HomeMy WebLinkAboutCD Environmental and Design Review Permit for New Mixed-Use Building at 1515 4th Street - Staff PPT1515 4th Street
New Mixed-Use Building
Appeal of Major Environmental & Design Review Approval
San Rafael City Council
May 8, 2023
Site
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Project Summary
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Architectural Details
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North Elevation
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East Elevation
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West Elevation
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South Elevation
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East-West Building Section
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Landscape Plan
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State Density Bonus Law
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•Base Project: 122 residential units
•32.5% Density Bonus = 162 residential units allowed
•Waiver: physically precludes the construction of an affordable
housing development at the densities permitted
•Concession: any reduction in site development standards or any
modification of zoning or architectural design requirements
State Density Bonus Law -Waivers/Concessions
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Standard Required Proposed
Civic Space 1,000 sq. ft. min.0 sq. ft.
Height 50 ft. max.80 ft.
Building Stepbacks, Each Elevation 10 ft. at 45 ft. tall 0 ft.
Standard Required Proposed
Front, Side Street, Rear Setback 7 ft.; 7 ft.; 15 ft.
minimum
0 ft.; 0 ft.; 10 ft.
Height 50 ft. max.80 ft.
Building Stepbacks, Each Elevation 10 ft. at 35 ft. tall 0 ft.
T4MS 50/70 District
T4N 40/50 District
Housing Accountability Act
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•May not deny or reduce density unless the local agency finds,
supported by substantial evidence, that the project would have
a specific, adverse impact upon the public health or safety
•Specific, adverse impact: a significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written
public health or safety standards, policies, or conditions as they
existed on the date the application was deemed complete
•Objective Development Standard: No personal or subjective
judgment by a public official and being uniformly verifiable by
reference to an external and uniform benchmark or criterion
Applicable Objective Standards
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•Tripartite Façade Articulation. Visually express a base, middle, and
top.
•Massing and Composition. Window bays/openings based on prevalent
patterns of 5, 7 or 9 bays.
•Corner Elements. Include a corner element to give visual importance
to the corner.
•Windows and Openings. Include projected or recessed window bays.
City Council Goals
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•Creating New Housing is one of the key policy areas of the
adopted City Council Goals and Objectives
•The Downtown Precise Plan was adopted by the City with the
intent of accommodating higher density mixed use development
in the City’s Downtown
Previous Public Hearings
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•Design Review Board on March 7, 2023
―Recommended Planning Commission approval
•Planning Commission on April 11, 2023
―Approved Environmental and Design Review Permit
Appeal Assertions
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1.Inadequate Traffic Analysis
2.Traffic Impacts to Shaver Street
3.Street Parking Supply Impacts
4.Flooding Impacts
Appeal does not identify an objective standard that the
project violates
Traffic Analysis
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•San Rafael Transportation Analysis Guidelines (2021)
•Downtown Precise Plan (2021)
•SB 743
Conclusion
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Staff recommends that City Council adopt the Resolution
denying an appeal (AP23-002) and affirming the Planning
Commission’s April 11, 2023 action approving an Environmental
and Design Review Permit (ED22-016) for a new mixed-use
building with 162 residential units and 8,900 square feet of
ground floor commercial space located at 1515 4th street and
determining the project exempt from the California
Environmental Quality Act pursuant to CEQA Guidelines Section
15332
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