigates these issues. This project will do so. This project is much needed for the community and Marin County as a whole.
I encourage your vote of approval.
Sincerely,
Meg Brizzolara
From: Ray Lorber
Sent: Saturday, November 30, 2024 10:06 AM
To: Mayor Kate <[email protected]>
Subject: Please vote against the Northgate project
“The increase in traffic from the Northgate Redevelopment Project will exacerbate the already dangerous congested traffic conditions. I request that follow-up traffic studies be required at the completion of each phase of the Northgate Project. The updated traffic studies must be based on actual traffic counts prepared by a licensed traffic engineer, approved by the City and funded by the project sponsor.
This must be ‘included as a condition in the Project Entitlements’**. Thank you for keeping Terra Linda residents safe and for your consideration to this important community concern.”
Virus-free.www.avg.com
From: Wendy Todd
Sent: Monday, December 2, 2024 10:54 AM
To: Distrib- City Clerk <[email protected]> Subject: Support housing at Northgate
Dear City Council members,
I am a long-time San Rafael resident and support the Northgate Mall housing project. I urge you to vote to approve the project at the December 2nd meeting.
Marin needs to be more accessible for moderate to low income families and individuals.
This project directly addresses the housing crisis by providing affordable units, with some home ownership opportunities in addition to rentals. Additionally, the plans include accessible units that are compliant with updated ADA guidelines, which will provide housing options for those with disabilities.
This project will add community vibrancy. The plans include retail, a community green space, and restaurants. The mall as it is now, is an underutilized building with few open stores and an excess of empty parking. This project would immensely improve it to create a true utilized community space.
There are also positive environmental components to developing mixed use buildings.
The Northgate Mall is already developed land, and urban infill is the most environmentally friendly option for new developments. This project is in a transit dense area, it will improve bike infrastructure - which will lead to decreased car dependency, and all the housing units are 100% electric. As we continue to combat climate change and environmental concerns, it is imperative to build housing that mitigates these issues. This project will do so.
This project is much needed for the community and Marin County as a whole. I encourage your vote of approval.
Sincerely,
Wendy Todd
San Rafael