HomeMy WebLinkAboutCD New 120-Residential Unit Mixed-Use Building - 703-723 Third Street (PPT 2)703 Third St. Project
703 –723 Third St. / 898 Lincoln Ave.
October 7, 2019 City Council
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Project Site
Two Downtown parcels
Across from SMART and transit center
27,367 sq. ft. combined area (.63-
acre)
Currently Developed w/ 1-and 2-
story commercial bldgs
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Project Description
New mixed-use apartment building
6-story
73’ height (66’ max.; 54’ + 12’)
120 total units (45 max. + 16 density bonus; 9 affordable units required)
Approx. 1,000 sq. ft. ground floor commercial space
121 garage parking spaces (109 mechanical parking lifts)
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Concessions requested:
Additional 7’ height bonus
Additional 59-unit density bonus
5’ front setback waiver
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Project Evolution
March 2017 –Pre -application Review
138 units
158 parking spaces on two floors (103
mechanical lifts)
74.5’ height
7-story
Concessions: height bonus & density
bonus
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Project Evolution
June 2017 –Concept Review
138 units
Parking reduced to 143 spaces (135
mechanical lifts)
Height reduced to 66’
6 stories
Concessions: density bonus
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June 2017 –Concept Review I
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June 2017 –Concept Review
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Project Evolution
March 2018 –Formal Project
Density reduced to 120 units
Parking reduced to 121 spaces (109 mechanical
lifts)
Height increased to 73’ (54’ max. height + 12’
GP height bonus + 7’ additional height bonus)
6 stories
Concessions: Additional 59-unit density bonus,
additional 7’ height bonus, 5’ front setback
waiver ,,, ,,,
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Project Evolution
Feb. 2019 –Study Session (preliminary
feedback requested by staff)
Density bonus
Height bonus
Front setback waiver
Mechanical parking lifts
Draft environmental (CEQA) findings
Explore additional affordability
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Feb. 2019 –Study Session
703 3RD STREET I: VIEW AT TAMALPAIS AVENUE & 3RD STREET
SAN RAFAEL, CA I Si'27i10 ! 703THIRD STREET ASS OC. LLC
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VINMETIR
WILLIAMS
POLLACK :
Feb. 2019 –Study Session
703 3RD STREET I VIEW AT THIRD STREET & LINCOLN AVENUE
SAN RAFAEL, CA I S/27/181 703 THI RD STREET ASSOC . LLC
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VANMETER
WILLIAMS
POLLACK :
Project Evolution
August 12, 2019 – Subcommittee
Financial Pro Forma
Applicant’s requested concessions exceed max. allowances under
State Density Bonus law.
Municipal Code allows requested concession if make project ‘financial
feasible’ to construct.
Applicant submitted financial pro forma.
City’s 3rd party economic consultant (Seifel Consulting) review
applicant’s financial pro forma
At request of Planning Commission during Study Session.
Subcommittee formed to provide an opportunity to review the
conclusions of the financial pro forma and to ask questions of City’s
economic consultant (Libby),,, ,,,
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Project Evolution
May 2019 –Design Review Board
Recommends approval of project design with
enhanced ‘Gateway Corner’ façade treatments
(unique materials and colors)
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May 2019 –Design Review Board
703 3RD STREET I VIEW ATTAMALPAIS AVENUE &3RD STREET
SAN RAFAEL, GA I B/15/20!9 I 703 THIRD STREET ASS UC. LLC
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YANMOER
WILLIAMS
POLlACK :
May 2019 –Design Review Board
703 3RD STREET I VIEW AT THIRD STREET & LINCOLN AVENUE
SAN RAFAEL CA I Bi i 5l2019 I 703 THIRD STREET ASSOC. LLC
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Project Evolution
August 2019 –Planning Commission
Additional affordability (3 moderates for 10 yr.)
Recommends approval of project with
‘Gateway’ design enhancements and requested
density and height bonuses and setback waiver.
5-2 Vote.
Reason’s provided to not recommend approval:
Scale of building too tall; and
‘Gateway” design enhancements do not work.
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Comments:
Public comments predominantly based on prior design.
Public comments balanced (scale and traffic concerns vs.
need for housing, particularly downtown.
One (1) public comment received between Planning
Commission and City Council (Sustainable San Rafael):
Supports though greater affordability needed;
Use of City’s affordable housing in-lieu fees
Misc. design recommendation to provide greater
sustainability.
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Conclusions:
Provides high-density Downtown housing near transit and services.
Presents opportunity to be a catalyst for future Downtown high-density
and mixed-use projects.
Increased density mitigated by smaller units (61 units averaging 1,313 sq.
ft./unit vs. 120 units averaging 678 sq. ft./unit)
Scale similar to BioMarin campus buildings and parking garages.
Affordability increased by 3 moderate income units (10 year term) based
on PC comments
Financial pro forma summary supports requested concessions (density and
height bonuses and setback waiver).
Mechanical parking lifts are trending as more efficient method to meet
parking demand.
Site is Housing Opportunity Site in General Plan, envisioned with greater
building height and density by the Downtown Station Area Plan.
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Questions
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