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Home My WebLink AboutCED Northgate Town Square Project PPTNorthgate Town Square City Council Meeting December 2, 2024 INTRODUCTIONS & ACKNOWLEDGMENTS 2 •Full complement of staff and consultants have been part of the review and response of this project •City representatives from Police Department, Fire Department, Department of Public Works, Community and Economic Development Department, City Attorney's Office, City Manager's Office, Finance Department •City’s consultant team, including Burke Williams & Sorenson (legal), M-Group (planning), LSA (environmental), Parametrix (traffic), Seifel Consulting (fiscal) •Merlone Geier's team and their consultants PURPOSE OF MEETING 3 •Review project entitlements and associated project Environmental Impact Report (EIR) •Three staff recommendations for Council consideration:(add all staff recommendations that need Council action) •Adopt a Resolution certifying the Final Environmental Impact Report •Introduction of an Ordinance to approve a Zoning Amendment and adopt Findings of Fact, Statement of Overriding Considerations, Mitigation Monitoring and Reporting Program •Resolution approving Project Entitlements, including Vesting Tentative Subdivision Map, Master Use Permit, Environmental and Design Review Permit, and Master Sign Program PROJECT EVOLUTION •Project has been presented at many public and community meetings •Several rounds of modifications and revisions since initial submittal in 2021 •Revised plans submitted in June 2024 represent final proposed project •Final project was presented to the Planning Commission hearing in October 2024 •Only change to the project since Planning Commission hearing in October is revisions to the Master Sign Program 4 2021 2022 2023 2024 OVERALL PROJECT TIMELINE: Formal Application Submitted Draft EIR Scoping Session Revised Application Submitted Revised Application Submitted PC/DRB Study Session DRB Project Review and Comment Notice of Preparation / Initial Study PC Study Session MAR-21 JAN -22 JAN -24 JUN-21 MAR-22 FEB-24 SEP-21 MAY-22 JUN-24 DEC-21 NOV-22 SEP-24 JUL-23 Revised Application Submitted JUL-23 DRB review of non-residential SEP-23 DRB review of residential Draft EIR Notice of Availability PC DEIR Meeting Final Project Modifications Submitted PC Study Session MAY-23 Revised Application Submitted NOV-23 Revised Application Submitted OCT-24 PC Recommendation REVISED PROJECT 6 •Increase in size and enhancement of amenities in the Town Square •Elimination of the stand-alone affordable housing component and moved to 10% inclusionary throughout the project •Added 38 townhomes •Added X units and increased building height to 6-stories to Residential 5 to increase units to maintain 1,422 total; and •Architectural changes to the cinema building •Architectural refinements to add articulation and pedestrian level interest •Withdrawal of the application for a Development Agreement •Revised Master Sign Program 2025 Master Plan – Phase 1 Demolition: 308,946 square feet of existing retail Construction: 44,380 square feet of new retail Construction: 864 residential units (87 affordable units) Construction: 56,975 square foot town square and 9,604 square foot bike hub with amenities PH A S E 1 OV E R A L L U S E & P R O G R A M M I N G PH A S E 1 OP E N S P A C E & L A N D S C A P I N G 2040 Master Plan – Phase 2 Demolition: 339,861 square feet of existing retail Construction: 57,300 square feet of new retail Construction: 558 residential units (56 affordable units) PH A S E 2 OV E R A L L U S E & P R O G R A M M I N G PH A S E 2 OP E N S P A C E & L A N D S C A P I N G BLUE = RETAINED RED = FULL OR PARTIAL DEMO (2025) YELLOW = DEMO (2040) Phase 1 Phase 2 OVERALL DEMOLITION PLAN (2025 & 2040) ENVIRONMENTAL REVIEW 14 •Final Environmental Impact Report (FEIR) was released on October 18, 2024, includes analysis of the revised project •Response to Comments for all comments received during 60-day public review period were included in the FEIR •Addendum to the Response to Comments Document was published on November 22nd, 2024 •The City Council must certify the Final Environmental Impact Report , adopt applicable findings, adopt the statement of overriding considerations, and adopt the Mitigation Monitoring & Reporting Program in order to take action on the project tonight PURPOSE OF CEQA 15 Identify a project’s significant environmental impacts Evaluate potential impacts against “baseline” conditions according to established thresholds Identify ways to mitigate or avoid project impacts Identify a range of reasonable alternatives that meet basic project objectives and avoid project impacts Inform the public and decision- makers of the environmental effects of a project Impacts are direct physical changes in the environment and reasonably foreseeable indirect physical changes CEQA PROCESS AND TIMELINE Milestone Date Publication of Notice of Preparation (NOP)December 9, 2021 Draft EIR Scoping Session January 11, 2022 End of 30-Day NOP comment January 14, 2022 Publication of Draft EIR and Notice of Availability January 5, 2024 Draft EIR Comment Session February 13, 2024 End of 60-day Draft EIR Comment Period March 5, 2024 Publication of Response to Comments (RTC ) on Draft EIR October 18, 2024 Planning Commission Considers Recommendation to Certify Final EIR October 29, 2024 City Council Considers Certification of the Final EIR December 2024 OVERVIEW OF DRAFT EIR FINDINGS SIGNIFICANT UNAVOIDABLE IMPACT LESS THAN SIGNIFICANT WITH MITIGATION LESS THAN SIGNIFICANT IMPACT NO IMPACT •Greenhouse Gas Emissions •Noise (Operation Period) •Air Quality •Cultural (Archeological) and Tribal Resources •Geology and Soils and Paleontological Resources •Hydrology and Water Quality •Hazards and Hazardous Materials •Noise (Construction Period) •Transportation •Utilities and Services •Cultural (Historic Architectural) Resources •Energy •Land Use and Planning •Population and Housing •Public Services and Recreation •Visual Resources •Agriculture and Forestry Resources •Mineral Resources •Wildfire Significant and Unavoidable Impacts Greenhouse Gas Emission Impacts GHG-1 and GHG-2 Noise Impact NOI-2 PROJECT ALTERNATIVES Alternative Characteristics Impacts Reduced?Mitigation Measures Required No Project •No modifications to the project site •All project impacts would be avoided •None Reduced Development •501,941 sq. ft. of commercial space •922 residential units •Incremental decrease in air quality, energy, greenhouse gas, and noise impacts due to reduced construction and operation intensity •Transportation noise impacts increase •All mitigation measures would still be required Reduced Residential •217,520 sq. ft. of commercial space •1,359 residential units •Incremental decrease in air quality, energy, greenhouse gas, and noise impacts due to reduced operation intensity •All mitigation measures would still be required Final Environmental Impact Report •Draft Environmental Impact Report •Response to Comments (RTC) Document Purpose and Organization of the Final EIR Minor revisions to the project List of agencies, organizations, and individuals who provided written and verbal comments on the Draft EIR - approximately 270 comment letters were received Reproduction of each comment letter received, and a transcript of verbal comments provided at the Draft EIR Planning Commission hearing Written responses to each substantive comment that addressed the adequacy of the information and analysis in the Draft EIR Revisions to the Draft EIR Categorized Responses •Categorized responses address key issues: #1: Draft EIR Public Review Period #2: Project Merits #3: Environmental Baseline #4: Transportation Analysis Methodology #5: Scope of Alternatives #6: Speculation without Substantiation #7: CEQA Mitigation Requirements #8: Adequacy of the Draft EIR Response to Comments: Impact on Schools •The project’s contribution to increased enrollment within the Miller Creek School District (MCSD) is consistent with the enrollment projections outlined in the 2040 General Plan EIR •The timeframe for full buildout of the project allows for the MCSD to plan for enrollment increases •State law specifies that the payment of development impact fees is deemed to be full and complete mitigation for impacts to school facilities •Traffic on surrounding roadways would be reduced compared to existing conditions and the project would not substantially increase congestion during pick up and drop off periods for area schools Response to Comments: Greenhouse Gas Emissions •Prohibition of natural gas use in commercial kitchens is infeasible, inconsistent with the City’s Municipal Code, and is legally indefensible •All-electric commercial kitchen equipment may be available, but it is not established that this equipment would be practical or feasible for the project •All feasible mitigation measures are recommended – additional recommended measures do not have a nexus to the use of natural gas and would not avoid or reduce the identified impact •Overall, the project has a net negative impact on operational GHG emissions Revisions to the Draft EIR: Revised Project •The Final EIR fully documents and analyzes project revisions that were provided in the June 4, 2024 re-submittal •The minor increase in commercial space (1,860 square feet), expansion of Town Square, and other minor project modifications do not change the construction or operational impacts and related mitigation measures identified in the Draft EIR •The project revisions have been considered in the responses to comments on the Draft EIR Revisions to the Draft EIR: Supplemental Air Quality Analysis •Supplemental modeling updates the Health Risk Assessment utilizing meteorological data from an air monitoring station that is closer to the project area •Another off-site emergency generator was added to the analysis of emission sources •The revised analysis determined that impacts would continue to be less than significant with implementation of mitigation measures •Applicable air quality emission reduction measures were modified for clarity and are more stringent than presented in the Draft EIR Mitigation Monitoring and Reporting Program (MMRP) •The MMRP identifies all feasible mitigation measures from the Final EIR that are required to reduce the physical environmental impacts of the project •The implementation strategy and timeline is identified, including by phase of development •The responsibility for implementation •Entity that will oversee implementation and how the measure will be monitored and enforced CEQA Guidelines Section 15151: Standards for Adequacy of an EIR An EIR should be prepared with a sufficient degree of analysis to provide decisionmakers with information which enables them to make a decision which intelligently takes account of environmental consequences. An evaluation of the environmental effects of a proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in the light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The courts have looked not for perfection but for adequacy, completeness, and a good faith effort at full disclosure. TRAFFIC ENVIRONMENTAL BASELINE •Provides background and factual support for the use of the environmental baseline that assumes full occupancy of the existing 766,507 square feet of gross leasable area •The Mall maintained strong occupancy levels since 2017 when the owner purchased the property and vacancy was at 3.2 percent in 2020, prior to the COVID-19 pandemic •Institute of Transportation Engineers (ITE) trip generation rates for shopping malls assume some amount of inherent rolling vacancy •The existing gross leasable area of the Mall has been entitled and may be occupied for retail use at any time •Applying a conservative 5% vacancy, the Final EIR confirms that minor fluctuations in employment data would not have any material effect on the analysis or conclusions presented in the Draft EIR TRANSPORTATION ANALYSIS METHODOLOGY •Use of Institue of Transportation Engineers trip generation rates is an established and widely used method for estimating existing and proposed trip generation rates •The methodology for collecting existing and projecting future traffic volume data is consistent with the City’s Transportation Analysis Guidelines and is based on TAM’s Demand Model for future 2040 conditions (and not one-time 2021 counts) •Even if unleased space were subtracted from the 2021 traffic counts the project’s PM peak hour trips show an overall reduction compared to existing conditions •Residential uses generate fewer daily and PM peak trips than commercial uses Transportation Improvements in North San Rafael 30 •Roundabout project east side HWY 101: Construction 2025 by Caltrans (https://www.cityofsanrafael.org/ada-mtf-101/) •Freitas Pkwy HWY 101 Interchange project: Project Initiation Document planning stage by TAM working with Caltrans and San Rafael (https://tam101study.com/) •Merrydale Northgate Promenade (Northgate to Civic Center)- Project includes $500k from developer.Design anticipated 2025. •South Merrydale- Civic Center Pathway Connector- Design to begin 2025 with construction 2026-2027 •Freitas Parkway- Preliminary design Multi-use Pathway-currently in design •Traffic signal inventory and upgrade plan FIRE SERVICES & EMERGENCY EVACUATION •A recent study of fire and medical service adequacy and capacity in the Northgate area found that no additional facilities or fire suppression and emergency medical resources would be needed, based on the projected size, density, and incident volume in the project area •Further evaluation of wildfire risk and evacuation procedures determined that the project would not create new or worsen existing conditions related to wild land fires •The Police & Fire Departments have confirmed that adequate procedures and protocols are in place to evacuate the project area in the event of a natural disaster FISCAL ANALYSIS 32 •Summary of Findings •Approach to Fiscal Impact Analysis •Fiscal Revenues •Fiscal Costs •Fiscal Impact Analysis Results 33 Projected General Fund Fiscal Impacts See Exhibit 4 -Page 391 for Report Libby to Add notes on Slide Explanation and better version of chart (this version pixelized) SUMMARY OF FINDINGS FROM FISCAL IMPACT ANALYSIS 34 •Projected net positive fiscal impact on City’s General Fund at full buildout of Phase 1 (2025 Plan) and Phase 2 (2040 Plan) of the Proposed Project. •New mixed-use development and the Town Plaza will create an attractive centerpiece for new housing, commerce and recreation. •The project will stabilize and prevent further decline in fiscal revenues from the property. PLANNING COMMISSION RECOMMENDATIONS Planning Commission Recommended Approval of the Project, with the following added conditions for: •faux turf, modify the sign program, and submit a colors and materials board. Add the additional ones... Planning Commission requested staff to evaluate: 1) privacy, 2) post construction traffic studies,and 3) construction impacts •Add language from staff report that says staff did so and found no more studies were needed PROPOSED CONDITIONS OF APPROVAL 36 Some of the conditions specifically respond to public input and project refinement including: •Sustainability – above standard green building codes •Contribution towards Merrydale pedestrian improvements •Bike and pedestrian improvements, connecting development to existing community •Construction Management Plan – advanced review of construction phasing and community notification •Town Square improvements – see next slide TOWN SQUARE •Increased in size •Incorporated row of parking •Maintained adjacent bike hub •Retractable bollards •Moved dog park •Enhanced play area •Eliminated synthetic turf •Removed bollards from grass area REQUESTED ENTITLEMENTS 38 The proposed Town Square Project requires the following City Council Approvals: •Zoning Amendment – Plan Development Zoning District •Vesting Tentative Subdivision Map •Master Use Permit - includes affordable housing agreement •Environmental and Design Review Permit includes Density Bonus •Master Sign Program STANDARDS FOR REVIEW Project reviewed by staff for compliance with: •San Rafael Municipal Code •San Rafael Subdivision Ordinance •San Rafael General Plan 2040 •San Rafael Design Guidelines •CEQA Guidelines •Consistency matrices included in packet and findings in resolutions PROPOSED ZONING AMENDMENT Staff recommends that the City Council approve the following: •Rezoning of Northgate Mall property from General Commercial to Northgate Town Square Planned Development •Establish Northgate Town Square Planned Development District and associated standards •Modify the Zoning Map to represent the change from General Commercial to Planned Development 40 PROPOSED NORTHGATE Planned Development STANDARDS 41 Staff recommends that the City Council approve the proposed standards. •The Proposed Northgate Planned Development includes provisions that deviate from current zoning, including: •Allows transfer of standards across the entire site •Fencing provisions for different uses proposed •Minimum 150 square feet for minimum of private usable open space for each residential unit •Provisions for bicycle parking •Temporary uses at the Town Square •Compliance with Master Affordable Housing Agreement and Public Access, Use, and Maintenance Agreement PROPOSED VESTING TENTATIVE SUBDIVISION MAP 42 Staff recommends that the City Council approve the following: •The proposed vesting tentative map which subdivides six existing lots into 24 new lots AND provides for future subdivision for condo purposes on Lots 2 and 3 (Residential 1 and 2) •Conditions include requirements for: •Subdivision Improvement Agreement •Public amenities and improvements •Upsize sewer main •Recycled water •Erosion control and stormwater prevention plan •Fire prevention infrastructure PROPOSED MASTER USE PERMIT 43 Staff recommends that the City Council approve the following phased multi-unit development which: •Provides for all proposed uses on the site •Includes conditions related to affordable housing, privately owned publicly accessible open space areas PRIVATELY OWNED PUBLICLY ACCESSIBLE OPEN SPACE 44 Staff recommends that the City Council approve the: •Privately Owned Publicly Accessible Open Space Agreement, which identifies areas as part of project that are privately owned, but publicly accessible •Elements of the agreement include specific improvements, maintenance, access •Five areas specifically identified for public access: •Town Square •Bike Hub •Restaurant Entry Plaza •West Entry Rest Stop •East Entry Rest Stop PROPOSED ENVIRONMENTAL AND DESIGN REVIEW PERMIT 45 Staff recommends that the City Council approve the Environmental & Design Permit which approves architectural, site, and landscape design. •Permit also includes specifications related to: •Density Bonus and Building Height •Inclusionary Housing •Town Square and Public Amenities •Drive through facilities •Colors, Materials, and Landscaping •Tree Removal and Protection •Refuse Storage and Collection PROPOSED MASTER SIGN PROGRAM 46 Staff recommends that the City Council approve the Master Sign Program which stablishes a uniform signage approach across the site. •Includes provisions for private tenant signs and wayfinding signs •The Planning Commission recommended a reduction in the number of signs, which have been incorporated into the final project RECOMMENDATION It is recommended that the City Council receive public input on the Project and approve the following: •Resolution certifying the FEIR •Resolution approving a Zoning Amendment to establish the Northgate Town Square PD District, approve the Northgate Town Square Development Plan, amend the City’s Zoning Map, and rezone the 44.76-acre property from General Commercial to the Northgate PD District and adopt findings of fact, a statement of overriding considerations, and a mitigation monitoring and reporting program. •Resolution approving the Vesting Tentative Subdivision Map, Master Use Permit, Environmental and Design Review Permit, and Master Sign Program for the Northgate Town Square Project BACK UP SLIDES ENVIRONMENTAL REVIEW 50 To date: •Notice of Preparation: December 9, 2021 •Scoping Meeting: January 11, 2022 •DEIR Notice of Availability: January 5, 2024 •DEIR Public Comment Period: January 5 – March 5, 2024 •Planning Commission meeting on DEIR: February 13, 2024 •Release of FEIR: October 18, 2024 •PC recommendation: October 29, 2024 •CC consideration of certification: December 2, 2024 DRB COMMENTS 51 •Consensus that the massing of the overall project is too big •Increase visual interest on all elevations of each buildings (four sided architecture) •Provide additional awnings and other shade options •Consider alternative design features on the east facing elevation of the cinema building in lieu of the proposed mountain relief •Consider providing a landscaped green screen or other design solution to break up the rear façade of the cinema structure across from the townhomes DRB COMMENTS 52 •Maximize use of shade trees where possible •Increase level of detailing on the landscape plans versus what is shown on the renderings •Utilize permeable paving throughout the project to the extent possible •Make the town square significantly larger •Eliminate use of faux landscape materials (faux rocks/logs, synthetic turf, etc) •Eliminate dog park from town square •Eliminate rocks in town square PH A S E 1 S I T E A C C E S S , C I R C U L A T I O N , CO M M E R C I A L L O A D I N G PH A S E 1 V E H I C L E A N D B I C Y C L E PA R K I N G C O M M E R C I A L & RE S I D E N T I A L BLUE = SHORT-TERM BIKE PARKING GREEN = LONG-TERM BIKE PARKING (RES) PINK = LONG-TERM BIKE PARKING (COM) VEHICLE PARKING BICYCLE PARKING Total EV Charger EV Ready Clean Air Vehicle ADA Spaces Compact Spaces Short Term Long Term 3,453 410 1,242 223 119 22 240 860 PH A S E 1 U S A B L E O P E N S P A C E RE S I D E N T I A L 1 , 2 , 3 , 4 RES 1 RES 2 RES 3 RES 4 Residential 1 7,314 s.f. Residential 2 22,303 s.f. Residential 3 42,979 s.f. Residential 4 70,401 s.f. DARK GREEN = PRIVATE AREA LIGHT GREEN = COMMON OUTDOOR AREA BLUE = COMMON INDOOR AREA Residential Parcel Total Area PH A S E 2 S I T E A C C E S S , C I R C U L A T I O N , CO M M E R C I A L L O A D I N G BLUE = SHORT-TERM BIKE PARKING GREEN = LONG-TERM BIKE PARKING (RES) PINK = LONG-TERM BIKE PARKING (COM) VEHICLE PARKING BICYCLE PARKING Total EV Charger EV Ready Clean Air Vehicle ADA Spaces Compact Spaces Short Term Long Term 3,887 646 2,080 306 155 33 260 1,452 PH A S E 2 V E H I C L E A N D B I C Y C L E PA R K I N G C O M M E R C I A L & RE S I D E N T I A L PH A S E 2 U S A B L E O P E N S P A C E RE S I D E N T I A L 5 , 6 Residential 5 54,688 s.f. Residential 6 43,617 s.f. Residential Parcel Total AreaDARK GREEN = PRIVATE AREA LIGHT GREEN = COMMON OUTDOOR AREA BLUE = COMMON INDOOR AREA RES 5 RES 6 TOWN SQUARE 59 RESIDENTIAL PARCEL 1 60 ORIGINAL REVISED RESIDENTIAL 1 •Replaced 96 unit EAH building •38 for-sale three- story townhomes •Similar Residential 2 •Shifted approach to inclusionary housing to distribute 10% BMR units on each residential parcel •Maintain 1,422 total residential units RESIDENTIAL PARCEL 5 62 RESIDENTIAL 5 •Increased by 58 units •Maintained 1,422 total residential units •Increased massing to 6- stories •Other changes to modify location of common recreation areas CINEMA BUILDING 64 CINEMA •Eliminated mountain motif •Addition of trellis •More robust tree planting along east and south elevations •Addition of windows and sunshades on south elevation FENCING 66 SIGNAGE 67 RESIDENTIAL 68 SHOPS AND PADS 69 PROJECT EVOLUTION 70 SITE DEVELOPMENT CATEGORIES MAR-24 JUN-21 MAR-22 JUL-23 JUN-24 Total Residential 1,356 1,320 1,320 1,422 1,422 Total Affordable Residential --138 147 143 Residential Density (dwelling units per acre)30.3 29.5 29.5 31.8 31.8 Total Retail/Commercial (square feet)246,677 250,200 225,100 217,520 219,380 Non-residenital Intensity (floor area ratio)0.13 0.13 0.12 0.11 0.11 Landscaping Concept 334,138 360,299 328,785 324,870 Usable Open Space Concept 299,510 225,500 328,785 329,142 Town Square -35,000 47,818 48,075 56,975 Bike Hub Open Space/Plaza --14,025 12,934 9,604 Residential Parking 2,311 2,225 2,314 2,524 2,586 Retail Parking 1,776 1,445 1,402 1,325 1,303 Long-Term Bicycle Parking (Residential)--Concept 1,396 1,356 Short-Term Bicycle Parking (Entire Site)--138 198 210 Long-Term Bicycle Parking (Retail)--47 96 96 PH A S E 1 C O M M E R C I A L S P A C E Space Floor Plans Category Existing (sq ft) Demolished (sq ft) Existing to Remain (sq ft) New (sq ft) Total (sq ft) Sears --Full Demolition 134,976 134,976 ------ HomeGoods --Full Demolition 29,538 29,538 ------ Mall RT-16 Partial Demolition 199,792 144,432 55,360 --55,360 Macy’s --Preserved 254,015 --254,015 --254,015 Major 1 RT-8 Preserved 79,051 --79,051 --79,051 Rite Aid --Preserved 17,340 --17,340 --17,340 Shops 1 RT-13 Preserved 6,795 --6,795 --6,795 Cinema RT-2 Preserved/New 45,000 --45,000 20,000 65,000 Ounces --New ------480 480 Shops 3 RT-2 New ------5,000 5,000 Shops 4 RE-50 New ------6,200 6,200 Pad 1 RT-22 New ------8,400 8,400 Pad 2 RT-26 New ------4,300 4,300 Total 766,507 308,946 457,561 44,380 501,941 PH A S E 1 C O M M E R C I A L S P A C E Space Floor Plans Category Existing (sq ft) Demolished (sq ft) Existing to Remain (sq ft) New (sq ft) Total (sq ft) Macy’s --Full Demolition 254,015 254,015 ------ Major 1 --Full Demolition 79,051 79,051 ------ Shops 1 --Full Demolition 6,795 6,795 ------ Mall RT-16 Preserved (Pre-existing)55,360 --55,360 --55,360 Rite Aid --Preserved (Pre-existing)17,340 --17,340 --17,340 Cinema RT-2 Preserved (Phase 1)65,000 --65,000 --65,000 Ounces --Preserved (Phase 1)480 --480 --480 Shops 3 RT-2 Preserved (Phase 1)5,000 --5,000 --5,000 Shops 4 RE-50 Preserved (Phase 1)6,200 --6,200 --6,200 Pad 1 RT-22 Preserved (Phase 1)8,400 --8,400 --8,400 Pad 2 RT-26 Preserved (Phase 1)4,300 --4,300 --4,300 Major 3 RE-70 New ------10,000 10,000 Major 4 RE-88 New ------25,000 25,000 Shops 5 RE-70 New ------3,500 3,500 Shops 6 RE-88 New ------5,000 5,000 Pad 3 RT-40 New ------5,000 5,000 Pad 4 RT-43 New ------3,800 3,800 Pad 5 RT-46 New ------5,000 5,000 Total 501,941 339,861 162,080 57,300 219,380 PH A S E 1 R E S I D E N T I A L U N I T S Housing Type Units Low-Income Units Unit Sizes (square feet) Floor Plans Residential 1 For-sale Townhomes 38 Total Units: 6 one-bed 18 two-bed 8 three-bed 6 four-bed 4 Low-Income 1 one-bed 1 two-bed 1 three-bed 1 four-bed 1 bed: 470 2 bed: 1,503 – 1,575 3 bed: 1,441 – 2,019 4 bed: 2,107 – 2,124 RE-3 to RE-5 Residential 2 For-sale Townhomes 100 Total Units 10 one-bed 40 two-bed 30 three-bed 20 four-bed 10 Low-Income 1 one-bed 4 two-bed 3 three-bed 2 four-bed 1 bed: 470 2 bed: 1,503 – 1,575 3 bed: 1,441 – 2,019 4 bed: 2,107 – 2,124 RE-15 to RE-17 Residential 3 Rental Apartments 280 Total Units 63 studio 164 one-bed 53 two-bed 28 Low-Income 6 studio 17 one-bed 5 two-bed Studio: 620 1 bed: 680 – 1,315 2 bed: 1,130 – 1,655 RE-32 to RE-38 Residential 4 Rental Apartments 446 Total Units 41 studio 310 one-bed 95 two-bed 45 Low-Income 4 studio 32 one-bed 9 two-bed Studio: 620 1 bed: 680 – 1,415 2 bed: 908 – 1,970 RE-48 to RE-56 Total 864 87 -- PH A S E 2 R E S I D E N T I A L U N I T S Housing Type Units Low -Income Units Unit Sizes (square feet) Floor Plans Residential 5 Rental Apartments 309 Total Units 52 studio 190 one-bed 67 two-bed 31 Low-Income 5 studio 19 one-bed 7 two-bed Studio: 620 1 bed: 680 – 830 2 bed: 1,130 – 1,150 RE-3 to RE- 5 Residential 6 Rental Apartments 249 Total Units 36 studio 160 one-bed 53 two-bed 25 Low-Income 4 studio 16 one-bed 5 two-bed Studio: 620 1 bed: 680 – 830 2 bed: 1,130 – 1,150 RE-15 to RE-17 Phase 2 (2040) Total 558 56 -- Buildout Total 1,422 143 --