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Home My WebLink AboutCD The Neighborhood at Los Gamos, A Proposed Mixed Use Project (Team) PPTTHE NEIGHBORHOOD AT LOS GAMOS San Rafael City Council February 7, 2022 REQUESTED APPLICATIONS 192 Multi-Family residential units (10% affordable), 5,600 sq ft grocery store, 5,000 sq ft community center, 225 parking spaces, community open space and park, associated landscaping / site infrastructure on 10.24 acres •Initial Study with Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program IS20-004 (SCH #2021110004) •General Plan Amendment GPA 20-001 –to change the designation from Hillside Resource Residential to Neighborhood Commercial Mixed Use •Zone Change ZC 20-002 –to rezone the property from Planned District-Hillside Development Overlay District (PD-H) and Residential-Hillside Development Overlay District (R2a-H) to Planned Development District (PD) •Vesting Tentative Parcel Map TS20-002 –to combine the existing parcels •Environmental and Design Review ED 20-058 –for development on a site with a Major Physical Improvement (with more than 3 dwelling units) CONTEXT Commercial/industrial area Single family homes N Bus stop LOCATION Existing conditions, view to the west PROJECT OVERVIEW 10.24-acre vacant site 192 apartments (10% affordable) 5,574 sf grocery store 5,003 sf community center 58’ max. height 225 parking spaces Trash stored under buildings 4.83 ac unimproved open space; 0.34 ac improved hillside; 1.29 ac improved landscaped areas Average slope 36.9% Remove 55 of the 285 trees; plant 210 new trees N 1401 Los Gamos YMCA SOUTH PARK •Most existing trees retained •Drought tolerant and California native shrubs •Passive and active recreational features •Children’s play structures •Bridge access over existing drainage path ELEVATIONS--BUILDING TYPE A East (front) South ELEVATIONS--BUILDING TYPE B East (front) South Max. height: 58’—waiver requested per State Density Bonus law Roofline articulation Horizontal articulation VILLAGE COMMONS •Pergola, children’s play area, large multi-use area all above community center •Lawn, trellis and seating areas on 3 terraces to the south •Approx. 10,000 sf total ELEVATIONS—MARKET/COMMUNITY CENTER East (front)South Elevator/stair- well tower Building steps-back up the hill HILLSIDE SECTIONS Typical section Typical section through retaining walls behind residential buildings 3, 4 and 5 HILLSIDE SECTIONS Section through the southerly buildings PROJECT DETAILS Unit No. of Units Floor Area (per unit)Balcony/Deck Area (per unit) Studio 36 496 sf 72 sf 1 bedroom 48 735 sf 116 sf 2 bedroom 90 762 –1,070 sf 128 sf 3 bedroom 18 1,153 sf 143 sf Project is consistent with applicable General Plan (NCMU) polices and Zoning Code standards (PD). Complete list of General Plan Policy consistency found in Exhibit B to the General Plan Amendment Resolution Applicant has requested concessions and waivers for relief from certain development standards as provided by State Density Bonus law. HILLSIDE DESIGN GUIDELINES •Project utilizes clustering to minimize grading •Horizontal and vertical articulation are used to break up building massing •Parking will be tucked under buildings •Majority of existing trees will be preserved •Existing drainage paths north and south of development area will be preserved •Project will be located below the ridgeline to the west •Each unit has usable private decks •Village Commons (approx. 10,000 sf) groups private open space, including 610 sf children’s play area, near center of development area •South Park hillside area is approximately an acre of common open space easily accessible from the residences ENVIRONMENTAL REVIEW Mitigated Negative Declaration of Environmental Impact (SCH #2021110004) Prepared by Independent Consultant Available for Review November 2 through November 30 ENVIRONMENTAL REVIEW No un-mitigatable impacts •Aesthetics •Air Quality •Biology •Cultural Resources •Geology and Soils •Hydrology & Water Quality •Tribal Cultural Resources Mitigation Measures proposed for: ENVIRONMENTAL REVIEW One comment received--from California Department of Fish and Wildlife •Stream and riparian habitat •Loss of trees •Burrowing owls •American badger •Roosting bats •Special status plants Mitigation Measures and Conditions requested to address: Mitigation Measures and Conditions revised to address these concerns ACTION BY THE DESIGN REVIEW BOARD (10/5/21) Unanimously recommended approval subject to following conditions: •Use darker color palette, consider use of exterior materials or horizontal elements to reduce apparent massing of the buildings •Consider planting trees in more natural arrangements rather than uniform rows •Mitigate impact of tall retaining walls in Village Commons with step-backs or application of texture/colors/materials or vegetation •Return project to Board for final approval of design details •All comments have been incorporated into the conditions of approval •Applicant has submitted revised elevations showing use of darker palette and treatment of retaining walls •No room along the project driveways to plant trees in other than uniform rows ACTION BY THE PLANNING COMMISSION (12/14/21) •Commission approved the project 5-0-2 •Discussed the amount of solar panels on the roof, pre-wiring for electric vehicles in the garage, dispersal of affordable housing, reducing automobile use •Applicant commits to putting the maximum feasible number of solar panels on the project roofs •All parking spaces will be pre-wired for EVs and 10% of spaces will have chargers installed •Applicant will institute a TDM program •Applicant has provided a floor plan showing affordable units dispersed throughout the project and among unit types (end of the Conditions—Exhibit B to Attachment 4) •Conditions 48-51 added to address these comments PD STANDARDS •Applicant has submitted revised to allow for land uses beyond grocery store and consistent with those found in the Neighborhood Commercial zone (Exhibit B to Attachment 3) •Leasing office and the community room for the project are permitted •Avoids the need to seek a zoning amendment should the use of the grocery store change to another type allowed in the Neighborhood Commercial zone SUMMARY •Additional housing on a challenging site. •Project meets the intent of the Hillside Design Guidelines: •Grading is minimized •Majority of trees are preserved •Architecture and landscaping are interesting and attractive •Proposed General Plan Amendment to NCMU and Zone Change to PD are appropriate ways to allow a mixed-use development with high-intensity housing on the hilly site. •With waivers and concessions, project meets developments standards. •The proposed grocery store will be beneficial to residents and help reduce traffic and air quality impacts. CONCLUSION Staff recommends that the City Council: •Adopt the Resolution approving the Mitigated Negative Declaration and MMRP; •Adopt the Resolution approving the General Plan Amendment; •Pass an Ordinance to print approving the Zone Change; •Adopt the Resolution approving the Environmental and Design Review application and Vesting Tentative Parcel Map with conditions. City Council may also approve the applications with modifications to the plans or conditions of approval. City Council may also continue the hearing to allow the applicant to address any comments or concerns the Council may raise. City Council may also deny the project. QUESTIONS