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HomeMy WebLinkAboutDRB 2015-02-18 #2CITY OF J Community Development Department — Planning Division Meeting Date: February 18, 2015 (Wednesday) Case Numbers: CDR14-009 Project Planner: Kraig Tambornini (415) 485-3092 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 930 Tamalpais Avenue (Whistlestop Project — Conceptual Design Review) —Conceptual Design Review of Whistlestop/Marin Senior Services building site redevelopment with a new five -story building containing 48 low income senior housing units, re-establishment of existing cafe and senior center facility uses, and provision of 21 ground floor parking spaces on the 15,000 square foot rectangular parcel. APN: 011-277-01; Hetherton Office (HO) District; Marin Senior Coordinating Council, owner/applicant; Eden Housing, agent. File No: CDR14- 009 BACKGROUND Site and Setting The site is currently developed and occupied by Whistlestop/Marin Senior Services and Jackson Cafe uses. Administrative offices are provided for Whistlestop and several small non-profit organizations, an active aging center operated by Whistlestop that offers classes and services to older adults, and Jackson Cafe restaurant that is oriented to Whistlestop clients. The office components house 17 employees. The Whistlestop active aging center and restaurant occupy 10,400 square feet of the building. Whistlestop services include providing transportation, food and on-site services for the elderly. The property is in the "Hetherton Gateway" downtown location, outside of the `Parking Assessment District'. The existing building is a one-story stucco -clad building originally built in Mission Revival Style by the Northwest Pacific Railroad in 1929 to replace an older depot building built in 1880 (i.e., the San Rafael Depot). The building is listed on the City's local historical building survey list as having potential historic or cultural significance (train depot building reconstructed in 1929) and has been modified from its original condition, including second floor level additions for Whistlestop (per UP82-59/ED82- 42/B19506 and UP87-42/ED87-65/B26423). Rail service stopped in San Rafael in 1974. In 1980 Marin Senior Coordinating Council purchased the depot to use as a senior center. Project Description The project requests conceptual design review comments on a proposed new five -story building containing 48 low income senior housing units, cafe and senior center facility uses, and 21 ground floor parking spaces on the 14,689 square foot rectangular lot located on the east side of Tamalpais Avenue, between Third Street, Fourth Street and backing up against SMART right of way (near Bettini Transit Center). The concept would replace the existing two-story 14,443 square foot "San Rafael Depot" building and additions made to the building since its construction in 1929. The conceptual plans provide four schemes for discussion that have been prepared based on staff and public feedback provided to date. More specifically, the concept includes the following development components: ❖ Height. 66 -foot tall building in five stories, which is consistent with maximum 66' height limit for the HO District and General Plan 2020 Exhibit 9 which designates this area west of the railroad tracks for taller buildings for office and housing opportunities; ❖ Density. A density bonus for a 100% increase above the base density of 24 units is requested for provision of 100% affordable units to low income seniors. A minimum 20% affordability is required. Up to 35% maximum bonus could be achieved. An increase for 100% bonus for a project that exceeds the affordability requirements may be requested as a "concession" under the City and State Density Bonus provisions. However, this may require City Council approval as a concession requiring financial pro -forma. ❖ Intensity. The site is permitted a non-residential floor area ratio (FAR) of 2.0 (building to site area); or over 29, 000 square feet of non-residential building area. The conceptual project falls within the FAR limits. ❖ Parking. The project requires approval of a Use Permit or Concession to modify the parking standards. In this case, the project proposes to eliminate all parking requirements for the low income senior residential units. The parking standards would require at least one space per unit (tandem may be permitted); one space per 50sf of restaurant dining/public area; one space per 300sf of office area; and one space per 250sf of commercial area. The project currently proposes parking for the senior services facility uses. This may also trigger a concession subject to financial pro -forma and City Council approval. ❖ Mixed Use. Administrative review of mixed use development is required consistent with SRMC 14.17.100, to evaluate compatibility issues including noise. ❖ Landscaping. The project is required to provide a minimum 10% landscaping. ❖ Public Improvements. The City requires undergrounding of utilities, street trees and minimum six- foot walkways along the property frontage. The existing sidewalk in the City right of way is substandard. The project proposes to widen the sidewalk to six -feet and provide street trees by eliminating road paving and street parking along the site frontage. The walkway across the street is identified as 10 feet wide, with a 26 -foot travel -way and 8 foot parking provided on the opposite side of the street. ❖ Building Design Features. The project includes an arcade and restaurant on Fourth Street to complement the pedestrian frontage and SMART use. The building also has been stepped back and articulated to address its interface with the SMART property line and proposed height. The four schemes presented include the following: o Al - Scheme I with sloped roofs and brick with archway accents and stucco facades (that would be compatible with the nearby San Rafael Corporate Center); o A2 - Scheme 2 more contemporary with reverse -shed roof forms; o A3 - Scheme 3 more conventional with flat parapet roof forms. o A4 - Scheme 4 echoing the mission style of the existing "depot" building and the San Rafael Mission at St. Raphael's Church. The applicants project description is attached as Exhibit 2. Pre -application Review & Neighborhood Meeting A pre -application review was completed by City staff on March 27, 2014 and a Neighborhood Meeting was held on January 14, 2015. The applicant developed conceptual plans in response to technical issues identified in response to the pre -application. Comments from the Neighborhood Meeting are attached as Exhibit 4. Preliminary design concepts identified by staff included the following: • The new building must provide a unique, well designed gateway building, as described within the HO zoning district and general plan designation. • Provide step backs for the upper floor levels to minimize bulk/mass/access to natural light • Complement and strengthen the existing character of the downtown streetscape particularly at the ground floor level (e.g., design approach, selection of materials/colors, height of floor level(s), etc.) • Provide a prominent retail fagade at Fourth Street • Provide high quality architectural design at the upper floor levels. • Support defined connections to the SMART Station and Bettini Transit Center. 2 Enhance the new walkways in front of the site, including consideration of trees and landscaping improvements adjacent to the street frontages. Any pedestrian and bicycle lane treatments on Tamalpais Avenue should be proposed to calm traffic and/or provide a pleasing streetscape ANALYSIS Conceptual design review provides an opportunity for the applicant to present design concepts to obtain preliminary comments on the design approach. The meeting will not result in any formal decision on project merits, and the Design Review Board will not review or discuss environmental or land use issues. The Planning Commission will conduct•a separately noticed meeting to provide preliminary land use comments. A formal development proposal will be required if the project proceeds. It is anticipated that the applicant would use the preliminary and conceptual comments to develop a formal project application submittal, which would include submittal of formal zoning applications, detailed studies and plans, conduct of environmental review, and public hearings on the project. The City does not have an approved design style, but identifies preferences for the area in the General Plan 2020, HO District and San Rafael Design Guidelines, which are summarized below. The applicant and staff also reviewed the Station Area Plan (a non-binding study prepared by the City for development near the SMART station). The concept would not be in conflict with goals of this plan. The following policies and criteria have been noted as relevant to conceptual review of the project to help to guide the discussion on the design concept. Staff has identified some issues requesting comment, in the Conclusion section of this report. General Plan 2020 Policies: The project will be subject to review for compliance with pertinent land use and design related policies. The design criteria applicable to the project have been incorporated into the City of San Rafael Design Guidelines. No conflicts with specific General Plan 2020 policies have been identified based upon preliminary review of the project concepts. Staff has provided a list of policies deemed to specifically apply to development of the project site (Exhibit 3). Zoning Ordinance Consistency: HO District Development Standards & Design Criteria The HO District allows mixed-use development subject to an administrative use permit. Major design review approval is required pursuant to San Rafael Municipal Code Chapter 14.25. The project also requires a parking modification pursuant to Chapter 14.18 and Density Bonus pursuant to Chapter 14.16. This would include submittal of a major use permit request and/or request for "concessions" to parking requirements and 100% density increase. The cafe use and administrative office use are permitted in the HO district. The senior services and Whistlestop uses are quasi -public uses that may be considered with a conditional use permit. The Design Intent of the HO District is stated in the Zoning Code as follows: ➢ The Hetherton office district is intended to become an elegant entryway into downtown. ➢ Development will be large-scale with on-site parking, and should include landmark design elements supportive of the district's gateway role. ➢ Buildings will typically range from three (3) to five (5) stories with upper stories stepped back. ➢ Plazas, public art and ground floor retail are encouraged along Fourth Street between Hetherton and Fourth Street. 3 San Rafael Design Guidelines: The San Rafael Design Guidelines have been developed as interim criteria that implement design related policies found in the General Plan 2020, and noted in the policies listed above. The project site is within the Active Pedestrian and Commercial Streets and the Second/Third and Environs areas of Downtown depicted in the Guidelines, which are attached for reference (Exhibit 3). In addition to the general criteria listed in this report, the guidelines specifically identify view corridors impacting the site that need to be considered and addressed; i.e., views of St. Raphael Spire from Highway 101. Station Area Plan — Planning Document: The City has prepared a planning document for the area, which is intended for reference in future long range planning efforts of the City (San Rafael Downtown Station Area Plan (SAP), June 4, 2012). The project would not conflict with any future efforts to adopt and implement the SAP suggested improvements. The project does not include any proposed street improvements or changes to Tamalpais given that the City does not know what effects the SMART station may have on circulation in the area at this time. Portions of the plan related to the subject site are attached for reference as Exhibit 5. The full document is available online at: http://docs.citvofsanrafael.org/CommDev/Planning/SAP/Downtown/DTSR SAP Approved Final%20Dr aft. Pd NEIGHBORHOOD MEETINGS & CORRESPONDENCE As noted above, a neighborhood meeting was conducted on January 14th. Notes from that meeting are attached as Exhibit 6, which note concerns and comments voiced by interested members of the community at the meeting. Parking supply, building design, location of units near the freeway, loss of a locally significant building, and proposed building scale were some specific concerns noted at the neighborhood meeting. Notice of all public meetings were mailed to residents, owners and interested parties within 400 feet of the site and posted on the property at least 15 days before the meeting dates (including the Neighborhood Meeting and the Conceptual Review meetings). A notice was also published in the Marin Independent Journal prior to the Neighborhood Meeting. Staff has attached copies of comments that have been received on the project during its processing of the preliminary and conceptual reviews (Exhibit 7). I- 10411,114014 -14W Staff recommends that the Board request public input on the design concepts only and provide the applicant with its comments. Staff requests that the Board provide comment on the following specific issues: • Whether any specific design style or preferences are recommended for the project to provide a unique and well -design Netherton "gateway" building at this location. • Whether the existing `Depot" building could and should be saved or integrated into the building design. • Whether any of the four proposed design styles, or combination, or portions of the conceptual designs are supported. • Recommendations on the upper story, including stepbacks, forms, massing, etc. to mitigate height, bulk and mass and access to light in order to fit in with the downtown character and particularly to preserve views of St Raphael's Spire as seen from public vantage points/US101. • Recommendation on the height and details of lower floor levels in order to complement and strengthen the existing character of buildings in the downtown. 4 • Recommendation on proposed details of all floor levels to result in a high quality building design. • Recommendations on any landmark design features. • Whether the pedestrian character on the street frontage, particularly Fourth Street, is successful, and appropriateness or success of the proposed "Arcade" area. • Whether elimination of parking on Tamalpais as a result of sidewalk widening should be supported. Staff recommends alternative improvement solutions should be explored to provide adequate walkways that can maintain existing street parking. EXHIBITS 1. Vicinity Map 2. Applicants Project Description/Summary 3. General Plan 2020 Policies for CDR14-009 4. San Rafael Design Guidelines 5. Station Area Plan Excerpts 6. Neighborhood Meeting Notes 7. Public Comments Project Plans - Provided to Design Review Board Members Only 5 exhibit 1 - Vicinity Map (930 Tamalpais Ave) �]'RRRT V yd 4 7203 "„ 72f-7,. - Is-- ++� �4 � t 0 llllssl�l�V d 972 93y 4 +r i0 to 10 r 08 97� r rD7Po" 7'"915 R 91 ' 907 �° r+ ix �g0, �i �' +� + 89 ° f O + 907 97Q to r r r r 0 ! 57 8 4 r 1 I 4 \ ' X 775 &' 1 is 770 0 788 him 81 750 SCALE 1 :3,302 mm 200 0 200 400 600 FEET l Z11 -- D +n \ \ , ■ r \ \ \ 1 I 6' r Wednesday, February 11, 2015 9:48 AM O 2r r n I0; a�r9D� oo9L 9 yd 4 7203 "„ 72f-7,. - Is-- ++� �4 � t 0 llllssl�l�V d 972 93y 4 +r i0 to 10 r 08 97� r rD7Po" 7'"915 R 91 ' 907 �° r+ ix �g0, �i �' +� + 89 ° f O + 907 97Q to r r r r 0 ! 57 8 4 r 1 I 4 \ ' X 775 &' 1 is 770 0 788 him 81 750 SCALE 1 :3,302 mm 200 0 200 400 600 FEET l Z11 -- D +n \ \ , ■ r \ \ \ 1 I 6' r Wednesday, February 11, 2015 9:48 AM Exhibit 2 Applicants Project Description VAN METER WILLIAMS POLLACKLLP : Van Meter Williams Pollack LLP Whistlestop Mixed Use Older Adult Community Project Description 2/11/2015 Overall Project and Program Description The Whistlestop project site is approximately 1/3 of an acre or 14,650 s.f. of site area, bounded by Fourth Street, Tamalpais Avenue, Third Street, and the SMART Station site. The project's program includes the older adult services for Whistlestop's extensive service program and includes meeting rooms, classrooms, and service offices. The approximately 14,500 s.f. facility, on the second floor, expands the Whistlestop core facilities and provides a contemporary facility for older adults to come to receive counseling assistance, to exercise, and to participate in art, music, and other enrichment classes and activities. The top three stories will include 47 affordable senior housing apartments and one resident manager's apartment in addition to common facilities for the residents. The ground floor will house a new Whistlestop Jackson Cafe, which will face Fourth Street with approximately 1,400 s.f. of seating with a commercial kitchen. An arcade along Fourth Street will allow for outdoor dining while also providing better vantage views from the sidewalk to the SMART Station platform. The building lobby will be shared by Whistlestop and the senior housing and includes a management office, greeting desk for clients and visitors, and two elevators. There are 21 parking spaces for Whistlestop employees and guests within a street level garage. The garage circulation consists of a one way circulation loop through the parking area; the van drop off is included within this loop, allowing older adults to enter the lobby from within the garage and protected from adverse weather conditions. Other facilities on the ground floor, which will be enclosed within rooms, include mechanical equipment, electrical/communications utilities, and garbage and recycling. The garbage and recycling company will serve the site on an approximately bi-weekly basis. The affordable senior housing component includes 47 one bedroom units, and a two bedroom resident manager's unit. There are management staff offices on the third floor, near the area which serves as the central lobby for the senior housing. There are several community spaces on the residential floors of the building that are separate from the Whistlestop Center and for the exclusive use of residents. These include a community room for the residents, which has a small kitchen and storage, as well as a computer room and an activity room for TV watching and other resident activities. There is also a central laundry room for the residents' use. Additional lounges are also placed strategically throughout the complex to encourage social interaction. Outdoor common area terraces are also located on each residential floor level, allowing residents to enjoy the tremendous views of central San Rafael and Marin from these higher vantage points. These outdoor terraces also allow residents to provide "eyes on the street" and SMART station, providing informal surveillance and security to the neighborhood. Site and Building Design The Whistlestop Mixed Use Older Adult Community development is located in downtown San Rafael in proximity to a wide variety of medical and social services, retail shops, and pharmacies. Its transit - oriented location adjacent to the Bettini Transit Center and the incoming SMART station offers a variety of transportation options that are particularly beneficial for older adults. ARCHITECTURE ( URBAN DESIGN ■ SAN FRANCISCO I DENVER W1 Rnant Ctroot Qnitn Inn qnn Franrkrn rA QA1n7 i d1 F, Q7A ngF9 11F9A Wa7A0 Ctroot Ci Tito 9A nonior rn An9n9 VIM ?CIA 14Rn uiwwvmum rnm Design Review Board, February 18, 2015 Exhibit 2 - Project Description Exhibit 2 Applicants Project Description The Whistlestop Mixed Use Older Adult Community will play an important role in the City of San Rafael and West Marin as an anchor development on downtown San Rafael's Fourth. Street, which serves as the City's retail "Main Street," and adjacent to the new SMART rail station. This development will be viewed from several other vantage points including from Third Street, Fourth Street, the Transit Center, and Hwy 101 South. As a building viewed from all sides and multiple important vantage points, it is important that it presents a strong quality image from all primary viewing points noted above. Four architectural design schemes have been submitted, and regardless of their varied stylistic approaches, they share several key elements and features. Three of the designs have a strong two story base which is clad in brick veneer. All schemes show the Fourth Street elevation with a strong arcade and storefront windows along the cafe. The windows in all schemes have deep recesses and are paned to provide a high quality appearance. The building's mass is articulated into smaller "building forms" which are separated by deep recesses at the entry lobby along Tamalpais Avenue and throughout the building levels at the large common areas. Most of these recesses have outdoor patios at the podium level and include primarily glazed facades, creating strong articulation between building forms. The multiple forms are also broken down into smaller more vertical articulations, through variation in materials, colors, and textures. Each articulated building form has a strong roof, parapet, or top element. Another feature that is shared between the four schemes is the fifth floor roof deck which accents the Third Street elevation and provides relief in the massing by stepping the building down; this element contrasts with a strong vertical stair tower also anchoring Third Street. The key to this massing concept is that each elevation of the building is treated similarly, and there is no "rear" of the building that gets less attention in material, articulation, or detailing than another. The Proposal submitted presents four aesthetic schemes which illustrate a variety of strategies for the design direction for the development. After receiving comments from community members noting San Rafael as a "Mission City," the team developed a fourth aesthetic approach, "Mission Style". We would like to have a conversation regarding the design direction with the City Design Review, and Planning Commission. • The Traditional style takes its cues from other recent buildings in the downtown. The mixed use Town Center and San Rafael Corporate Center developments share a similar character. • The Vision style looks to San Rafael's future and makes a dynamic statement with flying roof forms and detailed articulation throughout the building facades. • The Contemporary style emphasizes simplicity in character with quality refined detailing and key elements emphasized such as a large "roof" of solar panels. • The Mission style offers an aesthetic approach with classic Spanish Revival features and details. Developed after receiving comments from community members noting San Rafael as a "Mission City," this design style relates to the architecture of the current Whistlestop building and the San Rafael Church. Though this could be an appropriate approach, we note that we have not seen this interpretation by the City on other important projects, including the Town Center or Corporate developments, and therefore would like to discuss this as a design choice. Other features which are shared by these four conceptual designs include: green walls along the base of the building fronting the SMART Station and along the garage on Tamalpais Avenue, taking cues from other similar areas in downtown San Rafael; a concept to include mural art depicting vintage images of San Rafael that can be viewed from the station platform; a single unique balcony extending over Fourth Street to add visual dynamics and interest to San Rafael's "Main Street." Page 9 Design Review Board, February 18, 2015 Exhibit 2 - Project Description Exhibit 2 Applicants Project Description The Interiors of the Residential Apartments The one bedroom units have open concept designs with a large L shaped eat -in kitchen which expands to the living space. The bathroom is intentionally spacious to allow for flexible access and include linen storage, drawers, and medicine cabinets. The bedroom has ample space with closets for storage. A coat closet at the entry and a large kitchen pantry provide additional space for each resident. In the corridors at each apartment entry door, we often build in display shelves for residents to place personal items such as pictures and other mementos to personalize their entryway as well as to help them identify their home. Images of similar apartments and interior spaces are included in the planning submittal package. Tamalpais Avenue Design The Design team has met with the City of San Rafael Public Works Department to determine the appropriate requirements for public improvements to Fourth Street, Tamalpais Avenue, and Third Street. While Fourth Street and Third Street will generally maintain their current configuration, Tamalpais Avenue, whose right of way is narrower than other streets, will be reconstructed to meet City of San Rafael standards for sidewalk width and lane width. There will be new street lights and street trees if allowed by the City DPW. The existing parking along Tamalpais Avenue on the Whistlestop side of the street will be removed. The existing sidewalk on the western side of Tamalpais Avenue will not be impacted nor will the street parking on this side of the street. There have been discussions within the City and community regarding the potential redesign of Tamalpais Avenue. The basic street design, which is proposed relative to the Whistlestop development, does not limit the ability for the City to reconfigure or reprioritize the circulation on Tamalpais Avenue. This is an independent design and development process, which the Whistlestop Mixed Use Older Adult Community development team would gladly participate in, however it is not required for this project. Building Code and Fire Access The proposed project will meet building code requirements and does not require any easements or other consideration from SMART. To address acoustics and the mix of uses within the building, the development is anticipating constructing the first two floors, primarily Whistlestop uses, out of concrete, while the top three floors of residential uses are anticipated to be Type VA wood frame construction. The entire building will have fire sprinklers. The proposed design has been vetted with the City of San Rafael Fire Department and Building Department officials and we believe that the primary code considerations are acceptable to each department. There is an opportunity to enhance the station platform if SMART would like the Whistlestop development team to work with them; however this is not critical to the overall project's development. Acoustical Evaluation The development team has undertaken an acoustical analysis and the findings confirm that the noise impacts to the development can be mitigated through reasonably standard construction. Historic Evaluation The development team has conducted a historic evaluation of the existing Whistlestop building to determine its significance as a historic resource as it relates to CEQA. The building is not listed as a designated landmark. Since the 1976 field recordation of the former depot, the building has undergone extensive alterations and modifications, and the evaluation has concluded that it does not meet the threshold of integrity to meet the definition of local "structure of merit" and is not a resource under Section 15064.5(a)(2) of the CEQA guidelines. The City regulations do not place any restrictions on this structure. The existing facility does not meet the modern needs of the Whistlestop operations, thus a new facility will allow Whistlestop to continue to provide high quality services for the older adults of Marin. Page q Design Review Board, February 18, 2015 Exhibit 2 - Project Description Exhibit 2 Applicants Project Description Planning Regulations The current zoning on the property is the Hetherton Office Park designation. The height limit is 66 feet. The proposed schemes vary in height but all four schemes are within this height limit. There are no setback or maximum lot coverage requirements. The open space requirements are being met through a variety of common roof decks throughout the building. Concessions requested: The proposed development is requesting two concessions to the current zoning regulations as allowed by SB 1818; the density bonus law legislation. These concessions are: 1. A density bonus above the 135% state density bonus to 200% of the allowable density. 2. A parking determination of 0 parking spaces designated for the residential units (outside of 1 space designated for the Resident Manager) based on anticipated apartment lease restrictions, where Eden will lease to residents who do not own cars, and known market segment of affordable housing for seniors who do not own cars. 3. SB 181 allows a third concession, which is not currently been requested. We may consider using that third concession if an issue arises in the future. This project proposes a higher density than the set in the zoning, but this is primarily due to the smaller apartment sizes proposed at this site. One -bedroom apartments are a common typology for affordable senior apartments, usually housing one or sometimes two residents per apartment. A development with larger units and higher bedroom counts (for example, within a condominium or family development) would provide homes to a similar number of residents as a development with more but smaller one -bedroom units. Thus, the smaller apartment sizes allow for a higher count of units within the proposed development, but the proposed building area and massing remain within their respective allowable limits. There is also a parking reduction being requested for the Whistlestop uses as the project site is located within the most transit -rich area of San Rafael and Marin County and in a strong mixed-use area with many supportive services. A parking analysis completed by WTrans indicates that the spaces included in the design meet the projected demand. A revised parking study will be provided as part of the project's planning application. A summary of the zoning is provided as part of the submittal package. Page A Design Review Board, February 18, 2015 Exhibit 2 - Project Description Exhibit 3 General Plan Policies for Project CDR14-009 Land Use ➢ LU -23. Land Use Maps and Categories. Netherton Office Land Use Designation. 32-62 Units per gross acre. Office use, ground floor retail, personal service, food service and live work uses allowed. Residential and live -work are permitted on the upper floors on Fourth Street and on the ground floor and above elsewhere. Housing ➢ H-13. Special Needs. Encourage a mix of housing unit types throughout San Rafael, including very low and low income housing for ... lower income seniors... ➢ H-17. Senior Housing. Encourage housing that meets the needs of San Rafael's older population, particularly affordable units and affordable care facilities. Support development that provides housing options so that seniors can find suitable housing to rent or purchase. ➢ H-22. Infill near Transit. Encourage higher densities on sites adjacent to a transit hub, such as the San Rafael Transportation Center and the Downtown and Civic Center SMART stations, and along major bus corridors. ➢ H-23. Mixed Use. Encourage development of residential uses in commercial areas where the vitality of the area will not be adversely affected and the site or area will be enhanced by li9nking workers to jobs, and by providing shared use of the site or area. Neighborhoods ➢ NH -22. Housing Downtown. Create a popular and attractive residential environment that contributes to the activity and sense of community Downtown. This includes ... b. providing incentives to encourage private sector construction of ... affordable housing ... c. designing units that take advantage of Downtowns views, proximity to shopping and services and transit, and d. implementing zoning standards that reflect Downtowns urban character. ➢ NH -25. Pedestrian Comfort and Safety. Make Downtowns street systems more comfortable and safe for pedestrians by balancing between the needs or pedestrians and the desire for efficient traffic flow, slowing traffic..., providing two way traffic..., making pedestrian crossings direct and safe, establishing pedestrian environments unique to each District, improving and/or expanding sidewalks, street trees, landscaping and other sidewalk amenities, increasing visibility to storefronts and businesses, seeking innovative solutions and ideas. ➢ NH -27. Parking. Continue to make parking convenient and easy to find by encouraging solutions that address Downtowns urban parking situation. Needed improvements include: providing a range of long and short term parking, facilitating the joint use of parking areas where appropriate, reducing the visual impacts of parking areas through design and landscaping. Improving pedestrian safety in parking lots and garages, alleviate in parking congestion where appropriate by converting underdeveloped lots into public and private parking lots, improve signage and visibility of public parking spaces. ➢ NH -28. Special Place. Preserve Downtowns reputation as a special place by developing a strategy that capitalizes on Downtowns strengths: unique urban characteristics and density, diversity in architectural design, and historic heritage and buildings. ➢ NH -29. Downtown Design. New and remodeled building must contribute to Downtowns hometown feel. Design elements that enhance Downtowns identity and complement the existing attractive environment are encouraged, and may be required for locations with high visibility or for compatibility with historic structures. Design considerations include: varied and distinctive building designs, sensitive treatment of historic resources, generous landscaping to accent buildings, appropriate materials and construction, and site design and streetscape continuity. ➢ NH -30. Pedestrian Environments. Enhance Downtowns streets by establishing pedestrian environments appropriate to each District. These environments could include... views into retail stores... outdoor businesses... signs... sun filled courtyards, plazas... street furniture and lighting... information kiosks and public art. ➢ NH -31. Ground Floor Designed for Pedestrians. Ensure that all buildings, regardless of height, are comfortable for people at the street level. This includes: relating wall and window heights to the height of people, use of architectural elements to create visual interest, adding landscaping and insets and alcoves for pedestrian interest, and stepping upper stories back as building height increases. ➢ NH -32. Historic Character. Recognize and use the unique character of Downtowns may attractive, well liked, historic buildings. Encourage new development on sites in the Downtown area to be compatible with nearby historic buildings, the historic Downtown street pattern, and the areas historic, pedestrian oriented character. ➢ NH -33. Downtowns Neighbors. Distinguish Downtown from adjoining neighborhood areas by establishing major entrances to Downtown with gateway treatments, keeping all Downtown activities within the Downtown areas, and providing a gradual transition into adjacent residential neighborhoods in terms of building scale and intensity of use. ➢ NH -36. Hetherton Office District. a. Office Center. Emphasize development related to the Transportation Center, especially office and professional service buildings which could include limited areas for street0level retail uses. Residential is also strongly encouraged in this area. b. Transportation Hub. Use the Transportation Center to coordinate and facilitate the different ways people move to and around Downtown, including bus, rail, auto, bicycle and on foot. Include safe pedestrian and bicycle connections linking this -area to the stores, services, cultural facilities, and recreational opportunities in other parts of the Downtown. Expand connections from the Transportation Center to other parts of the City by.... ➢ NH -37. Netherton Office District Design Considerations. a. Downtown Gateway. Transform the Netherton Office District into an elegant transition into Downtown San Rafael, Improve the entries to Downtown at Third Street, Fifth Street, Mission Avenue, Lincoln Avenue and the freeway remaps with entrance graphics, enhanced planning and lighting. Buildings should complement the districts entryway treatments and provide an attractive fagade along Hetherton Street. b. Fourth and Hetherton. Announce and mark this primary gateway to Downtown.... c. Hetherton Design. Encourage projects of high quality and varied design with landmark features that enhance the Districts gateway image. Examples include: building design emphasizing the gateway character and complementing the districts transitional treatment by incorporating accent elements, public are and other feature items, upper stories stepped back, ground floor areas have a pedestrian scale, retail uses opening onto public areas, useable outdoor spaces, courtyards and arcades that are landscaped, in sunny locations and protected from freeway noise ... d. Under Highway 101 Viaduct... e. Height. Building heights of three to five stories are allowed west of the rail transitway, and typically up to three stories east of the rail transitway. Community Design ➢ CD -1. City Image. Reinforce the City's positive and distinctive image by recognizing the natural features of the City, protecting historic resources, and by strengthening the positive qualities of the City's focal points, gateways, corridors and neighborhoods. ➢ CD -2. Recognize and promote the unique character and integrity of the ... Downtown... . ➢ CD -4. Protect San Rafael's positive and distinctive image by recognizing, preserving and enhancing the City's historic resources. ➢ CD -5. Views. Respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly accessible pathways. ➢ CD -7 Downtown and Marin Civic Center. Build upon the character of these areas by controlling land uses to clearly distinguish their boundaries; by recognizing Mission San Rafael Archangel and St. Raphael Church, Marin Civic Center, and other buildings that help define the City's character, and requiring that these and other architectural characteristics and land uses that give these areas their identity are strengthened. ➢ CD -10. Nonresidential Design Guidelines. Recognize, preserve and enhance the design elements that contribute to the economic vitality of commercial areas. Develop design guidelines to ensure that new nonresidential and mixed-use development fits within and improves the immediate neighborhood and the community as a whole. Circulation ➢ C22. Attractive Roadway Design. Design roadway projects to be attractive and where possible to include street trees, landscape buffers public are integration of public spaces and other visual enhancements, Emphasize tree planting and landscaping along all streets. Sustainability ➢ SU -1. Land Use.implement General Plan land use policies to increase residential and commercial ➢ densities within walking distance of high frequency transit centers and corridors. ➢ SU -2d. SMART. Encourage continued funding, development and use of SMART, which will provide residents and employees of San Rafael an additional transportation alternative to single - occupant vehicles. ➢ SU -2e. Sidewalk and Street Improvements. Continue to implement sidewalk and bicycle improvements in accordance with the adopted Bicycle and Pedestrian Master Plan and the Safe Routes to School program. ➢ SU -3b. Charging Stations for Private Facilities. Revise building codes to facilitate installation of charging stations for plug-in electric vehicles in private parking facilities. ➢ SU -5a. Green Building Regulations. Require new construction and remodel projects to comply with adopted green building regulations. ➢ SU -5d. Reflective Surfaces. Encourage the use of high albedo (reflectivity) materials for future outdoor surfaces such as parking lots, roadways, roofs and sidewalks. ➢ SU -6. New and Existing Trees. Plant new and retain existing trees to maximize energy conservation and carbon sequestration benefits. ➢ SU -8. Social Diversity and Equity. Enhance social equity among all segments of the community. ➢ SU -8a. Affordable Housing. Continue to expand the supply of affordable housing, which reduces commute times and congestion. Air & Water Oualit ➢ AW -2. Land Use Compatibility. To ensure excellent air quality, promote land use compatibility for new development by using buffering techniques such as landscaping, setbacks, and screening in areas where different land uses abut one another. ➢ AW -2a. Sensitive Receptors. Through development review, ensure that siting of any new sensitive receptors provides for adequate buffers from existing sources of toxic air contaminants or odors. If development of a sensitive receptor (a facility or land use that includes members of the population sensitive to the effects of air pollutants, such as children, the elderly and people with illnesses) is proposed within 500 feet of Highway 101 or 1-580, an analysis of mobile source toxic air contaminant health risks should be performed. Development review should include an evaluation of the adequacy of the setback from the highway and, if necessary, identify design mitigation measures to reduce health risks to acceptable levels. ➢ AW -3. Air Quality Planning with Other Processes. Integrate air quality considerations with the land use and transportation processes by mitigating air quality impacts through land use design measures, such as encouraging project design that will foster walking and biking. ➢ AW -3b. Smart Growth and Livable Communities Programs. Participate in and implement strategies of Metropolitan Transportation Commission's regional "Smart Growth Initiative" and "Transportation for Livable Communities Program." Exhibit 4 San Rafael Design Guidelines SAN RAFAEL DESIGN GUIDELINES Introduction The following design guidelines are intended to assist in the design of new buildings and additions so that they will integrate well with their surroundings. The intent is for new development to enhance its environs and achieve community- values of "pedestrian friendly" and "people -oriented" design. In some cases, new development should emulate established patterns of design, present in the vicinity. Where there is an existing desirable pattern consistent with zoning regulations of building height, width, scale or materials, new buildings and additions should seek to reinforce the pattern of development. In other cases, however, there is no predominant design theme or pattern, and more variety may exist. Some existing patterns are only a fragment of a potential pattern and difficult to identify. The guidelines are indications of what the City considers to be desirable design. The guidelines also offer suggestions on how to address public access, accommodate automobile access and parking, and integrate signage. The guidelines are discretionary, and are intended to assist projects in- achieving high quality design. Applicants are encouraged to seek creative design solutions. Designers may suggest other means of achieving the City's objective of high quality design, as provided for in the Zoning Ordinance; The guidelines. are used by staff and the Design Review Board to evaluate the quality of project design and to make recommendations regarding design. review approval or denial. The following residential and Nonresidential Design Guidelines apply to all of the City of San Rafael, except in Downtown and the Fourth Street corridor in the Montecito/Happy Valley Neighborhood where the Downtown Design Guidelines apply, and those lots where the Hillside Design Guidelines apply. The guidelines are intended as an interim document until such time that more detailed guidelines can be developed with public input in accordance with the direction contained in the Community Design Element of General Plan 2020. I11ustrations by Howai d hkowitz Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael besian Guidelines RESIDENTIAL DESIGN GUIDELINES Residential design guidelines are one way to protect and enhance existing attractive or historic buildings, and to improve design of other buildings over time, as they are remodeled. The residential design guidelines encourage the qualities that define and make each residential neighborhood unique, and serve to strengthen the overall visual and functional quality of each neighborhood: The guidelines allow for innovative architecture that is in context with the surrounding neighborhoods. Building Design Where there is an existing pattern, particular attention should be given to maintaining a consistent streetscape. All building facades should be varied and articulated. Long monotonous walls should be avoided. ,Oo :Attention should be paid to the street- and Canal -front facades of buildings by incorporating similar materials and details, Scale ❖ Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. ❖ Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. Building Height Adjacent buildings should be considered and transitional elements included to minimize apparent height differences. Roof Shapes ❖ Where possible, relate new roof form to those found in the area. Roof top equipment should be screened from view and integrated into the building architecture. ❖ The visual impact of roof vents should be minimized. 2 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael .Design Guidelines Building (Entrances - There should be a clear, well-defined sense of entry from the street to the building. :• Where possible, the entrances of street front units should be oriented towards the street rather than to the interior of the lot or to the parking lot. ❖ Examples of elements that can be used to define the primary entrance and to further define the street facade are a usable front porch or verandas, an overhead trellis canopy, or other similar feature. Windows The placement and size of windows in the building should be consistent with the overall building design and the neighborhood streetscape. Where windows do not reflect an existing pattern, greater attention should be paid to other means such as balcony overhangs, porches, materials, colors, etc. of articulating' the fagade. ❖ Window proportions should be consistent with the proportions of the building and with other windows on the building. ❖ Windows should overlook the street, parking and public areas to permit surveillance and increased safety. Window placement along rear and side elevations should consider privacy needs of adjacent neighbors. Driveways and Parking Areas. + Driveway cuts and widths should be minimized, in compliance with zoning. ❖ Where possible, ground level parking areas should be recessed or placed to the rear of buildings. Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. ❖ Minimize large paved areas, for example by using alternative materials (i.e., turf block, stamped concrete or pavers). ❖ For multifamily buildings, parking should be distributed to provide easy access to units and/or building entrances. Visible front or structured parking should bescreened, landscaped or have an articulated design.. 3 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Design Guidelines Front' Landscaping and Fences Landscaped front yards should contribute to the overall visual quality of the neighborhood and to create a strong landscaped character for the site. ❖ Fences in the front and street side yards should include detailing in character with the house.. ❖ Landscaped areas adjacent to sidewalks are encouraged. Lighting 4• Limittheintensity of lighting to provide for adequatesite securityandfor pedestrian and vehicular safety. ❖ Shield light sources to prevent glare and illumination beyond the boundaries of the property. •b Lighting fixtures should complement the architecture of the project: Additions to Homes An addition to a home should be related to the original building, respecting the proportions, style and materials of the house. The quality of materials, window placement, detailing, roof pitches and forms of additions should be consistent with or better than the original appearance of the building. 4 Design Review Board, February 1.8, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines :San Rafael.Design Guidelines NONRESIDENTIAL DESIGN GUIDELINES As modifications are made to San Rafael, whether through public improvements or as private development affects neighborhoods or the Downtown, the design quality of these changes should improve the quality of life in San Rafael.. These guidelines provide a framework of design principles that builds on the strength of the existing character of an area and that strives to improve the visual unity of the area. Parking bots 4• A logical sequence of entry and arrival as part of the site's design should be provided. Where possible, design entrances from the street to direct views towards the building entry. +: Parking should be distributed to provide easy access to building entrances. *.* Where possible, parking should be located to the rear or side of a building in order to reduce the visual impact of parking areas. Design for adequate vehicle. maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. ;- Parking areas should be screened from the street with hedges, walls, fences or berms, subject to security considerations. •:- On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry and exit conflicts. Auto and pedestrian entrances into the development should be easy to find. For example, special entry treatments, such as colored concrete, special planting and signage should be :located at the entries to the site.. 4• Shade trees. should be provided in parking lots per the zoning ordinance. Landscaping Landscaped areas should be planned as integral parts of the development and. to create a strongly landscaped character for the site. ❖ Unsightly uses should be screened. •3 Commercial signage or displays should not be hidden with landscaping. ❖ Trees should be planted in a variety of locations, such as along the side property lines, clustered in planting areas, or distributed throughout the parking lot, consistent with the zoning ordinance. Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Design Guidelines Pedestrian areas should be made visually attractive with special planting and flowering trees. Where feasible, landscape the area between the building and the property line even when a building is located at the minimum required side or rear yard setback.. ❖ Retain and maintain existing public street trees and add additional street trees where practical. Lighting ❖ Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. Shield light sources to prevent glare and illumination beyond the boundaries of the property. Lighting fixtures should complement the architecture of the project, Pedestrian Circulation •3 Consider pedestrian orientation when designing building entries, windows, signage and doors. ❖ Include a well-defined pedestrian walkway between the street and building entries. Clearly define pedestrian movement through the parking lot. For example, provide changes in pavement or separate landscaped walkways. ❖ Where appropriate, pedestrian walkways should be provided between adjacent lots. •;• Special design elements should be included, such as bollards, pots, benches, trash cans, unique paving, tree grates, tree guards and pedestrian lighting to add visual richness to areas designed for pedestrian access. Where appropriate, include outdoor gathering places and seating for the public. Adequate facilities should be provided for bicycle parking, consistent with zoning requirements. Building Form 4- Where appropriate, locate the building, or a substantial portion of the building along the front yard setback or street edge to create spatial enclosure in relation to the street. pA Consider the pedestrian experience when designing the ground floor of buildings. ❖ A continuity of design, materials, color, form and architectural details is encouraged for all portions of a building and between all the buildings on the site. ❖ Consider the development's visual and spatial relationship to adjacent buildings and other structures in the area, M Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Desiqn Guidelines Entryways ❖ A defined sense of entry with pedestrian orientation should be provided. Building entrances should be defined with architectural elements such as roof form changes, awnings or other architectural elements. Powers ❖ If a tower is included in the design, it should perform a definite on-site function, such as delineating an entrance to a site or a building entry, or emphasizing a display window. r:• The tower should provide an attractive distinctive silhouette against the sky. ❖ Where appropriate, the visual bulk of the upper portion of the tower should be reduced to reduce its apparent bulk; for example with openings through it or with open latticework. Arcades Arcades may be used in shopping areas to provide weather protection for shoppers, add a sense of unity to a larger project and/or provide depth to the building. ❖ Arcades may be topped with a simple broad band for. tenant signing. ❖ Internal illumination may be used to emphasize arcade forms at night. Awnings ❖ Where appropriate, provide well-designed awnings to enhance the design of the building, provide weather protection, and add liveliness, interest and a sense of human scale. +:• Provide a uniform treatment of awnings on multi -tenant buildings. �:• Awning colors may be varied and should be compatible with the colors of the building and of adjacent buildings. Signs may be provided on an awning, consistent with the zoning ordinance. +:• Translucent, internally illuminated awnings are not encouraged. The following building code standards are included for reference: Minimum height above grade: 8 feet; 14 feet at alleys, parking lots or other areas with vehicular traffic Maximum horizontal projection (from face of building): 7 feet, or 66% of the distance between the building and curb, whichever is less Minimum distance to curb: 2 feet between the awning and curb Materials and Colors ❖ Use articulation, texturing and detailing on all concrete exposed to exterior view. ❖ Exterior materials should minimize reflectivity. Use color to provide appropriate accents on a building. Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Design Guidelines DESIGN GUIM 1NES FOR DOWNTOWN AND FOURTH STREET IN THE MONTFCITO/HllPPY VALLEY i1 EIi-al 1301*iClOU Downtown San Rafael is the urban heart of Marin County and is a livable and walkable place where people gather to enjoy life or conduct business. Downtown has a physical aspect described as "hometown" New development contributes to the beautification and vitality of Downtown. Downtown is increasingly attractive with more landscaping and trees. These guidelines ensure that new buildings will be well designed, will respect our historic heritage and will be attractive to pedestrians, Montecito/Happy Valley neighborhood is in a convenient commercial location, adjacent to Highway 101 and along Second, Third and Fourth Streets, and connecting to Downtown San Rafael. With more than 400 diverse businesses, it is a mixed-use medium density community, and an alternative to auto -oriented suburbs, The nelghborhood's commercial anchor is Montecito Shopping Center, with Trader Joe's; restaurants, Rite-Aid, and a canalfront walkway. Fourth Streetis a commercial link to Downtown with a wide range of office, service and:reta# uses.. Thet map below indicates the various areas of Downtown and Fourth Street and in the Montecito/Happy Valley Neighborhood to which the following guidelines are applicable. ,,. '��. ire � + ,. {�{ .y 5 ' _'v �+ ,i • +r,+r y '' .', ,t � 3 y,. '. t. 1 r'i •. �= i j i r 1 !' ,ems : `J,�� r''� _ M. 3 ... • '} ;'�' . j � {it! S � " ,,it.CU+ .,I;}+Yir•D- f f er 1t q• '''1!,; y:. } cL i ;�� l• ." _4, i•tiv.l '.� r Ir ' I •�.,.,; 1 fff r:• _. f.#ir; •_ o' P,1 u ad n e+rr C- 4' f . I• rit " + LaF+rlrn+ n+rl5 .rnim41 ?' — - 'i: Iii �r` �7I i� _ �; �� + �8g�p' +r •1 , T ., � r i - irMh .i,rfQ r �� � � j .I i i5 j I + I I}�'J a. 1 .� r -. i,, M1 JII i ��•.�I `f•••� F :-f�, :SII � � i�''�.s li 1 }•" 1� 9 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Design Guidelines Active Pedestrian and Commercial Streets Fourth Street and portions of cross streets close to Fourth are active, pedestrian friendly shopping 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 street to increase street activity; by including usable, active public plazas, by minimizing parking lots and driveways which interrupt the pedestrian flow, and by encouraging appropriate signage. Street Edge Pattern ❖ Buildings should be located to reinforce the street edge. ❖ Much of the front or street side facades of the ground floor should extend to the property line, with exceptions for public plazas, outdoor gathering places, courtyards or landscape setbacks. Driveways and Parking Areas Driveway cuts and widths should be minimized, and ground level or structured parking should be placed behind buildings. Building Entrances The primary ground floor entrances should be oriented towards the street or, if appropriate, public plazas or courtyards, and not to parking lots. Ground floor entries should be frequent. 4- Entries should be well-defined and well lit for pedestrian safety. Windows 4- Large storefront window display areas should be provided at the street level on buildings (i.e., approximately 75% clear glass on the primary street level frontage). Building Design ❖ Building design should provide interest and variety at the street level through awnings, marquees, entries and display windows. ❖ Long, monotonous, uninterrupted walls should be avoided. Provide differences in fagade treatment between ground level and upper levels to add visual interest to the building and the pedestrian experience. k7 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Design Guidelines Public Spaces and Courtyards Public spaces are an integral part of the pedestrian circulation system, and should not be separated from the sidewalk with walls or stairs. Other sides of the public space should provide a sense of enclosure, for example, define edges with buildings, landscaping, street furniture, railings or fencing. ❖ Public spaces should be adequately landscaped and should include street furniture. ❖ Public spaces should be located to take advantage of sunlight and shield wind exposure. Shopping or eating opportunities are encouraged within or adjacent to public spaces, Landscaping ❖ Colorful, small scale plants, including hanging plants, are encouraged in small areas along the street front for variety and interest or to define building entries. ❖ Artificial plants are discouraged. Height Multi -story buildings on the south side of Fourth Street should include step backs or other design techniques to retain sunny sidewalk areas on the north side of the street. ❖ Height should be minimized through methods such as building colors, upper -story step - backs, and placing units under eaves. Fifth/Mission District and Environs In this area of Downtown, providing a pleasant walking environment comfortable for people at the ground level is important. These streets are less active, and attractive streets to stroll along. Building Design To provide visual interest, long, monotonous walls should be avoided, ❖ Where retaining walls are needed, they should be low, or terraced and landscaped. Entries should be well defined and orient to the street rather than to a parking lot. Setbacks Where.setbacks are provided, they should be landscaped. 4• Street trees are an important element and should be retained and enhanced, Residential Design Residential building types that are oriented to and bring vitality to the street are encouraged. Building types include townhouse and podium apartments with garages no more than 1/2 level above grade. 10 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Design Guidelines Second/Third Corridor and Environs Second and Third Streets are to be attractive, landscaped major transportation corridors. While increased pedestrian safety and comfort is desired on Second and Third, greater pedestrian use of the cross streets is encouraged. Building Design To provide visual interest, long, monotonous walls should be avoided. Building walls should be articulated. Streetscape ❖ To create a boulevard effect along Second and Third. Streets, varied, landscaped setbacks are appropriate. ❖ Additional street trees are strongly encouraged. +3 Nigh canopy traffic -tolerant trees should be provided. Residential Design Where possible, residential buildings in this area should orient to the more pedestrian - friendly side streets. Main entries should be well defined and oriented to the street rather than to a parking lot. Parking Lots Entrances to parking lots should be distinctive and easy to find. Parking lots should be landscaped between the street and parking lot. Driveway cuts and widths should be minimized to prevent vehicular conflicts. 11 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San. Rafael :Design Guidelines Historic and Architecturally Significant Buildings There are many historic and architecturally significant buildings In San Rafael. The City welcomes well-designed diverse architectural styles that respect its historic heritage. These guidelines are intended to assist in achieving this objective, recognizing there are always design exceptions. These guidelines apply to development in the immediate vicinity of buildings listed in the San Rafael HistoricaVArchitectural Survey. Pattern and Scale Renovations to historic and architecturally significant buildings identified in the San Rafael Historical/Architectural Survey Final Inventory List of Structures and Areas should be carefully designed to retain significant building characteristics. New buildings, additions or major remodels in the vicinity of a building in the Survey should respect the pattern; scale and design of the older building, and not create visual. distractions. Transition ❖ Provide an appropriate transition in height between low rise and taller buildings through, for example, careful use of building stepbacks or variable roof heights. Windows ❖ Windows should be properly proportioned. ❖ Where appropriate, upper story windows should be vertically aligned with the location of windows and doors on the ground floor. Horizontal Lines On streets with. a concentration of older buildings that have a well-defined design pattern or rhythm, preserve and complement horizontal building lines, such as cornice'I nes and window frames of adjacent architecturally significant buildings. 12 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 4 San Rafael Design Guidelines San Rafael Design Guidelines Proportions of Openings On streets with a concentration of older buildings that have a well-defined design pattern, the size and proportion of window and door openings should be similar to those of surrounding facades. Materials On streets with a concentration of olderbuildings, an infill fagade should be composed of materials similar to adjacent facades and should not stand out against the others. (Differentiation between Ground Floor and Upper doors �.+ Older buildings, particularly mixed use buildings, tend to differentiate between firstfToor and upper floor fagade treatments. This is an appropriate design feature to emulate in new construction adjacent to such buildings. Roof Shapes Relate new roof forms to those found in the area. View of St. Raphael's Church Spire Conduct a view analysis for projects over one story in height within the shaded area of the map below to determine the impact the development would have on views of the St. Raphael's church spire. 13 Design Review Board, February 18, 2015 Exhibit 4 - Design Guidelines Exhibit 5 Station Area Plan Excerpts APPROVED FINAL DRAFT ■ Downtown San Rafael Station. Area Plan June 4, 2012 lYorkshop 2 PanYicipmrts' Selections of Preferred Building Types for YaHous Sites ivithin the Plan Area Page 18 U Community Design + Architecture Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts June 4, 2012 Downtown San Rafael. Station Area Plan X APPROVED FINAL DRAFT Vision `Vulf' 'q:GwI 13taflorli Area The following draft Vision for the Downtown San Rafael Station Area was developed in the course of the planning process, with input from the community and the Redevelopment Agency's Citizens' Advisory Committee (CAQ Vision Statement: The Downtown San Rafael Station Area is at the crossroads of Marin, where people travel north/south through the County, and east/west to shop, to neighborhoods, and to treasured open spaces. Some of San Rafael's most vibrant neighborhoods are Just a short walk from the Downtown San Rafael transit complex: Downtown, Montecito/Happy Valley, Francisco Boulevard west and the Canal neighborhoods. At the heart of this area is a regional transit complex that fits seamlessly into the context of the surrounding neighborhoods and connects people to destinations throughout San Rafael, Marin and the greater Bay Area. In 2035, the Downtown San Rafael Station Area is a place people can easily reach by walking, biking, or using transit. on arriving at the transit center, people feel a strong sense of welcome to Downtown San Rafael. The area is an attractive gateway to downtown and the vibrancy of Fourth Street. The transit complex is a busy, regional hub for train, bus, shuttle, taxi, and other transit services. People are safe and comfortable walking as they transfer easily from one mode to another, and there are clear, safe and pleasant connections between the transit center and the surrounding neighborhoods. It is safe for pedestrians and bicyclists to get to, around and through this area. The area immediately around the transit center reflects and enhances the :surrounding neighborhoods. New buildings form a strong sense of place, reflecting the community's focus on .creating an ;exciting and friendly edge to downtown. Although development has .changed and the appearance of the area has improved, the charming character of nearbyrieighborhoods remains the same. Every day a comfortable and reliable commuter rail service brings hundreds of people to San Rafael to work, and shops in the area that is thriving. People who live in the area enjoy safe, pedestrian -friendly streets and access to reliable transit service. The buildings around the transit center have a mix of uses and give the place an urban feel. Residents like being able to walk to the movies, restaurants, shops and nightlife. Close -by neighborhoods have a variety of housing types where families with children, students, young professionals, and seniors live, and all enjoy the benefits of living close to the Downtown San Rafael transit center. The station provides a sense of arrival into Downtown. The Station Areal's intuitive; signage and other physical design help people navigate to their destination, with particular emphasis on connections to Fourth Street. Parking is available for new housing and businesses. In keeping with thevision of a transit - oriented, walkable, and :active environment, the amount of 'parking provided Is Limited to Community Design + Architecture n Page 19 Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts APPROVED FINAL DRAFT x Downtown San Rafael Station Area Plan :June 4., 2012 encourage transit use, as well as walking and bicycling, 'Parking facilities are out of view but are clearly found through signage. On -street, off=street and shared parking facilities are carefully managed, efficiently used, and meeting demand. Page 20 r Community Design + Architecture Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts APPROVED FINAL DRAFT ■ Downtown San Rafael Station Area Plan June 4, 2012 Whistlestop With the planned SMART service and proximity to the station platforms, it may be difficult to maintain the existing use of the Whistlestop building without modification. Some programs and services may be impacted due to the proximity of the station and station improvements to the building. Finding a new use for this site will be important to defining the heart of the transit complex. The Whistlestop property at 930 Tamalpais Avenue is owned by Marin Senior Coordinating Council ("Whistlestop"). Whistlestop provides education, meals, and paratransit services for seniors and people with disabilities. In addition to providing an important social service for downtown San Rafael and the wider community, the operator of the senior services: center also owns the property. A proactive public-private partnership could facilitate an effort. to secure funding for improvements to the site, recognizing its central importance to the area as a part of thegateway to Downtown and to the functioning of the station itself. The design. of both the station and the site need to be strongly integrated and closely coordinated, together with the public -improvements proposed for the limited street and train rights -of way :adjacent to the site. The parcel is currently within the Netherton Office (WO) zoning district which permits a maximum building height of 66 feet and a variety of commercial uses including restaurants, office uses, limited retail, as well as housing. The 48 -inch high SMART loading platform will be located in close proximity to the east edge of the current Whistlestop building, potentially creating a 4-8 foot gap or "gully." Without careful design, this area may attract unwanted activity such as graffiti, be uninviting to pedestrians, and negatively impact the first floor windows of the current building. SMART and the property owner should work together to integrate the station platforms with the building to 'minimize negative imipacts s:u:ch as this gap. The Plan envisions an engaging ground -floor commercial component and possible food -related or restaurant uses that will help create a strong sense of arrival into Downtown. Second floor office uses could provide transit -oriented employment opportunities within. the Station. Area.. It will 'be important to ensure any development on this site relates to the adjacent SMART loading platform in a way that enhances the experience of arriving into Downtown San Rafael; Whistlestop .guilding - xbrwer Thain Depot Page 46 r Community Design + Architecture Design Review Board, February 18, 2015 Exhibit 6 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts June 4, 2012 Downtown. San Rafael Station Area Plan r APPROVED FINAL DRAFT Station -related retail Many workshop participants were excited about a scaled-down version of San Francisco's Ferry Building, envisioning a place that offers fresh produce, specialty items, flowers, coffee and commuter - related services and other fare. Other models for a smaller -scale; privately owned specialty food market. include Oxbow Market in Napa, Alameda Marketplace, Epicurio.us Garden in Berkeley, and Rockridge Market Hall in Oakland. Such .an establishment would encourage activity throughout the day in the heart of RockrUge Market Hall, Oakland the Plan Area and provide a convenient opportunity for transit patrons to shop for daily necessities on their way to and from the transit complex, as well as linking the Station Area to Fourth Street and the rest of Downtown. Station Plaza Improved public space or a new public plaza could be created in the area of the station to provide a community gathering place and enhance the pedestrian experience. one possible location is at the northern end of the Whistlestop site at the southeast corner of Fourth and West Tamalpais, serving to connect the SMART station platforms and Whistlestop site with Fourth Street (see Figure III -12) and acting as a visual focus and point of arrival. Plazas can make a major improvement in the pedestrian environment and help encourage transit use, by providing attractive and comfortable seating areas, along with important amenities such as wayfin.ding signage and bicycle. parking. While benches and fixed seating can work well, movable tables and chairs increase the flexibility of use by allowing users to gather in groups and find shade or sun as they desire. It is important that any wayfinding signage or bicycle parking provided in the area be carefully designed and placed to add visual interest and complement the character of this gateway into Downtown. Trees and other means of providing shade, as well as other landscape treatments, can also help reduce runoff and improve water quality. A plaza could also be an excellent location for public art, such as a sculpture to serve as a focal point and anchor the space, providing a landmark for people passing through and .meeting one another near the station. Art Works Downtown is an organization that works with property owners and the City to place artworks in San Rafael, and may be of assistance in selecting and placing a piece of public art in this prominent location. The area along Fourth street between the rail station and Tamalpais will serve to link the SMART platforms directly with Fourth Street, providing an opportunity to continue the vitality and visual interest:of this primary pedestrian corridor of San Rafael into the Station Area. The area identified for the plaza at Fourth Street and Tamalpais Avenue is privately owned. The City Community Design + Architecture ■ Page 47 Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts APPROVED FINAL DRAFT s Downtown San Rafael Station Area Plan June 4, 2012 could work with the property owner on a variety of improvement options, ranging from a plaza to enhanced streetscape improvements and the provision of pedestrian amenities. High quality design and lighting will be critical, as will ensuring adequate security for the area. Photos of various plaza designs are shown in Figure III -13. Plaza'in Santa Barbaia 1 4_ $ c-� - r- U RTH 5T LU POTENTIAL > w.i _. _IPLAZA "�+ r,.;�•y{I`_t;{h�•l j l T I,' rel PLANNED SMART 1I4` - PLATFORMS I Figure 111-12 Possible Plozu at Fprrrflt $treet zi+zc!TarttaiPeis ,l ventre Figure 11I-13: Photas of:vaHous plaza designs Page 48 Community Design + Architecture Design Review Board, February 18, 2015 Exhibit 6 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts APPROVED FINAL DRAFT o Downtown San Rafael Station Area Plan June :4, 201.2 20 Tamalpais Avenue "'Complete Street" Concepts The major station access improvement explored in this plan is to reconstruct Tamalpais Avenue to serve as a "Complete Street that would serve all travel modes. In this concept, Tamalpais Avenue could be converted to one-way northbound travel between Second and Fourth Streets and one-way southbound travel between Fourth Street and Mission Avenue. The conversion of Tamalpais Avenue to one-way travel, which would require more detailed analysis, would support several elements of the station access, pedestrian/bicycle, and open space elements of the plan: ■ Station Access: Currently, the segment ofTamalpals Avenue from. Second to Fourth Streets has :relatively low traffic volumes. These volumes are anticipated to .decrease further with the construction of the median on Fourth Street that will prevent left -turns to and from Tamalpais Avenue. The elimination of left -turns at Fourth Street, combined with the one- way'northbound traffic flow, will make Tamalpais Avenue less attractive as a cutAhrough route. This will allow this section of Tamalpais Avenue to serve as the "front door" to the San Rafael Transit Center and support passenger. loading activities,. Convenient Passenger Loading: The one-way traffic flow between Second and Fourth Streets will allow for convenient kiss -and -Ride and passenger loading along the east:curb in front ;of Whistlestop and the Bettini transit center (see the Intermodal Transit Center section for additional detail on passenger loading, taxi, and shuttle bus parking along Tamalpais Avenue). In addition to public transit -related passenger loading, Whistlestop provides specialized transportation services to seniors and persons with disabilities at their site immediately adjacent to the station. ■ .Local Connectivity: Tamalpais Avenue would serve as the primary north -south pedestrian .and bicycleconnection between the SMART station and the Puerto:Suello Path.:and Transit Center Connector, Fourth Street, and the Mahon Creek Path. ■ Bicycle/Pedestrian: From Second to Fourth Street, the removal of the southbound travel lane and the parking spaces along the west curb will provide additional right-of-way. This extra :right-of-way could be utilized to make .multi -modal improvements :along these: two blocks of Tamalpais. • East Tamalpais .closure: East Tamalpais between. Third :and Fourth Streets, located on the east side of the SMART station, is recommended to be abandoned and incorporated into the integrated San Rafael transit complex. ■ Open Space: Currently, the segment of Tamalpais Avenue from Fourth Street to Mission Avenue is very lightly traveled. The proposed median at Fourth Street will also prevent left turns to and from Tamalpais Avenue, which will further decrease traffic volumes along this segment of Tamalpais Avenue. Converting this segment to one-way southbound should have little effect on traffic flow within the Plan Area. One option could be the conversion to one-way travel to free up the right-of-way from the former northbound lane. This stretch of Tamalpais .could become a landscaped multi -use pathway. Tamalpais Avenue southbound Page Pa. a Community Design + Architecture Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts June 4, 2012 Downtown San Rafael Station Area Plan ■ APPROVED FINALDRAFT and East Tamalpais northbound between Fourth Street and Mission Avenue will work as a one-way couplet in this area. Figure VI -3 shows one potential concept to Tamalpais Avenue between Second and Fourth Streets. `�bX i• a.. �1J PARKING '� + WHISTI-ESTOP (FXISTING) BUILDING SlaWALK COSi'•II IRAVIV KIWN-SWE SIDEWALK OIKELANE 9MIVIFIUS •51 1AREbtANE WITII[LA5S III ON HOU IF TA'MALPAIS AVE Figure VL 3 Potertial concepl for Taaurlpais Avwrue betiveen Second andFo a lh Sheets Figure VI -4 shows one alternative landscape treatment for this section of West Tamalpais and Tamalpais Avenues between Fourth Street and Mission Avenue, which would require further study and coordination with SMART`s ongoing track design work. in conjunction with the proposed conversion of West Tamalpais Avenue to one-way southbound travel, narrowing the pavement of West Tamalpais and eliminating on -street parking on the eastern curb, leaving a pull-out fire staging area near the center of the block, would free up space for landscaping and other :uses. Widening the sidewalk on the western curb would improve the pedestrian environment. Other features such as distinctive sidewalk paving, a separated multi -use pathway, stormwateir .management features such as planters, bulb -outs at crosswalks, and permeable paving in parking areas, as illustrated in Figure V1-5, could also be considered during: the design phase. Other possi-ble configurations include a separated. multi -use pathway, or northbound and southbound Class II bicycle lanes. Community Design + Architecture ■ Page 91 Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts APPROVED FINAL DRAFT u Downtown San Rafael Station Area Plan June 4, 2012 'A + WEVWX PARKIN, MAL' GnI-IMMI SMART PARKING IRMU, 51M VIA I P: JOLSTMW6 TAMALPAIS AVE -5tiAREDLA?lEVIIIIICLA55,IIIBIV,tRbUif Figure 11-4 Pofeirt;al raneopffai- TainalpalsAvenue behmen Fow-th Sh-eeland Afission Avenue Figure VI -5 Potential concept for Tamalpals Avenue Impi-ovemenry Page 92 0 Community Design + Architecture Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts June 4, 2012 Downtown San Rafael Station Area Plan APPROVED. FINAL DRAFT 3. Pecdestr►an Access and Improvements Figure VI -6 shows the major routes pedestrians would likely use to access the transit complex from different areas of San Rafael, and also shows the major destinations within the Study Area, including Downtown, the Montecito and Canal neighborhoods, and local schools.. The pedestrian routes reflect information provided by residents during the public workshops. The Plan Area's street network, which is characterized by short block lengths, provides a generally well-connected and walkable environment. However, the Plan Area does have some pedestrian deficiencies,. ® Some intersections have crosswalks that are not established. This can create indirect walk routes and can result in jaywalking. Crosswalks are not established in locations where sidewalks do not exist or at locations with specific traffic operations and safety considerations. ■ Crosswalks that conflict with double left -turn movements ® Crosswalks without pedestrian signal heads ® [yarrow sidewalks on portions of Netherton Street and Tamalpals Avenue ® Heavy traffic volumes and loud traffic noise from US 101 CommunityDesign + Architecture ■ Page 93 Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts .June 4, 2012 Downtown San Rafael Station Area Plan WI I , ! - • I lyl I i � y�•I'I fel i. Ip f I i I i I +r ��� •I I li- II I B[cyelelPedestrian Master Plan I I 2011 Updale ExistlnoProposed 1]po err class I �:•+� -�--• — •- Class 11 tIII ^� (II whore foosible) -�•- «- •- Class III f Figure PI -10: Bicj cle/Perlrstidmr Master Phn? 2011 Update M APPROVED FINAL DRAFT Community Design + Architecture n Page 103 Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts June 4, 2012 Downtown San Rafael Station Area Plan a APPROVED FINAL DRAFT � i� PuertP a Suelly nlh k k` IExislirliit Class 1 biltmayi I I �'}v edissrorvary � ��r I I a• i Qpgn space Pgsslhlq f i Plrerlo Sucllu-'rranyll Cenicr Wifh titin -Way se11mcnl — n { - Cnnlleclul {Piahnerl Cuss k i= } � I I nndtialse Ilalh} E i f LE Planned median will ptevenl lest-Itrrns tollrgm g ; } f Teinalpais Avenue r Faurlh 5l �' i ¢ r + + I 5-111110151e(lulrtn11 Mile _ I I i �_ + R amtrollers anti Imerconnec4 j {!} f I I f����i to oltos'r fol Af1Y 7nCL'li i 6 : ;J �+ f rail preemption 1. Proposed urte-way I seprnuill will allow fer enhaelC.nek hiryC,le and pedestrian arcrss cT f-{etgcale Hoyt il.snuti5 `, v, �. ........ crosswalk al Rel herton Street, p oyi(je sncnnrl tiUzi t-ttun lane i --- Provide four Ili southbound ! rr — lravei lane belweou Seconal E: Redevelop exlawn11 11 oud Third Streets A� Dettini transit center Nkailon Creek to Transit Ccnlet COMIC IDr i (Class Ibikeway) 6scond St _ FigiueVII-2: Sit -eel Nerieark Changer Community Design + Architecture a Page 115 Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 5 Station Area Plan Excerpts Design Review Board, February 18, 2015 Exhibit 5 - Station Area Plan Excerpts Exhibit 6 Neighborhood Meeting Notes Comments, Suggestions and Questions from The Whistlestop Public Meeting. January '14,,2015 Compliments Whistlestop services • Whistlestop is a resource to the community • I support what you are doing at this site or another site 'ifyou decide to move elsewhere • Like the services provided by whistle stop • Your services. are great Proieet • Compliments for time, commitment and dedication of work done so far • Linda,.Joe, Rick and their teams have done a remarkable job with a tough site • Likes the project • I support your good faith efforts on this project to find other locations • The Chamber endorses the project, good for the community, creates more jobs, more seniors downtown Seniors • 1 commend you for educating the public that poor seniors don't own cars and don't drive! • Seniors built our community. We owe them nice places for their retirement. We owe them respect. (2) • 1 support senior housing. Exterior Resign. ,.Keep design consistent with the image of San Rafael • Is this the right image .for San Rafael?- suggest .amore .soulful look • Keep branding for city as seen in the city logo consistent with the design of the b.u.ilding— either both or neither mission style. • Be consistent with a Mission/ Spanish revival theme. • Like -mission style • Building has more of an urban feel, especially with 5 stories. Not what I think of for San Rafael. old vs. new • prefer the "future" look • Like the "traditional" view • Like everything about it, rooftop, balconies, gardens, resources, parking, location • The last rebuild was done maintain the character of the old building. Concerned about demolishing a building with character. [response. about research on landmark potential of site] • Preservation is a local decision, you can't predict what would be designated as a landmark. • Like the preservation of old buildings, don't like the outside design choices you have Design Review Board, February 18, 2015 Exhibit 6 - Neighborhood Meeting Notes Exhibit 6 Neighborhood Meeting Notes Exterior features • Please, no propped up eaves and "decorative propped up awnings' • prefer brick and moss green design to the mustard color • brick is usually dark- would not like a heavy feeling to the building, would prefer light and colorful • Love the arcades, more curves, more arcades • Can there be a tile roof? Even if they are only mansards. • Can there be some reference to the form of the station? • Please include greenery and raised garden beds • I like the rooftop access, • Think. more about the design. .Interior Design • Have.2 tall elevator locations, with one elevator to the rooftop for fresh air activities • Include a workshop below. • Include an area for storage and recharging of motorized chairs. • Units of 550 sq. ft. sound seem small. • increase the living space by reducing the outdoor walk space. Health and Safety Air quality • Not enough greenery for good air quality. o The location does not have good air quality due to nearby highway, busses and trains. Not healthy for seniors. [Response made on air quality study] • . There are management and technological ways to address air quality issues that may come up Exercise Have walking exercise areas at the site. • Can there be a recreational facility on the roof? Walking areas for active:seniors: • Concern about safety of neighborhood, especially if senior go walking in that area [response about experience with other locations] Location Transit - related • City needs a train station. These services should be at a different location. • Consider future transit needs. If elevated platforms are needed in the future, what would this mean if we use this site for Whistlestop? • 1 am concerned about closeness to the freeway. Entrance to the city • This location should have a sense of welcoming, this will be more like a wall and will block the view of the hills • This will be a great gateway to the community Design Review Board, February 18, 2015 Exhibit 6 - Neighborhood Meeting Notes Exhibit 6 Neighborhood Meeting Notes Alternative sites • City and others should help find another location, maybe a property swap? • If another location - where would it be? • Consider the PG&E site (2) Parking Not enough parking • Can you add one more level of parking below [response made about area water table levels] • Reduced parking could affect attendance at classes. The Spanish class alone has 21 students. ■ Concern about parking at ground level. • This area isalready a parking nightmare. • Not enough parking (2) • Owners.of current lot are open to continuing the lease if Whistlestop stays at this location Support for narking vision • 1 Pike less parking.. Think visionary � a carless future • 1 likethe":no cars" aspect of the building • Charge residents for parking spaces. • Dedicate 3 spots to car sharing with priority for residents. • Don't allow employees to park under the building, they can take transit or park elsewhere. • Rather than take the buses under the building, just land them on Tamaipais. Other • Now I understand why city council increased building height to 66ft • There is a critical need for senior housing, 40 units being built vs. 12,000 people who have need. • Add simulated people to the diagrams to better see the size? Not sure about these comments • Park between Mission and 4th.Pedestrian walks and bicycle paths. connect. Blo Marin Questions brought up during the meeting • Will this change the right of way for existing bicycle and pedestrian trails [answered] • Where will people.go during the construction phase? [answered) • Where is the parking for the residents? [answered] • Can you buy the lot across the street for additional parking? [answered] • • Do you have other properties that have this "no car clause? Is it legal? [answered] • Where is the funding coming from? [answered] • Are you a Foundation or an Association? [answered] Design Review Board, February 18, 2015 Exhibit 6 - Neighborhood Meeting Notes Exhibit 6 Neighborhood Meeting Notes Design Review Board, February 18, 2015 Exhibit 6 - Neighborhood Meeting Notes Exhibit 7 Public Comments Kraig Tambornini From: Kayl Karchevski <.karchevski@comcast.net Sent: .Monday, January 05, 2015 1:33 PM To: Kraig Tambornini Cc: Bill Carney Subject: Comments on Whistlestop Hi Kraig - As you know, Paul Jensen suggested sending my comments on the Whistlestop, plans to you. I was pleased to see the wall approach (west side next to SMART platform) modified which a more modular look with windows. 1 prefer Scheme 1 as long as it allows for solar panels which didn't seem to be labeled on the drawings. The roof line is pleasant. I totally dislike'the design of Scheme 2, especially the "modern" roofline. and the "buttresses". Scheme 3 is:acceptable.as'it has sola.r:panels indicated. It's main drawback is the ugly roofline with 4 windshields/.solar panels. If they could be.des.igned with.less sameness, maybe some downslope on the north s.'i.de. In conclusion, I like the different.surface depths and balconies on the upper floors. I also like the arches:o.n.'th'e bottom floor that can house murals or other memorabilia and the outdoor patio at the cafe. I think the design of Scheme 1 fits best with the station platform and downtown. The building should also have solar panels. Sincerely, Kay Karchevski W. Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments city of San Rafael City council Contact Form Thank you for visiting the City of San Rafael website. This form is available to facilitate contacting our Mayor and Councilmembers concerning topics of interest to the conun nlity, Please contact the City Manager's office at 415-485-3070 for any additional assistance. Note that the City of San Rafael considers email to Councilmembers as an informal and non -confidential method of communication. Please send a signed letter if you would like to make your comment/question a matter of public record. Mail l'nrmal lellcrs 10 San Rafael City Council, I'O I3nx 151560, San Rafael, CA, 94915. * First Name noreen Last Name kennedy Address I NONE City {ENTMELD State CA Zip Code 949041523 Phone Number * Emnil Address noreen2045Qwahoo.com Send email to (select one) All City Council members Please enter your questions/comments below Please preserve Whistlestop Building in San Rafael. We are losingour heritage/beautiful buildings. What's being proposed is ugly and doesn't fit with the character of San Rafael. Do not let this happen. Smart was supposed to take cars off the road and now we see all this developinent along SMART. Only developers win not the people who live in San Rafael. Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments CIO 0 0 'The following email was received through the City Council Contact Email Form on the City web site. A copy is being forwarded to each member of the City Council. Council Contact Form City of San City Council Go n to ct Form Thank you for visiting the City of San Rafael website. This form is available to facilitate contacting our Mayor and Councilmembers concerningtopics of interest to the community. Please contact the City Manager's office at 415-485-3070 for any additional assistance. Note that the City of San Rafael considers email to Councilmembers as an informal and non -confidential method of communication. Please send a signed letter if you would like to make your comment/question a matter of public record. Mail formal letters to San Rafael City Council, PO Box 151560, San Rafael, CA, 94915. * First Name Louise * Last Name Herschelle Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments Address 1 Address 2 City San Rafael State CA Zip Code 94901 Phone Number * Email Address leela77 .sbgglobal. net * Send email to (select one) All City Councihnembers * Please enter your questionstcomments below I am very concerned about Whstlestop being converted to Senior/Disabled housing. I am a senior and disabled, so I am very sensitive to the housing need in the area. i think housing is a very poor use of this space, which is a transit hub. In addition, we would be losing an historic train station. What better use for it, than to make use of this wonderful opportunity to refurbish it as the train station and transit center that we need in this spot. Thank you. Louise Herschelle Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments City of San Rafael CiIN ty� Council Contact Form Thank you for visiting the City of San Rafael website: This fortn is available to facilitate contacting our Mayor and Councilmembers concerning topics of interest to the community. Please contact the City Manager's office at 415-485-3070 for any additional assistance. Note that the City of Rafael considers email to Councilmembers as an informal and non -confidential method of communication. Please send a signed letter if you would like to make your comment/question a matter of public.record. Mail formal letters to San Rafael City Council, PO Box 151560, San Rafael, CA, 94915. * First Name Lois * Last Name Tucker Address 1 Address 2 city San Rafael State CA Zip Code `94901 Phone Number * Einail:Address tucker Joisr yahoo.com Send email to (select one) All City Councilmembers y Please enter your questions/comments below I am concerned about the Station Area Pian that includes the destruction of lhe:lovely Mission style building: currently housing Whistlestop Senior programs. Please don't tear it down. Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments '1ty of San Rafael City Council Contact Form Thank you for visiting the City of San Rafael xvebsite. This form is available to facilitate contacting our Mayor and Councilmembers concerning topics of interest to the community. Please contact the City Manager's office at 415-485-3070 for any additional assistance. Note that the City of San Rafael considers email to Councilmembers as an informal and non -confidential method of communication. Please send a signed letter if you would like to make your:comment/question a matter of public record. Mail formal letters to San Rafael City Council, PO Box '151560, San Rafael, CA, 94915. " First Name Maty " Last Name Buttaro Address I Address 2 City Kentfield State CA Zip Code 94904 Phone Number Email Address niary rr,forallevents.com * Send email to (select one) All City Councilmembers " Please enter your questions/comments below This is regarding the demolition of the a story historic rail depot (Whistlestop) and replacement with a new modern 5 story structure, I suggest rethinking the project. The current Spanish style building underscores San Rafael as the Mission City. Our transportation hull) could be re - Jim , 44itied e-imagined as a plaza or square ( think Sonoma Square). Designing an area to house the Smart Irwin stop, Whisllestop anti the bus depot while reflecting the history ofthe.city Within a welcoming park like setting. Senior housing could be located clsewiu:re. Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments Kraig Tambornini From: Kraig Tambornini Sent: Monday, February 09, 2015 1:31 PM To: Kraig Tambornini (Kraig.Tambornini@cityofsanrafae.Lo.rg) Subject; FW: San Rafael Contact Email - 8337635 From: form enyineffs18.formsite.com [ a"Ito' or en a s18 ❑ site.com] Posted At: Sunday, February 08, 2015 7:2.9 PM Posted To: Community Development Internet Mail Conversation: San Rafael Contact Email 8337635 Subject: San Rafael Contact Email - 8337635 San Rafael Contact'Form City of San Rafael Email contact Form Thank you for visiting the City of San Rafael web site. This form is intended for communicating with City of San Rafael staff. Your input will be forwarded to theappropriate staff tuember for their attcnlion (Wring regular business hours. Note that the City of San Rafael considers email to staff as informal communication. Please send a signed letter if you prefer to make your commelltdquestion a matter of public record. Mail format letters to PO Box 151560, San Rafael, CA, 94915. First Name Connie * Last Name Gurka Address 1 Address 2 City San Rafael State CA Zip:Cotle 94901 Phone Number Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments M Email Address Sin enivstict?aol:com Send To Planning * Please enter your questions/comments below The historical railroad building housing Whistlestop should be preseved. It is one:ofthe last historical buildings and last gateway to identify San Rafael. If site is used for housing do you really think tenants would like the highway view? In fact in the past vehicles have flow off the turn in the highway at Central San Rafael. J hear quite often that San Rafael is done and that San Rafael Downtown is nothing more than large box buildings of shadows and dangers. Is it too late for San Rafael? Is there any type of charm and good will that could be brought to San Rafael? Thank you, Connie Gurka Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments Thank you for visiting the City -of San Rafael avebsite. This form is available to facilitate contacting our Mayor and Councilmembers concerning :topics of interest to the Community. Please contact the City Manager's office at.415-485-3070 for any additional assistance. Note that the City of San Rafael considers email to'Councilmembers as an informal and non -confidential mefhod of -communication. Please send a signed letter if you would like to make your.comment/question a matter of public record, .Mail formal letters to San Rafael`City Council, PO Box 151560;. San Rafael, CA, 94915, t First Name Lisa K Last Name Seery Address 1 Address 2 City San Rafael State CA Zip Code 94901 Phone Number * Email Address lisakihnlrr.aol.com * Send email to (select one) All CityCouncilmembers Ir Please enter your.tluestionsleonnnents below Please y econsider'any plans.to the Whistlestop building. The plan is wonderful but not at the expense of losing.the incredible vintage building at the entry into San Rafael. Tlie.:city is::struggling 4vith many issues=right now and I feel it is intportant.to mairrlain the presence ora historical buikling. There are other options right in the same general area, Including the empty lot,just sitting there on Iimoln where the housing was razed same years ago. The'WbWlestop building is a ju%)Tel in the crown of onr wonderrul cityl! My G and 9 year old boys love Mal building tool Thank yeti for your time. Lisa Seery Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments Note that the City of Son Rafael considers cmail to staff as informal coin mu aicat ion. Please send a signed letter fyou prefer to make your comment/question a matter of public record. Mail formal letters to PO Box 151560, San Rafael, CA, 949.15. * To:11010 us voute. your message to.tho correct office, please identify your area of iuterest (select only one)... ❑ Question/comment for City Council nQuestion/comment for City Manager F] Question/comment for Fire Department FIQuestion/comment for the Library FIQuestion/comment for Police Department r] Building, Planning or Zoning Issue ❑ Business: Licensing Issue nBusiness:. orEconom'ic..Development Issue ElParks and, Recreation: issue Road or TMfftc Management Issue Web Site Technical Question OEher TQplo * First Name Kathleen Last Name Sasges Address 1 Address 2 city San Ansehno State ca Zip:Code 94960 Phone Number K Email Address ksasgesnbottolaw.com Please enter your questions/comments below I Nvant to go on record as.an inhabitant:ofMarin County (San Ansehno) to beg and plead that jrou not tear down the beautiful building:at Whistlestop,. 'there is no architeetutyou:..cotild possibly reptace it with that would do the original justice. The old train station building is beautiful and an asset to San Rafael and to peoplIe•:coming into. San;Rafael via Third Street. I'm not sure where this email should be addressed, but put my name on the tong list ofprotestermhodo not want' that :building replaced. Thank.you. Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments Kraig Tambornini From: Paul Jensen Sent: Wednesday, January 14,2015 1:46 PM To: Hugo & Cynthia Landecker Cc: Kraig Tambornini Subject: RE: WhistleStop project proposal Hi Hugo - Thanks for your comments. I am forwarded to Kraig Tambornini, who is the planner assigned to this project. While we do not yet have a formal application,] will ask that he save and store for the project file. Paul Paul A. Jensen, AICD Community Development. Director Cityof San Rafael. P,O. Box 15560 San Rafael, ;CA 94915156.0 415.485.5064 From: Hugo & Cynthia Landecker [mailto;clandecker cQsaber.ngt1 Sent: Wednesday, January 14, 2015 11:14 AM To Paul Jensen Subject: WhistleStop project proposal Paul, This letter is.m opposition to the demolition of the WhistleStop building that is listed in the San. Rafael HIstoricaltArchiteetural Survey (page 1.1). This document classifies the WhistleStop building as "good",: in addition it appears to be eligible fir the National Register of Historic Buildings.. I would classify the building as "excellent", The building was modified and upgraded after the preparation of the Inventory. At that time, every effort was made to adapt the changes so that they were not detrimental to the original architecture. San Rafael General Plan 2020 recognizes the need to retain heritage structures in our community, Heritage structures are a part of the fabric of our City. Demolition is a detriment to this basic philosophy. Historically, train stations have been key elements of every community across the nation. With the arrival of SMART to San Rafael the current structure fits well with the SMART as well as current and future uses of the surrounding area. Repurpose not demolish! I wish to remind all concerned of the following: Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments The California Environmental Quality Act requires that exterior modifications or demolition of potential historic resources be evaluated as part of the environmental review process. According to state law, any structure on a local historic building inventory (such as the City's Historical/Architectural Survey), regardless of the City's ranking of such a structure, must be considered a significant historic resource unless evidence to the contrary is provided, usually involving evaluation by a qualified architectural historian. Also, any structure which meets the criteria for listing on the State's Register of Historical Resources must also be considered a potentially significant historic resource. To either demolish or modify the exterior of a potential historic resource in a way that reduces its '.historic value usually requires the preparation of a full Environmental Impact 'Report (EIR) for consideration as part of the City's development review process. Hugo Landecker San Rafael Heritage 2 Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments STEVEN SCHOONOVER Attorney at Law January 15, 2015 .Paul Jensen — Director San Rafael Community Development Dept. P.O. Box 151560 San Rafael, CA 94915 Re: Whistlestop demolition proposal Dear Mr. Jensen: E, JAN 21 2015 COINI UNITrD0001M,EN srRrRDolitr CITY Or SM WAR Hugo Landecker'is correct -- the proposed demolition of the Whistlestop building will require a full EIR prior to City consideration of this ill-conceived project. Not only is the current Whistlestop building historically significant, It is one of San Rafael's few remaining edifices having any architectural significance and grace. It is a welcoming sight at San Rafael's somewhat scruffy entrance. The proposed replacement high-rise is thoroughly., imposing and unimaginative. If San -Rafael strives to look like downtown Van Nuys, then by all means allow this myopic organization to tear down our beautiful train station and build their five - story warehouse. As you know, parking in the Whistlestop area is scarce, and the proposal to require. residents of the ,proposed complex to give up their motor vehicles is illusory, since there is really no way and nobody to enforce such a flawed scheme. The parking mess around Kaiser's downtown medical building should serve as a reminder of what happens when developers aren't required to provide ample parking. There are numerous other suitable sites for high-density senrQr housing, but few San Rafael residents will tolerate more Win -Cup -style high=density, high- rise housing :in an already overcrowded downtown. Sincerely, Ste en- hoonover SS/mm Mail; 1537 Fou'rfh Street PMB 164 Office: '4302 Redwood Hwy, Suite 100 San Rafael., CA 94901 San Rafael, CA 94903 Telephone., 415.45U036 E-mail: ajaxlaw@comcast.net Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments P. 0. Box 150266 San Rafael, CA www.montecitoresidents.com DATE: Feb 10, 2015 FROM: The Montecito Area Residents' Association (MARA) TO: City ofSan.Rafael Design Review Board City of San Rafael Planning Commission cc: City—of San Rafael Mayor and City Councilmembers Nancy 1Vlackle Paul Jensen Kraig Tambornini Federation of San Rafael Neighborhoods RE: Whistlestop project We are sending this one letter to both the DRB and the Planning Commission because of the upcoming Feb 18 and Feb 24 meetings. Therefore, the issues raised herein may be within the purview of the DRB, or the PC, but not both. We appreciate your indulgence of that. Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments One thing we would like to make clear at the outset - everyone in our neighborhood, as far as we are aware, loves Whistlestop and its services; and would like to see it continue to offer them in San Rafael. We understand how this massive housing project evolved as a solution to Whistlestop's problem with the proximity of the SMART train. However, we would like to express our grief that it appears that some sort of 61 foot tall, block long, very narrow building will be built on this site. Its location and size will simply be a huge visual wall. Not at all what is in the City Plan, which emphasizes enhanced and beautiful "gateways to San Rafael. This gateway will in the future be one with a slammed. door in the middle of it. Given that the constraints of this inappropriate site make it extremely difficult to design anything remotely attractive of this height, we do think that the three design "options" presented are mundane and very ordinary. We would prefer to see something which is actually in the Mission Revival style, (instead of just a modern building with a the roof). This style was mentioned as desirable by the majority of those who spoke on this subject at the public meeting on this project. Also, the San Rafael Design Guidelines which are a part of the 2020 City Plan say that any building over 1 story in height within a view cone of the St. Raphael's church spire should provide a"view analysis" of the impact the development would have on views of that church;spire. This project is within the "view cone" shown in the Design Guidelines, and. we are not aware that any such analysis has been done: We request that it be done. A copy of thatparagraph of the Design Guidelines is attached. for your reference, This subject is also in the Community :Design section of the 2020 City Plan: CD -5:. ",_'respect and enhance views of ... St. Raphael's church bell tower...". Parking: The proposed parking of 21 spaces is obviously wildly inadequate, and is not in compliance with the zoning. This is a very serious matter, as this area of San Rafael is already severely underparked'which situation will get worse when SMART starts to operate. Employees of the stores and other commercial businesses in the commercial district of our neighborhood along Third St: routinely park in the residential part of our neighborhood, as there is not enough Design Review Board, February 18, 2015 Exhibit 8 - Public Comments Exhibit 7 Public Comments parking in the commercial area. The bus station was approved without any parking at all, and SMART does not intend to provide any parking for its riders. If you just look at this project, which is fair, the parking proposed is a;fantasy. 47 seniors (who we are assured with not be allowed to have cars) will hopefully have family visitors, as well as care givers, etc. Also anyone who drives to use any of Whistlestop's services will need to park. At the public meeting, a gentleman who teaches Spanish at Whistlestop said that people attending one of his classes alone would fill up the proposed parking. Moving the employees will not solve this problem. We understand that there are other already built senior housing projects in North San Rafael which were approved with inadequate parking based on similar theories to the one proposed for this project, and that it has turned out that they are severely underparked. There is an extreme political philosophy whicli advocates ''forcing people out of their cars" by eliminating parking, as well as creating grid lock on all of our streets, but we are confident that that is not the policy of the City of San Rafael, whose residents have to live in the real world. Thank you for your consideration. Respectfully, The Board ofMARA Vickie Hatos Sid Waxman Jackie. Schmidt Constanza Perry Bryn Deamer Sherna Deamer Kristie Garafola Tom Hurray Scott Kaplan Design Review Board, February 18, 2015 Exhibit 8 - Public Comments N U- 0 ��'rr•�rr A 1V �.I y �4 (U i.a �rr�w j •� tl V rLr� V • /rr�r C HCl w o � _E C OW .0 0", t,.7 CL LO E YL L 0 .Q » in C. .- ria 91 V E6� c� Exhibit 7 Public Comments Design Review Board, February 18, 2015 Exhibit 8 - Public Comments 00 V— � ,�,[' "t� Vii; . • , f : _ � .. _•� h1. 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