HomeMy WebLinkAboutCD New 45-Unit Townhome Development - 350 Merrydale Road - 3833 Redwood Hwy PPT1350 Merrydale Rd/
3833 Redwood Highway
Final Action on Planning Applications
City Council –February 3, 2020
2.28 acre site
Former school site
Used as training school for developmently disabled
adults
Creek abuts northern edge of site.
Creek and adjacent under easement for Marin
County Flood Control District and City
Frontage on Merrydale and Redwood Highway
Proximity to SMART, freeway access
Site
Aerial Site Photo
Project Site
Guide Dogs
Civic Center
SMART Station
Proposed Project
45 For Sale Residential Units
41, three story townhomes + 4 stacked flats
9 Below Market Rate (5 @Low and 4@ Moderate)
94 parking spaces
87 Garage spaces + 7 uncovered
Height
33.5 ft. to mid point of roof
Creek promenade
Pedestrian access, units fronting creek, kids activity
area, seating & landscaping/trees
Proposed Project
Site Plan
Proposed Project
Elevations
WEST (BLDG.1)
EAST (BLDG.2)
EAST (BLDG.1)
WEST (BLDG.2)
SOUTH (BLDG.1)
NORTH (BLDG.2)
NORTH (BLDG.1)
SOUTH (BLDG.2)
Building 1 and 2
(6 Plex)
Exterior Elevations
1 2 3
4
8
5
67
GRADE5 FT.
FROM BUILDING
(-.8 FT.BELOW FLR.)±33’-6”(36’-0”MAXIMUMALLOWEDBUILDINGHEIGHT(TOROOFMIDPOINT)
9WEST(BLDG.1)
EAST (BLDG.2)
EAST (BLDG.1)
WEST (BLDG.2)
SOUTH (BLDG.1)
NORTH (BLDG.2)
NORTH (BLDG.1)
SOUTH (BLDG.2)
Building 1 and 2
(6 Plex)
Exterior Elevations
1 2 3
4
8
5
67
GRADE5 FT.
FROM BUILDING
(-.8 FT.BELOW FLR.)±33’-6”(36’-0”MAXIMUMALLOWEDBUILDINGHEIGHT(TOROOFMIDPOINT)
9
Entitlements Required/Requested
Planned Development (PD) Rezoning
Design Review Permit
Concession to allow tandem parking for 10 units
under state density bonus law
Tentative Subdivision Map
Exception to 30 ft right of way internal road
Use Permit
Phasing of the project
DRB and Planning Commission Review
DRB review two occasions
Conceptual Review July 2018
Formal Review Aug 2019
Changes made through process and recommended
for approval (unanimous)
Planning Commission
December 2019
Recommended for approval (unanimous)
Analysis
Project within maximum density of 32 units/acre
Proposed 20 units/acre
Iteration of design
Addressed community, DRB and Planning Commission comments
Consistent with the General Plan and Zoning Ordinance
Full analysis in Staff Report
Exception to Subdivision Ordinance supported
Use of Tandem Parking is concession under State Law granted for providing required affordability
California Environmental Quality Act
Initial Study Prepared
20 topic areas analyzed
All impacts less than significant or less than
significant with mitigation measures
Mitigated Negative Declaration
Noticed for 30 day public review period
Planning Commission conducted hearing
Received two comments. CalTrans and
Department of Toxic and Substance Control
Responded to at Planning Commission meeting
Public Comments
DRB Meetings
Generally supportive comments
Some concerns with privacy and parking
expressed during DRB review
Planning Commission meeting
Craig Murray
Civic Center Arms/San Rafael Meadows
Sustainable San Rafael
No comments based on noticing for this Council
meeting
Conclusion
•Creative redevelopment of an underutilized infill site with
much needed housing,
•Site is located near major employment and services and
with a variety of transportation options
•Project is consistent with the General Plan, Zoning
Ordinance, Subdivision Ordinance and Civic Center Station
Area Plan
•All environmental impacts can be mitigated to less than
significant levels.
•Positive recommendation from DRB and PC
Recommended Action
Staff recommends that the City Council:
1.Adopt Resolution adopting the Mitigated
Negative Declaration and Mitigation Monitoring
and Reporting Program (Attachment 1);
2.Pass Ordinance to print approving the Rezoning
from Planned Development District (PD) to a
revised PD District (Attachment 2); and
3.Adopt Resolution Conditionally Approving the
Environmental and Design Review Permit, Use
Permit, Tentative Parcel Map and Subdivision
Exception applications for the project
(Attachment 3).
QUESTIONS