Planning commission approves 210-unit, 8‑story housing project at 930 Erwin Street

The San Rafael Planning Commission on May 13 approved an eight‑story, 210‑unit apartment building at 930 Erwin Street and two adjacent parcels, approving environmental and design review and a lot merger and finding the project categorically exempt under the California Environmental Quality Act (CEQA) Class 32 infill exemption.

The project matters because it advances downtown infill housing under state density bonus rules while raising concerns from nearby residents and commissioners about traffic, neighborhood change and construction impacts.

Micah Henkel, San Rafael’s community economic development director, introduced the application as a downtown project that reflects recent city policy changes in the Downtown Precise Plan and the general plan. Christina Assidio, the city project planner, summarized the application history and entitlements: an initial SB 330 submission in December 2023, a formal application in June 2024, a completeness determination on Dec. 4, 2024, and a revised submittal completed March 6, 2025. Assidio said the applicant reduced a prior 213‑unit proposal to 210 units late in the review to provide resident amenities including a pool.

The developer, Mill Creek Residential Trust, presented project details through senior managing director Mike Kim and architect Isaiah Stackhouse. The proposal would merge three legal lots (545 Fourth Street, 523 Fourth Street and 914 Erwin Street), demolish existing buildings, and build an eight‑story building with 210 rental units. According to the project team, the unit mix includes 44 studios, 71 one‑bedroom units, 67 two‑bedroom units and 29 three‑bedroom units; the average unit size is about 968 square feet. The team said the project provides roughly 204,000 square feet of residential area, about 88,690 square feet of parking and proposes 232 parking stalls. The development includes ground‑floor resident amenities, a pool and a central courtyard; amenities are for residents only.

City staff told the commission the project requests waivers and reductions under California’s state density bonus law for height, setbacks and civic space; two parcels on the site are in different zoning districts with 50‑foot and 40‑foot base height limits. Staff said the base project for density calculations was 177 units; the city’s density bonus implementation (and its local resolution) yields a 20% density increase that at one stage produced 213 units, rounded according to state rules, with the final submittal reducing the total to 210 units. The project team and staff said objective design standards in the Downtown Precise Plan govern the review under the Housing Accountability Act and related state laws.

On environmental review, city staff and outside counsel Leila Mosheraf Dinesh of Burke, Williams & Sorensen reported that Rincon Consultants (contracted by the city and paid by the applicant) analyzed the site and recommended a Class 32 CEQA exemption for infill development. Mosheraf Dinesh summarized the consultant’s traffic analysis, noting CEQA’s focus on vehicle‑miles‑traveled (VMT): because the site is adjacent to the SMART transit station and within the city core, the consultant found project‑level VMT impacts below applicable screening thresholds and that the site can be served by public utilities.

Staff emphasized there are 111 conditions of approval including requirements to comply with the California Building Code and Fire Code, submission and city review of a construction management plan (parking and staging, delivery protocols, traffic control), a construction noise and vibration management plan with a locally based noise liaison, compliance with water‑efficient landscaping rules, mechanical screening, and a requirement that the lot merger be finalized prior to issuance of grading or building permits. Joanna Kwok, assistant public works director, said Public Works reviewed the project and will use a condition of approval to coordinate signage, striping and lighting for safe vehicle egress and access based on WTrans’ traffic report.

Public comment included concern about traffic and transit usage from resident Sharon Foster: “Smart has increasingly diminished ridership, so this is not the mass transit solution,” she said, and asked why a large parking supply is proposed if the project is being justified by transit proximity. Supporters included Jenny Silva, executive director of the Marin Environmental Housing Collaborative, who urged approval and called the site appropriate for higher density because of transit access and the city’s adopted downtown plan. Sergio Barajas, representing NorCal Carpenters Local 35, urged the commission to require labor standards, apprenticeships and local‑hire provisions during construction.

Commissioners asked staff and the applicant about street frontage definitions in the precise plan, the project’s stormwater and bioretention approach, garage ingress/egress and whether additional loading space could be provided. The applicant said the garage entry was located on Fourth Street after analysis with Public Works and traffic consultants that concluded Erwin would be unsafe for access; Public Works staff said conditions would allow review of striping and signage and could require measures to improve safety. The project team said stormwater would be treated primarily with C3 planters and podium landscaping to meet current water quality requirements.

After deliberation commissioners expressed support for the project’s design and location; several noted the project is large for the immediate area but consistent with the Downtown Precise Plan. Commissioner Havanman said the project “will help us reduce traffic along the 101 corridor by keeping people from commuting and staying in San Rafael,” and other commissioners noted the project’s potential to support downtown businesses and the transit system if occupied.

The commission voted unanimously to approve the resolution granting environmental and design review and the lot merger and to determine the project is categorically exempt under CEQA Class 32. The formal motion approved the applications as presented, subject to the conditions of approval described in the staff report. Vote: Commissioner Havanman — yes; Commissioner Rodby — yes; Commissioner Sadegh — yes; Commissioner Kent — yes; Chair Mercado — yes.

Next steps: the project must finalize the lot merger before the city will issue grading or building permits and must satisfy the 111 conditions of approval. The applicant and staff did not provide a construction start date during the hearing; timelines and required building permits were not specified.