Santa Rosa design review board reviews concept for 7‑story, 309‑unit Humboldt apartment project

The Santa Rosa Design Review Board heard a concept design review for the 425 Humboldt Apartment Project, a proposed seven‑story mixed‑use building that would replace existing structures at 425, 631 and 635 5th Street and 431 Humboldt Street in downtown Santa Rosa.

The developer presented a plan for 309 residential units, including 19 live‑work units, ground‑floor commercial space and 194 parking spaces. "The project before you ... is a concept design review for ... the 425 Humboldt Apartment Project," staff said. Developer representatives described the proposal as a way to help the city reach its downtown housing goals and to activate frontages on Humboldt, 5th and Riley streets.

The project team said the site is zoned "core mixed use" and that the proposal has a floor‑area ratio of about 4.3 in an area where the FAR allowance is 8. The presentation said the development would take over multiple parcels and that the existing structures on the sites would be demolished. Staff advised the board that a historic‑resource evaluation prepared for one parcel concluded the building "does not qualify as a historic resource," and a planning staff member said that evaluation had been provided as late correspondence.

Why it matters: the applicant told the board the city is seeking large gains in downtown housing — the developer noted a 7,000‑unit target for the downtown station area — and the proposed building would add more than 300 units. Board members and nearby residents focused on potential neighborhood effects including building bulk and shadows, the adequacy of the proposed parking, whether the unit mix serves families, and how the project should address site‑level environmental and design details if it advances to entitlement.

Developers and design team

Tom Robertson, who said his company restored the Rosenberg department store into what is now Barnes & Noble, introduced the development team. Rob Robinson, president of IGH Partners, said the project has been in development in some form since 2018 and that the team is "excited to help Santa Rosa achieve its housing goals and, to be part of the downtown station area plan." Martin Ball of CCBG Architects described massing and materials intentions, including a two‑story podium with five stories above and three internal courtyards; Brianna Morrison of Carlisle Macy described raised planters for stormwater treatment and a palette of mostly native, low‑water plantings for the internal amenity spaces.

Public comment and local concerns

Public commenters at the beginning and during the project hearing urged local hiring and living wages. "I want to speak on the importance of, livable wage, proper benefits, hiring locally, and apprenticeship," said Jermaine Dowdell, who identified himself as a journeyman carpenter representing Local 751. Neighbors who attended a pre‑application meeting and mailed comments to staff, the applicant said, generally supported density downtown but raised concerns about perceived bulk, exterior design, parking, shadowing on north‑side properties and construction noise.

Board questions and discussion

Board members asked detailed questions about unit counts, parking, accessibility, shadowing, materials and the public realm. Board member Michael Weigel confirmed that the 19 live‑work units are included in the 309 total. The architect said the intent is to "activate the entire frontage with multiple points of business opportunity" and that the design includes approximately 20 live‑work units along the three frontages.

Board members pressed the team on several topics the record shows were not yet resolved or documented: the project team said shadow studies "have not yet" been run; the applicant acknowledged it will explore rooftop or carport solar but had not committed to a scope; and the team said it will meet California accessibility requirements and that the final parking layout will include the correct number of accessible spaces. On affordability, the developers said they are proposing the project as 100% market rate and would pay the applicable in‑lieu fee for affordable housing; they said the project does not include tax‑credit funding and thus is not structured as low‑income housing.

Suggestions and staff context

Board members and staff recommended further technical work if the project proceeds: multiple board members asked for shadow studies (Drew said he wants the shadow study "presented to the zoning administrator when this comes back for entitlement"), a photometric (site illumination) study and clarified accessible parking counts. Board members also urged careful consideration of street trees and pedestrian amenities along Riley and Humboldt, and suggested alternatives to ground‑level biofiltration planters so trees could be included where feasible. The project team said they are evaluating tree grates along 5th Street and alternatives on other frontages.

Historic‑resource and CEQA notes

Staff told the board the downtown station area historic‑resource survey identified one building on the project parcels as potentially qualifying, and the applicant then hired a qualified consultant who concluded that the building "does not qualify as a historic resource." Staff said the formal CEQA (California Environmental Quality Act) findings and any environmental review would be completed as part of a later entitlement process; the concept design review before the board was not a final environmental determination.

Next steps

No formal vote was taken at the concept review. Staff and the applicant asked for the design review board's comments and direction; board members provided several detailed suggestions and requested studies and clarifications for entitlement review. The applicant said it will return with refined materials and the team will continue to consult with city staff on historic‑resource review, parking, accessible spaces, shadowing, landscaping and potential solar. "We will certainly meet the standard," the architect said when asked about accessible parking counts.

Community details and context

The project team emphasized connections to transit and downtown amenities, noting the site is walking distance to bus and train stations and a bike path. The developers said they are pursuing ways to lease off‑site parking in nearby garages to supplement on‑site spaces. The team also said it planned to engage local consultants and contractors "wherever we can" during design and construction.

The design review board's comments will be incorporated into staff recommendations if the applicant files a formal entitlement application. The board did not take a formal action; staff scheduled further processing through the city's planning and entitlement review.