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HomeMy WebLinkAboutDRB 2018-07-17 #3REPORT TO DESIGN REVIEW BOARD SUBJECT: 3033 Redwood Highway/350 Merrydale Road— Conceptual Design Review for redevelopment of the existing site with 44 "for -sale" townhome units with garages; APN(s): 179-041-27, 179-041-28; PD(1594) Zoning District; Michael Hooper, applicant, Francine Clayton for Ridgewood Properties, owner; San Rafael Meadows Neighborhood. PROPERTY FACTS* Location General Plan Designation Project Site: GC (General Commercial) North: LI/O (Light Industrial/Office) South: GC/HDR East: N/A (Hwy 101) West: LDR Lot Size Required: 2.5 acres (minimum for PD) Proposed: existing 2.28 gross acres Height Allowed: 36' Proposed: 30' Parking Required: 88 (44 covered) Proposed: 99 (84 garage, 15 uncovered on-site) plus 9 on -street spaces Min. Lot Width (New lots) Required: N/A Proposed: N/A Outdoor Area OR Landscape Area Required: TBD Proposed: private patios, common courtyard, outdoor kitchen Grading Total: TBD Cut: Fill: Off -Haul: Zoning Designation PD(1594) PD(1436) HR1/GC N/A R7.5 (Single Family) Existing Land -Use School Public Storage Retail, restaurant, residential State Highway Residential Lot Coverage (Max.) Standard: TBD Proposed: not calculated Residential Density Allowed: 15-32 units/gross acre Proposed: 19 units/gross acres Upper Floor Area (Non -hillside residential) Allowed: N/A Proposed: N/A Setbacks Required Existing Front: See * below N/A- existing Side(s): buildings to be Ext. side. demolished Ped. side: Bldg. sep: Rear: Tree Removal Total(No./Species): 15; 9 oak, 6 bay Requirement: 35 trees Proposed: 36 trees; 28 oak, 18 bay Proposed TBD TBD TBD TBD TBD TBD * Development standards for the Planned Development (PD) Zoning District are delineated in SRMC Section 14.07. Pursuant to Section 14.07.03.E, "other development regulations shall be prescribed by the development plan". This would cover standards for lot coverage, setbacks and landscaping/outdoor area). Building height limits shall be consistent with the General Plan. Standard building height is measured from an established exterior finished grade elevation to mid -point of a sloped roof. SUMMARY The proposed project is being referred to the Design Review Board (DRB) for conceptual review of a proposed 44 -unit "for -sale" townhome development at 3833 Redwood Hwy/350 Merrydale Rd (see Exhibit 1: Project Vicinity Map). The proposed project entails the demolition of the existing on -story buildings and the construction of eight (8) three-story buildings with a total of 44 townhome units (a mixture of two-bedroom, three-bedroom and four-bedroom) with garages and uncovered parking. The project would provide 20% of the units (total of 9 units) as affordable, in compliance with Section 14.16.030, and would qualify to request "concessions" to certain development standards (e.g., parking, lot coverage, yard setbacks), as detailed in SRMC Section 14.16.360.H.3.a. Typically, Conceptual Design Review application submittals to the Board include a proposed conceptual building design concept. However, the applicant has presented seven (7) "Inspirational Imagery" design options, and is requesting that the Board provide recommendations on which design/materials would be supported on the project site. The project architect has described the proposed architectural style for the project as "modern/contemporary". Staff has advised the applicant that because the building design is still undecided, it is difficult to review the conceptual site plan, since the actual building locations/setbacks might vary depending on the ultimate design choices. Staff requests that the Board review this staff report and provide recommendations on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: 1. Whether the three-story design should provide a "step back" on the upper stories to increase light to the adjacent two-story residential apartment building. 2. Whether the proposed "modern/contemporary" building design/materials are appropriate. 3. Whether the proposed roof deck design would impact privacy for adjacent residential properties. 4. Whether the location/types of recreational amenities are appropriate. 5. Whether the proposed landscape design is appropriate and the overall concept of an encroachment into the creek setback. 6. Whether more information is needed about site lighting. BACKGROUND Site Description & Setting: The project site is a flat through lot, fronting on both the east side of Merrydale Avenue and the west side of Redwood Highway. There are two existing easements on the project site (see Conceptual Site Plan): ➢ Along the north side of the property, a 25 -foot wide Marin County Flood Control easement (including a 15 -foot -wide maintenance access easement). Along the east side of the property (running north to south), a 22 -foot wide roadway/utility easement. The project site is bordered on the north by a one-story Public Storage building complex and on the south by several two-story residential apartment complexes. There are also two (2) three-story apartment buildings located on Merrydale to the south of the project site (250 Merrydale). Across Merrydale (west of the project site) are the fenced rear yards of several one-story single-family homes fronting on Las Flores Avenue. Also, one block south at 3773 Redwood (fronting on Redwood Highway) is Oakmont of San Rafael, a three-story (35' in height) senior living facility approved by the Planning Commission in January 2018 (the approved building elevation is attached as Exhibit 2). To the north of the project site is a creek listed as a "blue line" creek on the USGS maps and is also listed as a creek in Exhibit 37 of Conservation Element in the San Rafael General Plan 2020. It has been described by the Marin County Flood Control District staff as a "highly disturbed" creek that flows into the South Fork of Las Gallinas Creek. History: The project site is zoned Planned Development (PD1594). This PD(1594) zoning is specific to the existing use on site - a learning center for training 120 developmentally disabled adults. The existing site is developed with three (3) one-story classroom buildings and a parking lot. The site has operated under a Use Permit approved by the Planning Commission in 1990 (UP90-22). However, this Use Permit does not allow residential uses and therefore the project site is required to be rezoned to accommodate the proposed project. The purpose of the "PD" zoning is to allow innovative design on large sites, by allowing flexibility in development standards, promote clustering on large site to avoid sensitive areas, as well as other reasons cited in SRMC 14.07.010. Staff is recommending that the parcel be rezoned to a new PD to accommodate the proposed residential use on site The required rezoning will trigger Environmental (CEQA) Review (Initial Study/Negative Declaration), and City Council approval with the recommendation of both the Design Review Board Planning Commission. The proposed project was reviewed as a Pre -Application and received comments in January 2018 from multiple City Departments (Building/Fire Prevention Bureau, Public Works), as well as Las Gallinas Sanitation District, Marin Sanitary Service and Marin Municipal Water District. The applicant independently contacted Marin County Flood Control District to review the proposed encroachment into the 25' creek setback area. The District's comments are included (Exhibit 3). All agencies would again review the formal application when submitted. In addition, the City's Pastfinder database has identified the project site (APN #179-041-27 and APN #179-041-28) as having a "Medium" and "High" Sensitivity respectively, for archeological resources. As part of the formal application review, staff is required to refer the project plans to the local Native American Tribe (Federated Indians of Graton Rancheria) for review and comment, and the Northwest Information Center (KWIC) for a records request search. PROJECT DESCRIPTION Use: The project proposes to construct 44 three-story "for -sale" townhomes, with garages (1 -car and 2 -car) and a mix of two-bedroom units (22), three-bedroom units (9) and four-bedroom units (9). There are four (4) different floor plans proposed (see 11" x 17" size plans for examples). Unit sizes range from 1,000 sf to 2,100 sf (see Conceptual Site Plan Sheet). The project is proposing that 18 of the units would be designed to accommodate a possible future "in-law" unit on the ground floor. Roof decks are proposed but not shown in the conceptual drawings. The applicant's project description is attached (Exhibit 4). Site Plan: The proposed project is designed with eight (8) three-story buildings on the 2.28 -acre project site (Exhibit 5). The buildings are shown as encroaching up to about 5' into the 25 -foot creek setback along the northern portion of the site. Access to the site is proposed from both Merrydale Road and from Redwood Highway (via an existing roadway/utility easement). A total of 99 parking spaces are proposed: 84 garage spaces and 15 uncovered spaces (including one (1) ADA space). An additional 9 off-site parking spaces are shown along the Merrydale Road frontage (proposed to be used by residents and/or guests). This proposed parking area is on a public street and therefore the spaces must be open to the public and cannot be used exclusively for townhome residents or guests. Separate guest parking is not required for projects that qualify for parking "concessions" in affordable housing projects, as it is included in the overall parking calculation (SRMC Section 14.16.030.H). Architecture: The applicant has not presented a specific conceptual design for the site. Rather, they have indicated their preference is to construct the buildings in a "modern/contemporary" architectural design. The applicant has presented several examples of building designs in several northern and southern California communities (see Exhibit 6) and has requested that the Board weigh in on the specific elements they would recommend for the proposed building design/colors. 3 Landscaping: Plan Sheet L1 and L3 shows the proposed planting plan and details the existing tree/shrub/groundcover inventory. Sheet L-3 shows examples of proposed planter/seat walls, fencing, gabion wood benches and bike racks. No numbers are shown on the plant legend, but the applicant has indicated that a total of 105 trees are proposed to be planted on site (11 trees to be retained). There are two areas shown as "turf" as well as concrete pavers and an outdoor kitchen to serve as a common recreational area between buildings #3 and #4 on the north end of the site. The preliminary creekside landscape and hardscape plan is shown on Sheet L-2. Based on the 25' creek setback boundary shown on the conceptual site plan, it appears some of the planter/seat walls are located within the 25' creek setback area. Lighting: No information about lighting was provided. ANALYSIS General Plan 2020 Consistency: The following policies are pertinent to the Board's review and comment on the project design concept: ➢ CD -3 (Neighborhoods): Recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities. The proposed project would introduce a 3 -story structure across the street from the fenced rear property lines in a predominantly single story residential neighborhood. However, the site is adjacent to several two-story apartment complexes on the same side of the street (west side). ➢ Policy NH -66 (Design Considerations for Development in the Vicinity of the Civic Center): Per San Rafael General Plan 2020 (Exhibit 16), the proposed project site is in the vicinity of both the Rafael Meadows/Los Ranchitos Neighborhood and the Civic Center Neighborhood, and would be highly visible from Highway 101 Freeway and the Civic Center. As such, the project will require: ■ Urban design analysis to assure the project's compatibility of materials, color and building mases with Civic Center. • Consideration of recommendations in the Civic Center Station Area Plan. This includes future options listed such as: SMART commuter parking spaces, residential parking permit program, neighborhood connectivity and bicycle improvements. ➢ Policy NH -146 (Residential Uses at the End of Merrydale): Promotes residential use at the end of Merrydale Road. The proposed project would introduce new residential development adjacent to an existing apartment complex and just south of the last lot at the end of Merrydale (currently a public storage facility). ➢ CON -6.a (Creeks and Drainageway Setbacks): Creek Setback. Maintain a minimum 25- foot development -free setback from the top of creek banks for all new development (including, but not limited to, paving and structures), except for Miller Creek and its tributaries, where a minimum 50 -foot setback shall be maintained. Setbacks up to 100 feet may be required on lots or development projects two or more acres in size where development review determines a wider setback is needed to maintain functions and resulting habitat values and in areas where high quality riparian habitat exists. The project proposes encroachments into the 25' creek setback and further analysis will be needed to determine potential impacts. See Zoning Ordinance Analysis (Section 14.16.080) on Page 5 for further discussion. 4 CON -7 (Public Access to Creeks): Provide pedestrian access to points along creeks throughout the City where such access will not adversely affect habitat values. Through development review, identify and secure areas appropriate for access points to creeks The project proposes pedestrian access and landscaping improvements/planter and benches along the creek north of the project site. Further analysis (and comments from other responsible Agencies) is required to determine potential impacts. Staff is unable to recommend support for the proposed encroachments without additional information. Zoning Ordinance Consistency: Chapter 14.07 (Planned Development) The project site is currently zoned PD(1594), which does not allow residential uses and therefore, both parcels would have to be rezoned to accommodate the proposed project. The purpose of the Planned Development (PD) is to allow innovative design on large sites, by allowing flexibility in development standards, promote clustering on large sites to avoid sensitive areas, as well as other reasons cited in SRMC 14.07.010. When a PD zoning does not allow for a proposed development, the applicant would need to either: 1) request a Rezoning to a standard (conventional zoning district, like General Commercial or High Density Residential); or 2) amend the PD to a new PD District, with appropriate standards set forth specifically for the proposed project. In this particular case, either option could work; Rezoning to a conventional zoning or Rezoning to another PD zoning that would specifically allow residential use. Staff has recommended to the applicant that the parcel be rezoned to a new PD and not a specific residential zoning district (e.g., HR1) in order to allow more flexibility in setbacks and site design. In terms of density, SRMC Section 14.17.030 stipulates that "the total number of dwelling units in a PD plan shall not exceed the maximum permitted by the General Plan 2020 density for the total site area." Density bonuses for affordable housing are allowed if the project qualifies and requests a state density bonus. The underlying General Plan Designation for the property is General Commercial, which allows a residential density of 15-32 units/gross acre. This equates to between 34-72 units allowed on the approximately 2.28 gross acre site. As such, the proposed 44 units would be consistent with the allowable density range under the GP 2020. Similarly, the proposed height (30') is consistent with the 36' maximum height allowed (per GP 2020 Exhibit 8). The project is also proposing to design 18 of the townhome units to potentially accommodate a future "in-law" unit (Accessory Dwelling Unit or "ADU"). Staff would have to evaluate the parking implications of adding ADU's to the project site. Chapter 16 — Site and Use Regulations Staff will require additional plan information/discussion to determine project consistency with the following Zoning Ordinance sections: 9 Section 14.16.025 (Refuse Enclosure Requirement): The conceptual plan does not identify and area for the trash enclosure. Comments from Marin Sanitary Service (MSS) indicated that they would like to be able to use the roadway/utility access easement for their truck, in order to "limit pushing or rolling out containers, and to limit being caught between building with a long walk". 9 Section 14.16.080 — Creeks and other Watercourses: SRMC Section 14.16.080 requires a twenty-five foot (25) or greater setback between any structure and the high top of the creek bank. The proposed site plan shows up to an approximately 5 -foot encroachment into the 25' creek setback for the north side of buildings #1, #2 and #3, with possible additional encroachments proposed for landscaping amenities (fencing and raised planter/seat walls) shown on Sheet L2. The Marin County Flood Control District (MCFCD) staff reviewed the conceptual design plans and submitted comments (Exhibit 3) expressing concern about potential impacts from proposed structural encroachments within the 15' access easement along the top of the creek, as well as trees and vegetation planted within a flood control easement throughout the length of the creek channel. Further analysis (as stipulated in General Plan 2020 CON -7) and coordination with MCFCD as well as environmental review is required to adequately analyze the appropriateness of the proposed encroachments. _Chapter 18 — Parking The parking requirement for the project is based on the number of bedrooms proposed. The parking required (Section 14.18.040) for 2 -bedroom units and 3 -bedrooms or more is the same: 2 parking spaces per unit (including I covered space), for a total of 88 parking spaces. However, the parking requirement for affordable projects (14.16.030.H.3.a) requires 2.8 spaces for 4 -bedroom projects. This calculates to 23 spaces for the proposed nine (9) four-bedroom units, for a total of 93 parking spaces required by the affordable housing parking standards. The project complies in with both standards by providing 99 spaces on site (84 garage spaces and 15 uncovered spaces). Guest parking is not required for projects providing affordable units (in compliance with the City Ordinance). Chapter 25 — Environmental and Design Review permit The project should be evaluated for conformance with the review criteria identified in Chapter 25 of the Zoning Ordinance. This chapter states that the new structures should be harmoniously integrated in relation to both the specific site design and the architecture in the vicinity in terms of colors and materials, scale and building design. Specific architectural design considerations include, but are not limited to the following: ➢ Creation of interest in the building elevation ➢ Encouragement of natural materials and earth tone/wood tone color ➢ The project size/scale should be analyzed as to the appropriateness to the existing neighborhood scale ➢ Variation in building placement and height ➢ Equal attention to design of all facades ➢ Shadowing on recreational spaces on adjacent properties ➢ Landscape design ➢ Lighting design Staff finds it difficult to provide an analysis on the project's compliance with the Design Review Criteria (or the San Rafael Design Guidelines listed below) because the applicant has not presented a specific conceptual design. The applicant has indicated that the preferred architectural style for the site is "modern/contemporary", and asked that the Board select from the examples provided on the Inspirational Imagery Plan Sheet. San Rafael Design Guidelines The San Rafael Design Guidelines are discretionary and intended to assist projects in achieving high quality design. Staff has determined the following Design Guidelines need to be discussed as part of the proposed project design: ➢ Building Desiqn: Where there is an existing pattern, particular attention should be given to maintaining consistent streetscape. ➢ Scale: Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. ➢ Building Height: Adjacent buildings should be considered and transitional elements included to minimize apparent height differences. ➢ Roof Shapes: Where possible, relate new roof form to those found in the area. 0 Building Entrances: Usable front porches, verandas or an overhead trellis can be used to define the primary entrance and to further define street the fagade. Parking: Driveway curb cuts and widths should be minimized. Staff requests the Boards provide comments on the overall conceptual site plan design, specifically: 1. Whether the three-story design should provide a "step back" on the upper stories to increase light to the adjacent two-story residential apartment building. 2. Whether the proposed "modern/contemporary" building design/materials are appropriate. 3. Whether the proposed roof deck design would impact privacy for adjacent residential properties. 4. Whether the location/types of recreational amenities are appropriate. 5. Whether the proposed landscape design is appropriate and the overall concept of an encroachment into the creek setback. 6. Whether more information is needed about site lighting. NEIGHBORHOOD CORRESPONDENCE Staff received one phone call in response to the public hearing notice mailed out 15 days prior to the hearing date to residents and applicants within 300' of the project site. The resident's primary concern was about maximum height of the building after grading and potential visual impacts. The applicant also met with several nearby neighbors in May 2018 to introduce and discuss the proposed project. City Council Resolution 8037 requires a Neighborhood Meeting for a Planned Development Rezoning. As such, the proposed project would be required to schedule a Neighborhood Meeting within the first 30 days of formal application submittal. CONCLUSION Staff requests that the Board provide comments on the conceptual design and site plan, and specifically address the items listed. EXHIBITS 1. Vicinity Map 2. Oakmont Senior Center (3773 Redwood Hwy) — Approved Color Rendering 3. Comment letter from Marin County Flood Control District, dated July 2, 2018 4. Applicant Project Description, dated May 2018 5. Preliminary Conceptual Site Plan 6. Sample modern/contemporary architectural designs Full-sized plans have been provided to the DRB members only. cc: Michael Hooper, applicant, mhooperp_campusproperty.com Francine M. Clayton, Ridgewood Properties, property owner, davidjacobsonl01(aD_gmail.com San Rafael Meadows Improvement Association, waynemrayburn(a_yahoo.com 7 SanRafael 1 N) 216 1 t http://gis.eityofsaDrafael.org/sanrafael/fasion.php X ----, Y: — No selection. 1: 3247.1162 3607.86 x 2480.41 (ft) EXHIBIT 1 1 of 1 7/9/2018, 4:39 PM —Z— Z D - -- nnnn nDhDAAAAD r`rNr A (I� NNN N -� NT_ p m-iW��-F rr1 0A=m11r-0 =�00 0mmriim -in StNAr pzrr m c zi- - I). -Ano �nno 3 EXHIBIT 2 F V I II m O 3 N ,,; z TTI N n nl ...... .............................................. D.E.RA R...T...M.E..N T...Of....P..U..B.L.1C...... W.Q.R.K$. COUNTY OF MARIN Quality, Excellence, Innovation Raul M. Rojas July 2, 2018 DIRECTOR City of San Rafael Planning Attn: Caron Parker Administration 1400 Fifth Avenue PO Box 4186 San Rafael, CA 94901 San Rafael, CA 94913-4186 415 473 6528 T RE: Planning Referral 415 473 3799 F 3R's School Site, 350 Merrydale Road 415 473 3232 TTY 179-041-27 CRS Dial 711 www.marincounty.org/pw Ms. Parker, Accounting On behalf of Marin County Flood Control & Water Conservation District (District) I have Airport reviewed the preliminary plans for the subject project. Upon reviewing the proposed plans, there appears to be adverse impacts on District -owned and/or maintained Building Maintenance facilities. The impacts are as follows: Capital Projects 1) Raised planters/seat walls, gabion wooden benches, a split rail fence, tree plantings, and the corner of a building within a 15-foor access easement along Certified Unified Program the top of the creek Agency (CUPA) 2) Trees and vegetation planted within a flood control easement through the length of the creek channel Communications Maintenance Prior to approval of the proposed development, the District requires alterations and/or mitigations to the proposed Development that result in no adverse impact on District - County Garage owned/maintained facilities. Please advise the applicant to provide revised plans Disability Access showing no adverse impact on the above referenced facilities. Engineering & Survey The City of San Rafael uses these easements to conduct annual creek vegetation removal work as part of a cooperative agreement between the City and District. Their Flood Control & preservation would therefore be in the direct interest of the City. Water Resources Thank you for the opportunity to allow the District to review and comment on this Land Development proposed development. Please feel free to contact me with any questions at 415-473- 6562 or email at gepke@marincounty.org Purchasing Respectfully, Real Estate Reprographic Services Gerhard Epke Road Maintenance Senior Project Coordinator Stormwater Program CC: Tony Williams Transportation & Hannah Lee Traffic Operations Liz Lewis EXHIBIT 3 Waste Management CONCEPTUAL DESIGN REVIEW May 2018 350 MERRY®ALE ROAD Baths -' RECEIVED 3833 REDWOOD HIGHWAY FORMER Ws SCHOOL _ MAY PROJECT DESCRIPTION=_- Plan 1 PLANNING The project comprises 44 for -sale three story townhomes with roof decks located on an approximate 2.44 acres site with primary access from Merrydale Road and secondary access from Redwood Highway. A new sideways T shaped private road will link Merrydale Road with Redwood Highway. The 44 three story townhomes will comprise 8 buildings ranging from 4 to 8 units. 40 of the townhomes will have 2 car garages, 4 will have 1 car garages. In addition, there will be 15 surface parking spaces on site. The Merrydale Road frontage will be improved with a new curb, gutter, sidewalk and landscaping providing for 9 off street parking spaces. The townhomes have generally been oriented to the north and west to provide an attractive Merrydale Road street frontage and in order to celebrate the creek. This orientation has the additional advantage of limited exposure to the freeway and providing a noise block to the Rafael Meadow neighborhood. In addition to the new Merrydale Road sidewalk, pedestrian access will be available along the creek frontage and the new sideways T shaped private road providing continuous pedestrian access from Redwood Highway to Merrydale Toad (and SMART). The townhome units will all generally be accessed from Merrydale Road, the new sideways T shape private road and central north south courtyards. In all cases garage access will be from the opposite side of the primary access except 2 units in Building 5 where primary access will be from the side. All sides of each building will be within 150 feet fire hose pull length. One side of each building will have an eaves height of no more than 30 feet. Therefore no aerial ladder fire truck access will be necessary. The 44 townhomes will comprise a mixture of 2, 3 and 4 bedroom units: Sq. Ft. Beds Baths Garage dumber Plan 1 1,000 — 1,100 2 1.5 1 4 du Plan 2 1,400 — 1,600 2 2.5 2 22 du Plan 3 1,800 — 2,000 3 3 2 9 du Plan 4 1,900 — 2,100 4 3 2 9 du Total 44 du Generally, bedrooms are located on the top floor with living spaces on the middle floor, although that could be reversed based on market demand. Access and garage spaces only are on the ground floor of Plan 1 and Plan 2. Plans 3 and 4 are deeper units allowing an "in law" unit option (that may be rented) on the ground floor along with access and garage spaces. The property has tremendous views of the surrounding hills, water ways and the Marin Civic center. The project celebrates those views by offering roof top decks that generally will meet the projects open space requirement along with the courtyards and creek promenade. The property is constrained by 2 easements, both of which are currently paved: 1. A 25 feet wide Marin County Flood Control District (MCFCD) flood control easement with 15 feet wide maintenance access easement each assigned to the City of San Rafael. Maintenance appears to continue to be administered by the MCFCD. 2. A north south easement of variable width for Roadway and Utility purposes to an unstated party but presumably to the City of San Rafael along the eastern (freeway) property line. Both agencies require that the project respect their easements however MCFCD have indicated a willingness to consider a paved maintenance path of less than 15 feet with a more user- friendly surface to accommodate pedestrian access to the units along the Creek Promenade. The project will provide 20% of the townhome units (9 units) for sale to Moderate Income families earning less than 120% of the Area wide median income adjusted for family size. The project will provide 44 much needed workforce for sale townhome units of varying size, 18 with the potential "in law" units that could be made available for rental, that would be attractive to a wide variety of home buyers. The project will start the transformation of the north end of the Merrydale Road/Redwood Highway corridor close to Smart from commercial to residential in character. ZONING General Plan: General Commercial (allows 15-32 dua - up to 43 per acre) Station Area Plan: PD consistent with General Plan Potential Opportunity Site - 43 dua Zoning: PD Allows Residential with AUP. Existing Zoning & Use Permit: PD -NG (C-172) PD 1594 - Adult Day Care Facility UP90-22/Z90-2 - Adult Day Care Facility Density Bonus: The project will provide 20% of the townhome units (9 units) for sale to Moderate Income families earning less than 120% of the Area wide median income adjusted for family size. The project is therefore eligible for a Density Bonus and to receive 2 Concessions and Incentives that would provide identifiable and actual cost reductions, an unlimited number of Modifications and Waivers of Development Standards that would otherwise have the effect of physically precluding the construction of the Project, and certain Parking Reductions. The Project would claim 0% Density Bonus and no Parking Reductions but would claim Concessions and Incentives and Modifications and Waivers. Concessions and Incentives: Waiver of City fees would provide identifiable and actual cost reductions. Waiver of any required recreation facility would provide identifiable and actual cost reductions. Modifications and Waivers: Strict application of the creek setback would physically preclude the construction of the Project at the density proposed. The creek operates as flood control channel. It's banks on the Property is lined with rip rap placed there by the City of San Rafael some years ago for erosion control. Strict application of any other applicable setback standard would physically preclude the construction of the Project at the density proposed. Subsequent Applications to be Submitted: PD Administrative Use Permit Tentative Map/Final Map 0°% Density Bonus Concessions and Incentives Modifications and Waivers Environmental Review Open Spare far Pedasldan 8 Easamenl Edge Communlry Amenity ^ _ VehiPac�la.Atness Top of Bank jjj ul Grads Break Mlplmum CreeB Fae o} Bank Setback (251 Top of Bank ,Y ,I ► ��--. _ -- - - -- - - II_ •II - - - - i�:;:r'-- Easement Edge Possible C(esk.0 �4v - ri- G 33.6'-:- A A ;k; A A A 1 A ,A A /� I, y 1. 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