HomeMy WebLinkAboutDRB 2014-07-08 #5Meeting Date
Numbers:
Planner:
1.ln,::.n",,,, Item:
July 8, 2014 ~
CDR14-003 CI!.1:!
Kraig Tamborninl -(415) 485-3092
Community Development Department -Planning Division
TO DESIGN BOARD
SUBJECT: 1700 Mixed-use) -Design Review redevelopment
mixed-use building containing nine (9) 1
residential units, one 2-bedroom unit, 11 parking with four (4)
spaces and 1,000 feet of retail area; APN: 011-192-07; Zone, Ralph
Properties LLC, Applicant; Hanna Owner; West Neighborhood,
PROPERTY FACTS
location
Project Site:
General Plan Designation
West End Village
North:
South:
East.
West.
lot
West End Village
West End Village
West Village
West End
Required, 6,000sf
Proposed, (existing)
Allowed
Parking
30-36 (max height includes 6' bonus)
38' (height includes a 2' arch. feature)
15 (see staff report)
11
Min. Lot Width (New lots)
Required: NA
Proposed: NA
Outdoor Area OR Area
NR
Private balconies 2'-3' strip
adjacent to building on Fourth St)
Zoning Designation
WEV
WEV
WEV
WEV
WEV
Lot
Standard:
Proposed:
(Max.)
No restriction
100%
Land-Use
Restaurant
Vacant/Parking
Downtown
Downtown Retail
Auto service/sales
Residential Density I Gross Building/Floor Area
AHowed 7 units density)/O.70 FAR
10 units on 30'% state density
FAR
Setbacks
Front: +/-10'
Side(s): +/-26'/40'
Ext. side. n/a n/a
Ped. side: nfa n/a
Bldg. sep.· n/a n/a
Rear: NIR +1-27'
Tree Removal/Replanting
n/a
n/a
nla
0'
Grading
Total: Not
TBD
NA
TBD
ISpecies): 9 mature trees to be removed on site
Cut.
Fill
5 new street trees to be planted
13
SUMMARY
is being referred to
of a
development projects subject to Major
1 .030 B. Board review is
submittal of zoning entitlements. As
major Design Review approval and
and/or height bonus if not pursued as a
required at the Planning Commission
design ,...,,,,,..,,nl
In the downtown area.
Review pursuant to
comment on the to
the project would include a density bonus that requires
approval (for parking modifications and mixed-use,
bonus concession) Formal would be
Staff has determined that the is consistent
with the WEV area criteria and
following topics, in addition to any
identified in this report Staff comments on the
comments noted at the meeting:
.. Whether the 2' increase in
architectural feature.
corner building "tower" is as an
II That the three story building (e.g., details, story heights, roof wall planes.
pattern and any proposed landscape
character of the surrounding area.
it would adequately
That the concept it would In a well-designed and
pedestnan-oriented "'t"' ... ""t.c"',..,t., well-defined entryways and
pattern.
That proposed balconies,
and appropriate as
tower elements, parapets
in the conceptual plans.
.. Recommendations, if any, on unit access, design or
!II Recommendations, jf any, on lighting and refuse storage location or
II Recommended design for the interior side and rear
shown).
.. on to other
criteria.
BACKGROUND
with
are successful
building elevations (not
Guidelines
site is currently developed with a small restaurant building, With a outdoor patio area (aka,
Hanna's). The site was originally as a service , which was
an ice cream pa rlor in the 1 (permit 5137 issued 10-21-74), and
use. The underground fuel with the prior
abandoned per Fire Department irements (per use permit UP74-1
Services prepared a Soil Groundwater Investigation Report,
detectable levels of contamination to soil and grou on site. The determination
is that no negative impact to has been made, and no further action is necessary.
West End Village neighborhood is characterized by older and historic one and two story
commercial and with a prominent retail majority of the
buildings along Fourth are built to the property lines with floor in the same plane,
offset with architectural as cornices and window walls are masonry and
wood, with varied styles commonly comprised of blank walls the building is along an
interior boundary. The area more intense building development in two and three-story
2
structures. New development with mixed-use with ground floor retail is encouraged and anticipated to
the predominant development pattern of the area.
4 the City on a for the project which
,"0\1,,,,,,., of the layout, density and nonresidential intensity The applicant was
it for conceptual review, in accordance With San Rafael Municipal Chapter
DESCRIPTION
The project consists of demolition of existing commercial structures (i.e., Han restaurant, shed
patio structure), and eight (8) on-site parking new construction of a new
mixed-use building with 10 unit apartments in two levels, 1.000 square of ground retail, and 11
parking As the number of parking four (4) that
shared by residential!commercial uses during hours, which would require a use
(referred to the Planning Commission). site is approximately by 96'
foot) within downtown WEV district West End neighborhood area.
show south and east front proposes to
with balcony and awning projections over the sidewalk, an entry to residential
area and G St, and to the the corner G and
area would have one-way circulation with the entry from G Street
onto Fourth project may able to provide a 2' to 3' landscape along
frontage (based on a survey preparation, the right-of-way may into the
nt:>ldrWln the sidewalk).
The includes a six-foot (6') height district 30-foot height
permitted development that affordable units. project is pursuing a
bonus of 3 additional that requires 1 to 2 units provided as affordable to low and/or very [ow
income tenants. In addition, concept proposes an additional two-foot (2') height for an
architectural tower feature building corner.
COlors materials include with shutter
balconies at the units, canvas awnings above aluminum storefront Windows, tile
building vinyl windows, metal roll
trees. Interior Side elevations have not provided.
ANALYSIS
General 2020 Consistency:
precast wainscot
garage
following policies are pertinent to Boards review and comment on the project deSign concept:
» The project is consistent with the WEV use designation which encourages this type of mixed-
use redevelopment project noted in Background Discussion and in the Design
Criteria discussion below)
Plan PoliCY H-1 and H-18 support distribution of housing and variety of housing
throughout the City including downtown to local housing needs of Rafael
» Policy H-19 and Policy support provision of affordable housing and application of state
bonus to meet
~ H-23 encourages m where it supports and contributes to the vitality area.
» PoliCY NH-43 a pedestrian retail along Fourth
A comprehensive review of all General at time of formal submittal.
project is with the The pertinent rlP<::Il"ln
3
within the
below.
Zoning
Plan have been incorporated into the
Consistency:
1. Development Standards
Site Plan
n guidelines criteria which are discussed
As noted in development summary the is not subject to minimum setback or
landscape uirements. The project is subject to maximum density, FAR, limits and parking
standards; which would require a ng modification parking, bonus and height
bonus as herein.
IS WEV a O.
nonresidential floor area ration additional density allowance for one (1) unit per 1,000
of site area. on review of density bonus table 14.16.030-1, a housing development
would qualify a 30% increase over the base density providing 1-2 units as affordable to law
and/or very low income residents. project density and commercial use are both supported as
appropriate in WEV district.
Height
The is to a 30' height limit pursuant Plan 2020 Exhibit 9. A six-foot (6')
bonus may granted by the Commission for affordable housing, to either a use
permit with 14.16.190. or as one (1) zoning for a that provides
housing, to 14.16030 (in other circumstances, an exception can considered pursuant
section 14. 060). Section 14.16.1 also permits architectural features to excluded from
height , through review further supports a 2' increase for the corner
tower element as an architectural feature, which helps distinguish the building entry. Staff
comment in on the height the building and specifically the for the tower
II
su
Parking
as
2' increase in
, as proposed.
for the corner building "tower" architectural feature would
The site maintains on-site parking for the commercial use. Therefore, off-street
parking for the nonresidential of the mixed-use development would required to be
to 14.18.040 would maximum demand
as follows:
1 space per retail building area
1 space for each 1 unIt
1.5 space for each 2 bedroom unit
1 space per 5 units'"
TOTAL
* Applies to a downtown project wit/7in
= 4 spaces
:::: B
= 3
= 2
17
of a residential HR1 district
The and/or can the
state bonus regulations {thus, the net parking demand for
conceptual plan proposes 11 to accommodate demand for component (with the
state parking reduction in mind which eliminates guest parking). The concept proposes to the
additional demand for four (4) required for retail use through a shared parking arrangement;
which would require approval of a (zoning administrator level) use permit. The shared parking for the
uses (Le., during daytime hours) may considered an appropriate concept a
4
downtown mixed-use development and would forwarded to Planning
A parking would required formal submittal justify a or
reduced parking demand with review and recommendation of Works, to determine whether this
be Staff identified any site with proposed parking
layout.
2. Mixed-use Design Criteria
The zoning design are listed discussed as follows:
The WEV 14.05.010, lists the fOllowing
.., Existing TIle End is an commercial VlHr1!lt-:
neighborhoods. Sma/I-scale shops and restaurants and small along Fourtll Street
provide convenience goods and to the residential areas as well as specialty
shopping opportunities for the wider San community.
.., Allowed The West Village will and place to shop
and live. A variety of goods services is encouraged, ranging from one-of-a-kind shops,
neighborhood-serving offices services, family entertainment activities,
restaurants. New parking areas are strongly encouraged. Limits on drive-up and
activity protect the livability in the West End Village, and an attractive
setting. residential development is encouraged
» Design Intent. Infill development should compatible the area's low-scale
pattern and character. New buildings will typically range from one to two (2) with
opportunities for occasional three (3) stories, commerciaJlresidential buildings whic!?
complement the buildings in district.
The Performance use permit review mixed-use
development), review of mixed use with the following standards:
» Location. In 4SRC and districts, units may located ground
floor, and on rear portions of the ground. Location of residential units in 213 MUE MUW,
FBWC, HO, C/O, CSMU, M and districts shall determined through project
» Access. Residential units shall have a and secured and
» Parking. parking comply with 14.18, Standards, this title.
Residential units shall meet
of this fltle .
residential noise standards in 14~ 16
.., Lighting. All sufficient establish a sense of well-being the
pedestrian one that is to facilitate recognition at a
and placement of lighting shall to tile satisfaction of the police department.
minimum of one at ground shaJl be in all doorways
vehicle parking areas.
.., Refuse and Location. adequate storage areB shalf be provided for the
residential use.
Noise
? Location of new units shaJI consider existing surrounding uses order to minimize
impacts from eXisting uses~
Design Review, 14 following criteria:
5
shall be prepared by a design professional
building code.
I">,.".,."::,,n, should be related accordant to
and design of structures in the area
legally competent under the
development in tlJe vicinity The colors,
considered. Design elements
should include: Creation elevation, pedestrian oriented design,
variation in building placement
equal attention to all sides of
bedrooms/patios to avoid noise
accessibility requirements,
sensitivity to highly visible locations,
uo,,",un., active areas, etc.
consistent organization of tT'''''''''' ''''''''
materials should
highly contrasting colors or finishes.
relationship major
C>1C:f&>nf with the surrounding
vellicular, bicycle and pedestrian and access.
rJ<ATt::lrJGH.' should be well defined.
shall give due regard of lIie orientation
>-Proper systems shall be incJudt~d.
>-Utility shall be installed underground.
> areas shall be screened, and provide
>-
>-design
above, staff has concluded that the
performance standards.
provide
adjacent
contact Marin
for the interior building wall treatments; which would
Common area or
projections
development
projections over
might redevelop with taller structures). Staff
for its recommendation on
usable is encouraged, but not
proposed, and are recommended as
Works has indrcated that encroachments to
right of way can be supported.
the street and climatic
and egress.
but avoid creating
project. Balcony
downtown mixed-use
balcony and awning
Staff on the design intent, general
concept, as follows:
criteria and specific
pattern.
the three story building (e.g.,
any proposed landscape areas would
would provide a well-deSigned
well-defined entryways and
details, wall
the areas historic pattern
providing active
predominant streetscape
6
• That proposed balconies, awnings, tower
and appropriate, as proposed.
n!:l'"!:IF\"'TI: and similar features are successful
III Comments on unit access or orientation in relation uses .
• ' Comments on lighting needs and ",tl"'lr<:>,...o area design and location.
.. Comments regarding the design concept with to the general design criteria listed above.
.. Design details that should be considered in
not shown.
NEIGHBORHOOD CORRESPONDENCE
Notice of the meeting was posted on-site
Improvement District and the
to the meeting date. To date, one comment
hope that the development will
buildings, and that the existing mature
CONCLUSION
Staff that the Board
1, Vicinity Map
2, Non-Residential Design
3 Public Comments
4. Reduced plans
Full-sized plans have been provided
cc: Applicant
for the interior and rear building
nonresidential design guidelines may
design criteria. The pertinent
guidelines support providing
to reduce perceived building
the Board may provide
to residents within 300 the Downtown
Rafael Neighborhoods at 15 prior
been received from a resident and neighbor
creativity and sensitivity to fitting in with
could be preserved.
on the conceptual plan, and Iy
the applicant's architect that formal
profile/sections and detail plan
members only.
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NONRESIDENTIAL DESIGN GUIDELIN
As modifications are made San whether through improvements or as
development neighborhoods or Downtown, the design quality of changes should
improve the quality in Rafael. guidelines provide a framework of principles
builds on the strength of the of an area and that to improve the visual unity
of the area.
Parking Lots
.:. A logical of entry and site's should provided .
• :. Where possible, design from street direct towards building
.:. Parking should distributed to provide access to building entrances.
.:. Where possible, parking should located the rear or of a building in order to
the visual impact of parking areas .
• :. Design for vehicle maneuverability in parking areas. Vehicles should not out
from a parking onto street.
.:. Parking areas should 1"00,'\0/'1 from street with hedges, walls, or berms,
subject security conSiderations,
.:. On arterials, where possible and appropriate, consolidate entry
exit conflicts .
• :. Auto and pedestrian entrances into development should
special entry treatments, as colored concrete,
located the to the
.:. Shade trees should be provided in parking lots per the
Landsca ping
. For example,
should
.:. Landscaped areas should planned as integral of the to a
strongly landscaped character for the site,
.:. Unsightly uses should be
.:. Commercial signage or displays should not hidden landscaping .
• :. Trees should be planted in a variety of locations, such as along the
in planting areas, or distributed throughout parking lot,
zoning ordinance .
• :. Pedestrian areas should be made visually with special planting and flowering
trees. .
.:. Where ble, the area nor'Alat,,, building and the line even when
a building is located at the minimum side or rear yard setback .
• :-n maintain existing public trees add
practical.
Lighting
.:. Limit the intenSity of lighting to provide for site security for pedestrian and
vehicular safety .
• :. Shield sources to glare illumination beyond boundaries of the
property.
fixtures should com architecture the project.
2
9
Circulation
orientation when designing building
doors .
• :. Include a well-defined walkway nr.>nhl<;)r.>
• :. Clearly define pedestrian movement
in pavement or separate la walkways.
windows,
entries .
provide
and
appropriate, n walkways should be provided between adjacent
.:. I elements be included, as boilards l benches, canSI
unique paving, and pedestrian lighting to visual richness to
areas designed access .
• :. Where appropriate; include outdoor places and seating for public.
facilities provided bicycle parking; consistent with
Building Form
.:. Where appropriate, locate the building, or a substantial portion of building along the
yard setback or edge to spatial enclosure in relation to the
.:. the pedestrian experience when ning the ground floor of buildings .
• :. A continuity of design, color, form architectural details is encou for all
portions of a building and between all bui on the site .
• :. Consider development's and spatial relationship to buildings
in the area.
Entryways
.:. A defined sense of with pedestrian orientation should provrded .
• :. Building should be with architectural elements such as roof form
architectural elements.
Towers
.:. If a is included in design, it should perform a on-site such as
delineating an entrance to a or a building or emphasizing a display window .
• :. The tower should provide an distinctive silhouette agai sky.
appropriate, visual bulk the upper of the tower be reduced
apparent bulk, for example with openings through it or with open latticework.
Arcades
.:. Arcades may areas to provide weather protection for shoppers l add a
sense of unity a and/or provide depth to the building .
• !. may be with a broad band
.:. illumination may be to emphasize
Awnings
.:. Where provide well-designed to enhance design building,
provide weather protection, and liveliness, and a sense human scale .
• :. a uniform treatment of awnl on multi-tenant
.:. Awning colors may varied and be compatible
of adjacent buildings .
• !. Signs may provided on an awning, ordinance .
• :. Translucentl internally illu awnings are encouraged .
• !. following building code are included reference:
Ex2
10
above 8 14 at alleys; lots or other areas with
Maximum horizontal projection of building): 7 or 66% of the
between building and curb; is less
Minimum to curb: 2 between the awning curb
Materials and Colors
.:. Use articulation, texturing and to exterior view .
• :. Exterior should minim
.:. accents on a
DESIGN GUIDELINES FOR DOWNTOWN AND FOURTH IN THE
MONTECITO/HAPPY VALLEY NEIGHBORHOOD
Downtown is the urban Marin County and is a livable and walkable
where people to enjoy life or conduct business. Downtown a physical
described as "hometown". New development contributes to the beautification and vitality
Downtown. Downtown is increasingly with more and trees. guidelines
ensure that new buildings will well will respect our heritage and will attractive
to pedestrians.
Montecito/Happy Valley neighborhood is in a convenient location;
Highway 101 along Second, Third Fourth Streets, connecting to Downtown
Rafael. With more than 400 it is a medium density community,
and an alternative to auto-oriented suburbs. The neighborhoodls commercial anchor is
Montecito Center, with restaurants, Rite-Aid, and a canalfront walkway.
Fourth Street is a commercial link to Downtown with a wide of office l service retail
uses.
Active and
Fourth portions of cross to Fourth are pedestrian and
mixed-use areas. The intents here are to enliven these commercial and mixed-use areas by
encouraging window shopping; by orienting buildings to the to increase activity; by
including active public by minimizing parking and driveways which interrupt the
pedestrian flow, and by encouraging appropriate signage.
Street Edge Pattern
.:. Buildings should be located to the street
.:. Much front or "" .... ""u""" of the ground floor should £lvr;:>,."n
line, with for public outdoor gathering courtyards or
setbacks.
Driveways Parking
.:. Driveway cuts and widths Id be minimized, and nd level or parking
should behind buildings.
street if
Ex 2
11
should be well-defined and well
Windows
.:. storefront window display areas
(i.e" approximately 75% clear on
Building Design
safety.
provided at the
primary street level frontage).
on
-:-Building design should provide and variety at the street level through
entries and display windows .
• :. Long, monotonous,
.:. Provide differences in ground level and upper
visual interest to the building
Public Spaces and Courtyards
.:. Public spaces are an
from the sidewalk with
.:. Other sides of the public
with buildings, landscaping,
·z· Public spaces should be
-:. PubliC spaces should be """",:::.rt>r1
.:. Shopping or eating
landscaping
circulation system,
or
should provide a sense of enclosure, for
railings or fencing.
and should include street
advantage of sunlight and shield wind
within or adjacent to
not
.:. Colorful, small scale plants, including hanging plants, are encouraged in areas
the street front for variety and or deAne building entries .
• :. Artificial plants are discou
Height
.:. Multi-story buildings on
design techniques to retain sunny
should be
eaves.
2
of Fourth Street should include
areas on the north side of the
such as building
or other
and
June 30, 2014
Exhibit 3
Cnrol Angel
48 EI C<llnlnO Ave., B
San l{afaeL CA 94YOI
Community Development Dept., PlanniJlg DivisiOI\
of Sail R<I fael
p.o. Hox 151560
San Rafael, CA 94915-1560
Re: 1700 rourth Street Proposed Projccl
Hevlew Board Hearing, July 8
Dcai' Review Board Members:
! tim a resident of Scm Rafflel ,Ilid live within a few blocks of Hannah's Restaurcml,
whose owners seek Hs demolition and repl<lcement with ~ 3-SIOl'Y npartmcnt building
and stred level rettl i I.
I understand that are l'efldy to move on, ilfter 20 years of hl1l'd work to make this a
neighborhood dining place. My concel'll is for the '15 or more trees I've
(ounted on the property, and a fear that the design t)( the i'lpartmenl building will be jllS!
ilnother brick, stone or frame box, as the newer buildings in Scm Rafnd lend 10 be.
T have lived in 26 cities ill seven sttlt(!f;, so perhnps that makes me 11 lay expert on cities.
And in my view, Rl1fnel is iI jewel. 1t i::; rlear Ihe top of the'Ust Qf cilies
wlle!'e I hnve resided, in terms of walkabilily, <ll'chitecttlr<ll prumotion of
independent srnllll businesses, community events, and visual attl'(\ctiveness,
A 101 of the lalter trail Is due to the beantiful trees lining the sll'eets u! Downtown San
1{afacJ. Hunnah's, 01\ the westem edge of Downtown, is 1.mu SUll [ in the number and size
of its trees. 11:'6 a vcr}' plci'ls,mt place \0 walk past and in which 10 dine, in Iflrge part
because of the shade Clnd beauty of these trees. 1 hope moSI, if not nit can be preserved,
1 also hope the new buUding's design will show some creativity i'!lid sensitivity to fitting
in with the nttributes of the oldel' buildings. No more
Thank you fot" considering my concems. t-lECEIVED
JUL 01 2014
PI.ANNtNG
13
Exhibit 4
14
~ ~~ ...... \ /
"r .. '" «:'"~ "-"::,,,,-
'l,'O ~'* ~~~0
,?.,y
G Square
4th and G Streets
San Rafael, Callforni ·a
Coneeptu al Review Subm ittal
05.28 .2014
Epstein Properties, LLC
SGPA ARCHITECTURE Ar.D PLAN~IING
~fi~ CeprI'lQo'l<UI'4.toW
Floor Area SUmmary
~ I\a$llleDIJaI
Ores. Bn=ea-Anla
~aI CfrmliatieD, lr.Isk, SuvI= 8:
ADar ~ ARIa ~\IDllAma
t Gr~nd le>d I,MII SF OSf
2 AlSt Residen!iaI Lev!l OSF 5.320 Sf
3 S~r.~ ~es;,w.Uallev&J o S~ 5.875 Sf
To~ 1,DaD 'SfI 11,l.!5 SF
ResldenUal Unil Summary
IIAIl t 18cd."lDO!
011112 ll!e1toom
UnlU 1 BedlIlO.'Il
1lIIit~ 1 BerJ:lIOm
UaltS 2 Bailoom
Ualt6 t Be/1Joom
l1li11 7 I Sc~rOOlll
UAI! 8 lllilJ!raOJn
DollS 16cdroum
UoIt 10 1 Bedroom
TDIIII Ullilllma
Aer Ilait IItIlll
Parking Summary
~
~dlllllia l
!hiss Ara
lSI FIr 2111 fll
SlO Sf 5711 SF
SlOSF 570 Sf
53i1SF 510$1'
4S5Sf 570 Sf
61<0 SF 7~o SF
620 SF 59SSF
515 SF SSDSF
SJOSF SID SF
530 SF 570 SF
4Ii1J SF 570 Sf
5,320 SF 5.875 SF
41ltnl SF
1 SPi'ct.I1 bOO,aom
1.5 SIIilms12 bcilro~
~ IIIlI!1IImd (_I c wrvd s;pa=):
PaIt1Rg PRIVlIIIIlI :
r.bI Sf' IS1Ar
1.1(KJSf'
1.1DOS!'
1.~Sf
l,a35SF
',l5O&F
1.2J.5!lf
I ,1I6!i Sf
1.1011S1'
1. Ul6SF
1,1IaOSf
11.lgsSF
1.128SF
I, Spaces
9 Spaces
2 S/latt:I
4Il5Sf
1.85 Sf
485 SF
420 SF
56DSF
57S SF
470 Sf
41!5 Sf
4S5Sf
415 SF
15S1J;1=
II Spun
11 SPlIces
~ote:; T .... ",qlllrad lIIed IWk1II1I $~'_ WIned per slate iIfIotdalils
IiQa.$JRa b_ COIIcssIan.
G Square San Raiael. California
LoIIbp
Ib1 Aru8
2nd FIr
485 SF
48SSf
485 SF
4&5 Sf
530 Sf
50S Sf
4fx'i SF
41!5 SF
485 SF
41!5 Sf
EpSlein Properties, LL C II PROJECT fIIO : 21 411-POl II 05.28 . 2·(J1~
70\5 SF
aGDSf
20\5 Sf
1,700 Sf
TOlaI Sf
970SF
971lSl'
ImISF
!lll5SF
1.19DSF
I.DIIDSF
9;lSSf
9')8Sf
970SF
!IDIls:F
9.8IiIISF
9!lOSF
nn.ss PadWlg TublGmss
AIu FlOarAls
4,970Sf 6,715 SF
!lSf 6,120 Sf
OSF 6.120 SF
4.II7IISf t8,9SS Sf
~
Ilmssf..-a
IbI.nmla:5 !Ina!
OSF
875 SF
15 0 SF
1,112S Sf
Pro-jecl Team
(huner
Er6IelJ1 PI\I~e!1J'" u.c
1',0, Sa.:29B3
San Anse llM, CaJiillDlia 94979
0<IIIIer. RaJp/I EilsIain
Emou :: ~r.@rilp~c;JS!e:I/lp;Op!:1~es.cnm
PI1a.11!: (415) 6n-4059
Project DescriptiDfI
Sheet Index
1 Cove: SI1fe<
2 Projacllnlu
3 Exisll~D Ph~
4 Exislir.~ SHe Plan
5 Si:.·f'tanl GIllI-W floor Plan
5 Conce;l!wJAoorPl<ils
Co~1 Un l: per.s
CoI\CellIJJiI Sect.on a.'1d 88\Ol~oos
A:rtllitel:\
SGPA AItl'ii~~ an4 Plannong
200 Pine Stleet ~!11 500
SiLl Frontisco. caJUQ/IlIa 94m
fhon~ (~\5) 672~(!;9
Design & I'IawIing D;oe::Lo c Glim Wooo
Emait [IOOOd@sgpaj)OJl1
Pro~ 1;Ianager: Ib1JIan Seals
ErnaIt nscars@Sgpa.t(rn
This Pior,;a propclStS a new Ibree Slary In<Xed IISIJ buihling . M exisUllQ s!n ~1e story rtStI uranl will be r!>'1loY\!d 110m Ill' sils.
1\" nill\' hlIi~r.~ WIll tor.lai~ PliniOlilyco"'JWt.iIJI ~ iIIld rnsidlltHaJ pad dn·a 00 tile p~d lev~ iIo'lO leI1/tS1d..,liaI
IO\'rIli'ouse &lO ots OIl tile u,pe: two 1B\'e1s The cnmme;c:al S)la:2 Is ~esig!lell 10 create an acliro and !>OOeSI,1o/\ IsieI1dIy srrOO1
OOgc allile cc:mll DI41h SUet! iIIld G S!reet.
Zoning Summary
APN : ()l1 ·192,07
Aae;: .0.17
Z0fling Area: WEe -west EIld Villalill
~ None llaGuire!l
YI~backs: Nona Requirll:!
ld Cov!l:<~ O~IOOo'
Llndsca~U1, Area : Nore ReGulred
Allci...o FAR : 0.7
ProposOO FAA 0..14
8uildUlu Hslgt~ Umit 30'
8~Jkfir1) Helgm U;;U! .. .th
AlIoPClbl B Hoosl"960nus
Coocessi~,: 36'
Sl!iIding Helgnt i>r~ 36'
Project ~nf o
~:~ ~~~l fJ~t;;lU~"E .!~p~~~~ 2
.... ~ c:.a.,.1QN 5I'J..,a)J4
ExisIlng bulldlrr,J 011 silt
-"'-
ComeJ of ~III ami G SUIl2l SideonIIc a! CIOIllJ( of 4111 and G SUed On 4111 Jooi:ing Nonh IowaIds G SIted
G Square San Rafael, Cal ifornia Existing Site Photos
Epsra in Propert ies. LlC II PROJECT NO: 21411-1'01 OS . 28 . 201~ ~~ ~~~~!!~SlU!E,!I~~PJ!..~~~ 3
"'AII.JQ:IIlCllfl ~$"""''lQ''''
(E) QJ rb-Cut t,
be relocated
G Square San Rafael, California
I 95'·0'" ________ _ r --------------(E)~:elP~9-
~ ..l..
,
~I ~r .." ..
... Q. ~!~
-'-
(E) Or>e-way D1iv~ AIsle
(€)Cw.~g
10 be 'eJ:lQved
..L
9
(C) Shea to
beT8mOVe.:!
(E) Covered /' /'
Palio /'
/'
/'
)
(E) Conae1e .... b to be
removed
.J
--------------------~~~~--,~
(E} Par-all$l Spat:e (E) Para)Oel Spaca
1 2
L ...L ....J
4th Street
Epsrei~ Proputies, lLC II PROJECT NO' 2.1411-P01 II 05 .28 , 201 ~ I o
~
"" ~3
'i;
(E) Cwt>-Ctollo
oe ",odilicd
-, -a>
a>
~6. L.. -Vol
\ J CJ
~E) Har,dlcap paotan9
space \Q re""""
IE) Toeos 10 be """_
Existing Site Plan
1
B 1 r1 \ II ~~ ~r:2~,~~U!E k~..P~~,~~~~ II 4 16 1 W ~ c.w:~·S;*}'IJWI
2
::::::::ro
Wo{)"
~ 3 • 9 1'0'''-\ 2D-C'
l,
!:!
4 cJ.2., :
~~II Parking
5 7 Slandat<! Spaces
3 Compact Spa_
1 Acc<l.slb1c VGrI Space
6
~ O""'Way
Oliv~y i~ I I ~~::bCOO
v"l ~l
~ I 8'
t 1-
-; I CI)
~ I ~
~ 100
L ~J~
.:L-~ ~ -H I J SecIJ~n
>if.(T
~ -~ ',~ -OIl I, 7 U:t\..l ~_ + _.~ ~ __ ------------y......... 1
....L
RcU·op flOOr
1-I I
~ FD AcJ1a! Apa~tus Space L ___ --.l
-l
,,, ....
4th Street
G Square San Rafael, Califor nia Sit~ Plan/ Gr oun d Floor Plan
=====~
Epstein Propert ies. LlC 11 PROJECT NO: 21411-P01 li as , 28 . 20H I I l CD II SGPA AR CHI TECTIJ RE AND PLA'u NING . N r.ol"r.ill snll.lIbIIdb 5Dto\""'''''~~WI'''Mf~\04 o 8' lG' I, "", .... ,...""
5
!
.......
r>""
r
u .... I 1--I -I r[ Terr.lCl> II TQmoce II TMt8C8 II Ter<6t<1 ~ ~
5
2 Bed
4
' TOWl\house~-;]
1 2 3 II II Sia l' \I ' J;
1 Bet:! 1 Bet! 1 Bed
Tawnhouse Townho.1.ISe Towrlhouse ,
~ ,
I ~ I~ ~ I
I
I
1 2 3 4 5
2 Bed , 1 Becl 1 Bed 1 Bed 1 Bed Townhouse
Townhouse Townhouse Townhouse TOVIIRhouse U Declc~ ;
" l: '< ~ II
I I~~ II LJ II \j I ~ if
9 8 II 7 II 6 1 Bed 1 Bed 1 Bed 1 Bed 1+ Bed
Townhouse Townhouse Townhouse Townhouse Townhouse
Deck
10 9 8 7 6 -=
1+ Bed 1 Bed 1 Bed 1 Bed 1 Bed Townhouse
Tawnhouss Tovmhouse Townhouse Townhouse
~
I-I I .......
~
Second Floor Plafl Third Floor Pliln
G Square San Rafael , California Conceptual Floor Plans
Epsiein Properties , LLC II' PROJECT NO: 21411-POl II/ 1:5 .28 . 20g ! I I (f\ II SGPA AR CH ITECTURE AND PLANWNG 1'1 6 I 0 81 16' W ~~.:;a!rtl'!, ~ ~ $In Irr.d&ur.:::,.:~~
~
1 Bed
Townhouse
Residential -' ~ Commercial Parking
G Street
Section
38' A. .. "1-'
.
Ff]~IN'oImMR~""B1t;Ld~ _ A :::::.1.
South Elevation
G Square San Rafael. California
====
Epstein Properties, LLC Ii PROJECT NO : 2Hl1-P01 11 ns 2.8 . 2[)14
Materials
G) CotQ11 lilue 6x5111r:s
CD AlumUlWll sl~'Dnls
CD ~nIed mclal railing w'.JhwC:ld C<lp o FatJ'I£a:h'"UlIIS
® PretaS/ =ae base o VIIl\!lIl1I1!b.O/S
(j) Smooth sleel ~owelaJ pil).'lle.r.lW s1ucaJ
CD WocO shultc!s. pa inted
@ RolI-IJp IJlI4oe~DCI
@ DeI:oJaIj,-r: coltcl ~I
East ElevaUon
Conceptual Section and El evat iDns
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