HomeMy WebLinkAboutDRB 2015-02-18 #2CITY OF
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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)
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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
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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.
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irMh
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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
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(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
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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 !
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— 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
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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
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* Last Name
Herschelle
Design Review Board, February 18, 2015
Exhibit 8 - Public Comments
Exhibit 7
Public Comments
Address 1
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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
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city
San Rafael
State
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Zip Code
`94901
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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
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Zip Code
94904
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niary rr,forallevents.com
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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.
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151560;. San Rafael, CA, 94915,
t First Name
Lisa
K Last Name
Seery
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San Rafael
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lisakihnlrr.aol.com
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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
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* First Name
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Last Name
Sasges
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city
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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
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Design Review Board, February 18, 2015
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Exhibit 8 - Public Comments
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