HomeMy WebLinkAboutCD Appeal of Approved 7-Unit Multifamily Residential Bldg. - 104 Shaver Street PPT1104 Shaver St. Project
APPEAL HEARING
CITY COUNCIL, JUNE 1, 2020
•New 7-unit multifamily residential ‘rental’ or apartment building in Downtown
1 affordable housing unit at the very low-income household level
1 ADA-accessible housing unit
•State Density Bonus –Based on 1 affordable unit to Very Low Income Households:
1 density bonus unit requested (Eligible for up to 3 density bonus units)
2 automatic concessions (up to 3 concessions allowed)
Reduce required street side yard setback, from 10’ to 8’
Increase maximum lot coverage, from 60% to 65%
Project Description
•Design Review –For design of new multi family structure
•Use Permit (Parking Modifications):
Reduce required parking, from 8 to 7 spaces (1 guest parking space)
Increase max. percent of compact parking, from 30% (2 spaces) to 50% (4 spaces)
•Variances requested:
Reduce required garage setback, from 20’ to 15’
Reduce required interior side yard setback, from 5’ to zero
Entitlements Requested
Project Site
•Challenging site configuration (triangular-shaped parcel)
•Transitional location (commercial –north, south and east; duplex residential–west)
located along busy arterial corridor (3rd St.)
Design Review Board (3 meetings)
•February 5, 2019, conceptual review
•December 17, 2019, formal project review –continued with recommendations
•February 19, 2020, revisions made;Board unanimously recommended approval of site
and building design.
Planning Commission
•April 14, 2020, Commission unanimously approves proposed Design Review Permit,
Use Permit and Variances, subject to conditions
•Commission adds one (1) condition that all garage parking spaces shall be prewired for
to allow for future installation of Level 2 (240-volt) EV charging stations
Background
Appeal Points
•Traffic safety impacts;
•Public parking impacts; and
•Flooding impacts
Public Comments
•Large amount of public comments generated since the appeal
90 comments received by staff (86 in opposition; 4 in support)
Some of these comments are from outside the immediate neighborhood of the
project; some outside the City of San Rafael
•Majority of comments opposed to the project and focus on the same concerns as the
appeal points (traffic safety and public parking impacts, though also that the design is
out of scale with the residential neighborhood located across the street from the site)
Appeal Points/Public Comment
Response to Appeal Point #1 (Traffic Safety)
•Project coordinated with Public Works with redesigns to mitigate potential traffic impacts:
Locate driveway as far from the Shaver/Third intersection as possible
Eliminate curb cut and driveway off Third St
Incorporate on-site turnaround in garage
•Project consistent with all applicable development standards, subject to the requested concessions under the State density Bonus law,Parking Modifications and Variances
•Conditions included for traffic safety:
Requiring confirmation of any monument sign and landscaping meets the safe sight distance
Requiring any garage gate include remote activation to prevent unnecessary queuing on Shaver
•Public Works Traffic and Engineer Divisions recommend approval of the project design subject to conditions
Appeal Points
Response to Appeal Point #2 (Public Parking)
•Parking requirement is 8 spaces
Based on State density bonus rules and automatic concession; 7
provided
•Parking Modification requested to eliminate 1 guest parking space
Project proposes to offset reduction in vehicle parking by increasing
bicycle parking
Downtown Parking/Wayfinding Study allows reduction of parking for
increased bike parking
•As required, both Public Works and Community Development Directors
recommend approval of the Parking Modification
Appeal Points
Appeal Points
Responses to Appeal Point #3 (Flooding)
•Public Works crews work diligently to clear seasonal blockage of the City's
storm drainage system
•Geotechnical Investigation Report (Attachment 3) for the project determined
existing subsurface groundwater on the site will not affect proposed grading
and construction required by the project, provided recommendations
implemented
•Project meets all current flood hazard and storm water runoff (MCSTOPPP)
requirements
•Challenging transitional site; adjacent to Housing Opportunity Site (220
Shaver)
•General Plan policy requires multifamily residential projects to be approved in
the mid-to high-density range
•Project proposes to construct ‘rental’ or apartment units in the Downtown, at
the high-end the allowable density
•Project adds both affordable housing (1 unit) and ADA-Accessible (1 unit) to
the City’s housing inventory
•Project revisions have improved garage maneuverability, site landscaping,
unit storage, and bicycle parking and provided greater sense of entry
Conclusion
•Community Development and Public Works Directors support requested
Parking Modifications (reduce parking and increase compact parking)
•Design Review Board recommends approval of site and building design, as
presented
•Planning Commission unanimously approved project
Finding project generally complies with application General Plan policies,
Development standards for the HR1 District,
Review criteria for Environmental and Design Review Permits, San
Rafael Design Guidelines, Good Design Principles, and
Findings necessary to approve the requested Environmental and Design
Review Permit, Use Permit (Parking Modifications) and Variances
Conclusion