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San Rafael planning commission approves 13‑story downtown housing project despite neighborhood concerns
Summary
The Planning Commission unanimously approved a 13‑story, 188‑unit project at 1248 5th Avenue (presented as the 12 35th Avenue project) that includes 19 deed‑restricted very low‑income units. Staff relied on CEQA Class 32 infill analysis and state density bonus provisions; neighbors raised concerns about easements, parking, shadowing and traffic.
The San Rafael Planning Commission on Nov. 18 adopted a resolution approving a major environmental and design review permit to demolish an 11,000‑square‑foot commercial building and build a 13‑story multifamily building with 188 units at the city‑addressed site 1248 5th Avenue (materials label it the 12 35th Avenue project). The resolution passed unanimously and is subject to modified conditions of approval, including a detailed construction management plan and other conditions distributed by staff at the hearing.
Staff told the commission the application entered the SB 330 pre‑application process in August 2024, was formally submitted in December 2024, and was deemed complete for processing May 8, 2025. Planners said the project uses a state density bonus and concessions and therefore is reviewed primarily against objective design standards under the Housing Accountability Act. Staff relied on an independent third‑party CEQA review (m Group) and recommended a Class 32 infill exemption.
Developer Tom Monahan described the plan as infill, mixed‑income housing to help San Rafael meet RHNA goals and to revitalize downtown. Monahan said the building…
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