Dick Spotswood: How Tall Is Too Tall For Housing in Marin’s Downtowns?

When it comes to housing proposals in the downtowns of Marin cities, how tall is too tall? That question was recently asked by the IJ editorial board during interviews of Robert Sandoval and Daryoush Davidi in the race for the District 3 seat on the San Rafael City Council.

Both gave nuanced but ambiguous replies, with Sandoval at one point hesitantly saying, “I guess 17 stories.”

It is a difficult answer to pin down. The question arose since San Rafael faces blockbuster housing projects that will drastically change Mission City’s downtown.

The plan for 700 Irwin St. is 17 stories tall, at 180 feet, and would include 200 apartments (30 or which will be designated “affordable”). At 1230 Fifth Ave., there is a plan for 188 “luxury view apartments” on 13 floors, 19 of which are “affordable.” At 900 A St., there is a plan for 131 apartments on eight floors, 11 of which are for low-income residents. Already under construction, 930 Irwin St. will have eight floors and 210 units, including 18 below-market rate.

Combined, those four buildings will have 729 units. Of those, 651 will be market rate, 78 or 10.7% will be affordable for our workforce.

Not yet approved is a 24-story structure at 1099 Fourth St. It’ll have 345 apartments, of which 52 are “affordable.”

Marin has zero need for more million-dollar market-rate homes. What’s in short supply are homes appropriately priced for our workforce. These projects provide a pittance in addressing affordability which is the true crisis in housing.

These properties were approved with exemption from environmental review. Don’t blame San Rafael’s City Council or Mayor Kate Colin for these oversized, inappropriately located behemoths. Public outrage should be focused on California’s state legislators.

The state government has now eliminated local control of new housing construction in all incorporated cities and towns. Passed in 2025, Assembly Bill 130 excludes California Environmental Quality Act review of any aspect of qualifying housing development projects. “Qualifying” includes mixed use in-fill projects where at least two-thirds of the project is for residences.

AB 130 was supported by state Sen. Mike McGuire. All yes votes came from Democrats. All no votes were cast by Republicans. It’s part of Sacramento’s “go along to get along” syndrome.

Midsized downtowns like San Rafael and Novato are appropriate sites for new multistory, multiunit housing for our workforce. The problem is that due to legislative overkill, what’s now allowed under AB 130, Senate Bill 330 and other state housing legislation is woefully inappropriate.

I’d like to answer the query: How tall is too tall?

First, I must review what already exists. The tallest building in downtown San Rafael is 1000 Fourth St., which is on the corner of A Street. This office tower with Bank of America on the ground floor is eight stories. Vivalon’s Healthy Aging Campus on Third Street is six floors, as is Rafael Town Center’s offices and residences between Fourth and Fifth streets. Aegis Living’s senior housing at Mission and Lincoln has five floors, as does the 155 lofts at Second Street and Brooks Street. Much of that building’s vehicle parking is appropriately underground.

At eight stories, 1000 Fourth St. should remain the tallest structure in central San Rafael. Five- and six-story apartment houses are appropriate for suburban community city centers with populations ranging from 50,000 to 60,000. In Novato, with a different history and vibe, anything above five stories is too tall.

This isn’t a new idea. A recent visit to Barcelona disclosed that the Catalonian capital’s vibrant city center consists of five- and six-story buildings. The setting is family-compatible residences above ground floors devoted to local retail, cafes and bars with outdoor seating. It’s housing on a human scale. It’s accompanied by vibrant public spaces – like Mill Valley’s booming downtown plaza but on a grander scale.

That’s the ideal. It’s unlikely to happen. Both major parties in the Golden State’s Legislature are in hock to special interests who make generous campaign contributions. The mantra is “build, baby, build.” They include technology industries, building trade unions and developers. Follow the money before casting ballots in November’s general election.

Columnist Dick Spotswood of Mill Valley writes on local issues Sundays and Wednesdays. Email him at spotswood@comcast.net.