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Home My WebLink AboutPlanning Commission 2018-02-27 Agenda Packet AGENDA SAN RAFAEL PLANNING COMMISSION REGULAR MEETING TUESDAY, February 27, 2018, 7:00 P.M. COUNCIL CHAMBERS, CITY HALL, 1400 FIFTH AVENUE SAN RAFAEL, CALIFORNIA • Sign interpreters and assistive listening devices may be requested by calling 415/485-3085 (voice) or 415/ 485-3198 (TDD) at least 72 hours in advance. Copies of documents are available in accessible formats upon request. • Public transportation to City Hall is available through Golden Gate Transit, Line 20 or 23. Paratransit is available by calling Whistlestop Wheels at 415/454-0964. • To allow individuals with environmental illness or multiple chemical sensitivity to attend the meeting/hearing, individuals are requested to refrain from wearing scented products. Any records relating to an agenda item, received by a majority or more of the Agency Board less than 72 hours before the meeting, shall be available for inspection in the Community Development Department, Third Floor, 1400 Fifth Avenue, and placed with other agenda-related materials on the table in front of the Council Chamber prior to the meeting. THE PLANNING COMMISSION WILL TAKE UP NO NEW BUSINESS AFTER 11:00 P .M. AT REGULARLY SCHEDULED MEETINGS. THIS SHALL BE INTERP RETED TO MEAN THAT NO AGENDA ITEM OR OTHER BUSINESS WILL BE DISCUSSED OR ACTED UPON AFTER THE AGENDA ITEM UNDER CONSIDERATION AT 11:00 P.M. THE COMMISSION MAY SUSPEND THIS RULE TO DISCUSS AND/OR ACT UPON ANY ADDITIONAL AGENDA ITEM(S) DEEMED APPROPRIATE BY A UNANIMOUS VOTE OF THE MEMBERS PRESENT.APPEAL RIGHTS: ANY PERSON MAY FILE AN APPEAL OF THE PLANNING COMMISSION'S ACTION ON AGENDA ITEMS WITHIN FIVE BUSINESS DAYS (NORMALLY 5:00 P.M. ON THE FOLLOWING TUESDAY) AND WITHIN 10 CALENDAR DAYS OF AN ACTION ON A SUBDIVISION. AN APPEAL LETTER SHALL BE FILED WITH THE CITY CLERK, ALONG WITH AN APPEAL FEE OF $350 (FOR NON -APPLICANTS) OR A $4,476 DEPOSIT (FOR APPLICANTS) MADE PAYABLE TO THE CITY OF SAN RAFAEL, AND SHALL SET FORTH THE BASIS FOR APPEAL. THERE IS A $50.00 ADDITIONAL CHARGE FOR REQUEST FOR CONTINUATION OF AN APPEAL BY APPELLANT. CALL TO ORDER PLEDGE OF ALLEGIANCE RECORDING OF MEMBERS PRESENT AND ABSENT APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS PUBLIC NOTIFICATION OF MEETING PROCEDURES URGENT COMMUNICATION Anyone with an urgent communication on a topic not on the agenda may address the Commission at this time. Please notify the Community Development Director in advance. CONSENT CALENDAR 1. Minutes 02/13/18 PUBLIC HEARINGS 2. 999 3rd Street (BioMarin R&D building / Whistlestop Senior Center / Senior Housing) – Request for Conceptual Design Review of a 70-foot tall, four-story Research and Development building on a 133,099 SF parcel, currently developed as a vacant lot, a 62-foot tall, five-story senior center and affordable senior housing building on a 15,000 SF portion of the northwestern corner of the parcel; APN: 011-265-01; Second/Third Mixed Use (2/3 MUE) Zone; Shar Zamanpour, Applicant; BioMarin / CCCA, LLC, Owner; Downtown Activity Center neighborhood area. Project Planner: Sean Kennings DIRECTOR’S REPORT COMMISSION COMMUNICATION ADJOURNMENT I. Next Meeting: March 13, 2018 II. I, Anne Derrick, hereby certify that on Friday, February 23, 2018, I posted a notice of the February 27, 2018 Planning Commission meeting on the City of San Rafael Agenda Board. IN THE COUNCIL CHAMBERS OF THE CITY OF SAN RAFAEL, February 13, 2018 Regular Meeting San Rafael Planning Commission Minutes For a complete video of this meeting, go to http://www.cityofsanrafael.org/meetings CALL TO ORDER Present: Larry Paul Jack Robertson Barrett Schaefer Jeff Schoppert Berenice Davidson Mark Lubamersky Absent: Sarah Loughran Also Present: Raffi Boloyan, Planning Manager Danielle O’Leary, Director, Economic Development PLEDGE OF ALLEGIANCE RECORDING OF MEMBERS PRESENT AND ABSENT APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS PUBLIC NOTIFICATION OF MEETING PROCEDURES URGENT COMMUNICATION CONSENT CALENDAR 1. Minutes 01/23/18 Jeff Schoppert moved and Larry Paul seconded to approve minutes as presented. The vote is as follows: AYES: Larry Paul, Barrett Schaefer, Sarah Loughran, Jeff Schoppert, Berenice Davidson, Mark Lubamersky NOES: None ABSTAIN: None ABSENT: Sarah Loughran PUBLIC HEARINGS 2. Cannabis Zoning – Zoning Ordinance amendment (ZO17-003) to Title 14 of the San Rafael Municipal Code (Zoning Ordinance) 1) adding definitions, land use provisions and parking requirements for cannabis businesses within the city limits, specifically medical cannabis delivery, medical cannabis product manufacturing, and cannabis testing; 2) clarifying prohibition on cultivation for agricultural uses in the Wetland Overlay District; 3) prohibiting non-medical cannabis businesses; and 3) amending home occupation standards; Citywide; City of San Rafael applicant; Case No: ZO17-003. Project Planner: Raffi Boloyan Mark Lubamersky moved and Jeff Schoppert seconded to adopt Resolution recommendation approval of Cannabis Ordinance to City Council. The vote is as follows: AYES: Larry Paul, Barrett Schaefer, Sarah Loughran, Jeff Schoppert, Berenice Davidson, Mark Lubamersky NOES: None ABSTAIN: None ABSENT: Sarah Loughran DIRECTOR’S REPORT COMMISSION COMMUNICATION ADJOURNMENT ___________________________________ ANNE DERRICK, Administrative Assistant III APPROVED THIS_____DAY____OF_______, 2018 _____________________________________ Berenice Davidson, Chair 999 3rd Street San Rafael, CA 94901 Concept Design Review December 18, 2017 Johnson Fain Architect 1201 North Broadway Los Angeles, CA 90012 Van Meter Williams Pollack Architect 333 Bryant Street San Francisco CA 94107 O|CB Landscape Architect 146 11th Street San Francisco, CA 94103 Nabih Youssef and Associates Structural Engineer One Sansome Street Suite 3670 San Francisco, CA 94104 Glumac MEP Engineer 707 Wilshire Boulevard 23rd Floor Los Angeles, CA 90017 CSW/Stuber-Stroeh Civil Engineer 45 Leveroni Court Novato, CA 94949 BioMarin December 18, 2017 Site Address 999 3rd Street Site Area 133,099 SF • BioMarin R&D 118,099SF • Whistlestop & Senior Housing 15,000SF Allowable FAR 1.5 (~200,000SF) Allowable Height 66’ • Allowable Height 54’ • Bonus Height 12’ Parking Requirements • No parking is required for 1.0 FAR • Office 3.3/1,000SF 2 N DOWNTOWN SAN RAFAEL EXISTING BIOMARIN CAMPUS 999 3rd Street Existing Whistlestop Location / SMART Train Station 0.2 mile s f r o m S M A R T Site Approach from Freeway Site A p p r o a c h Mission San Rafael SITE LOCATION BioMarin December 18, 2017 Luther Burbank Savings Mission San Rafael Rafael Town Center Boyd Memorial Park Gerstle Park PG & E BioMarin Lindaro Garage SITE SITE 3 View from Site to South View from Site to North LOFTS AT ALBERT PARK APARTMENTS SITE CONTEXT BioMarin December 18, 2017 SITE SITE SITE 4 View from 3rd Street (looking west) View from Lindaro Street (looking northwest) View from Lootens Place (looking south) Existing BioMarin Campus SITE CONTEXT 999 3rd Street San Rafael, CA 94901 Concept Design Review December 18, 2017 Drawing List 1. Cover Page 2. Site Location 3. Site Context 4. Site Context 5. Drawing List 6. Site Analysis 7. Site Plan - Phase I 8. Site Plan - Full Build Out 9. Building Massing 10. Site Context Section 11. Building Sections 12. Architectural Goals and Concepts 13. Building Character 14. Building Character 15. View from Lindaro Street 16. View from Lootens Place 17. Landscape Design 18. Street Edge Enhancements BioMarin December 18, 2017 6SITE ANALYSIS SENIOR CENTER & HOUSING A B BIOMARIN SECOND STREET THIRD STREET SITE ENTRYDROP-OFFSOUTH VIEW TO HILLS ARRIVAL VIEW FOURTH STREET VIEW NORTH VIEW TO HILLS SERVICE ZONEPARKING BUILDING ENTRY FRONT PORCHCONNECTION TODOWNTOWNCONNECTION TODOWNTOWNSTREETSCAPE ENHANCEMENTS STREETSCAPE ENHANCEMENTS GREEN / OPEN SPACE CONNECTION TO CAMPUS NCONNECTION TOPARKING BioMarin December 18, 2017 SENIOR CENTER & HOUSING FRONT PORCH PLAZA / GARDEN SENIOR CENTER & HOUSING Proposed Development Building A Lab/Office & Amenities Area – 110,800 gsf Height – 70’ Campus Parking Parking On Site – 73 Spaces Senior Center Area – 18,000 gsf Parking – 20 Spaces Senior Housing 54 Units Height – 62’ 7 AMENITY BUILDING A VISITOR DROP-OFF UTILITY YARD SERVICE ACCESS 70 STALLS N SITE PLAN (PHASE ONE) ENTRY BioMarin December 18, 2017 VISITOR DROP-OFF FRONT PORCH PLAZA / GARDEN UTILITY YARD ENTRY Proposed Development Building A Lab/Office & Amenities Area – 110,800 gsf Height – 70’ Building B Lab Area - 96,200 gsf Height – 70’ Campus Parking Parking On Site – 30 Spaces Senior Center Area – 18,000 gsf Parking – 20 Spaces Senior Housing 54 Units Height – 62’ 8 N SERVICE ACCESS UTILITY YARD AMENITY BUILDING A BUILDING B SITE PLAN (FULL BUILD OUT) SENIOR CENTER & HOUSING BioMarin December 18, 2017 9 A 2ND STR E E T 3RD STREET L INDARO STREETBROOKS STREETB BUILDING MASSING SENIOR CENTER & HOUSING 4 STORIES 4 STORIES5 STORIES 4TH STREET A STREETProposed R & D Development Area – 207,000 gsf Building A - Lab / Office Area – 110,800 gsf Height – 70 ft (ground floor slab to top of roof) Building B - Lab / Office Area – 96,200 sqft Height – 70 ft (ground floor slab to top of roof) Parking Exempt 1.0 FAR – 108,00SF Campus Parking Parking on Site – 30 spaces BioMarin December 18, 2017 10 BIOMARIN CAMPUS (78’MAX HEIGHT) SOUTHERN HEIGHTS RIDGE PROJECT SITE (70’ PROJECT HEIGHT) MISSION SAN RAFAEL ARCHANGEL BOYD MEMORIAL PARK 2ND ANDERSEN DR HT5HT4DR3 LUTHER BURBANK SAVINGS (120’-0”) HOUSING (86’-0”) PROJECT SITE (70’ PROJECT HEIGHT) BIOMARIN CAMPUS (78’ MAX HEIGHT) 101 FREEWAY LINDARO A STLINCOLN GERSTLE PARK BROOKS SITE CONTEXT SECTION BioMarin December 18, 2017 11 2ND ST 3RD ST TOP OF ROOF 04 LEVEL 03 LEVEL 02 LEVEL GROUND FLOOR 70’-0” 53’-0” 36’-0” 19’-0” 0’-0” BUILDING B BUILDING A 70’70’BUILDING A BROOKS STLINDARO ST SENIOR CENTER & HOUSING LAB LAB LAB AMENITIES ROOFTOP AMENITIES OFFICE/AMENITIES OFFICE/AMENITIES70’BUILDING SECTIONS LAB LAB/OFFICE LAB/OFFICE LAB/OFFICE TOP OF ROOF 04 LEVEL 03 LEVEL 02 LEVEL 70’-0” 53’-0” 36’-0” 19’-0”62’0’-0” TOP OF ROOF 62’-0”LAB/OFFICE LAB/OFFICE LAB/OFFICEFRONT PORCH BALCONY BioMarin December 18, 2017 10 11 12ARCHITECTURAL GOALS AND CONCEPTS 1 2 3 4 5 6 7 8 9 ARCHITECTURAL GOALS AND CONCEPTS 1 Provide Setback and green space along Lindaro to enhance pedestrian experience and strengthen site entry. 2 Provide visitor dropoff and strong sense of Building Entry. 3 Lift Building at corner of Lindaro and Third Street to provide “Front Porch” for employee activities and to connect site to downtown. 4 Provide Generous Space between the R&D building and neighboring senior housing and provide additional setback on the upper floor to further enhance the future residents’ experience and access to natural light. 5 Set back buildings from Second and Third Streets to enhance pedestrian experience and Soften the Street Edge. 6 Rooftop Amenity Deck between both buildings for employee use. ENERGY SAVING MEASURES 7 Orient buildings with long axis east and west direction for best energy savings. 8 Clad building with glass to maximize Natural Light and views outward. 9 Provide overhangs on south facades to create Shading over glass areas. 10 Provide Shading Skin on east and west facades to protect from heat gain. BioMarin December 18, 2017 13BUILDING CHARACTER ENTRY & BASE OF BUILDINGLindaro St. 2 n d S t . Building A Building B SHADING SKIN ON EAST & WEST FACADES OVERALL GLASS FACADE Senior Center& Housing BioMarin December 18, 2017 Senior Center& Housing 14BUILDING CHARACTER OVERHANG / TRELLIS Lindaro St . 3rd St. Building A Building B COLUMN EXPRESSION & BUILDING SETBACK GLASS FACADE FACING 3RD STREET(SIMILAR ON 2ND STREET) BioMarin December 18, 2017 15VIEW FROM LINDARO STREET EXISTING PROPOSED BioMarin December 18, 2017 16VIEW FROM LOOTENS PLACE EXISTING PROPOSED BioMarin December 18, 2017 17LANDSCAPE DESIGN Rooftop Amenity Entry Plaza Visitor Dropoff Pedestrian Plaza Front Porch Surface Parking PROPOSED PLANTING BioMarin December 18, 2017 18STREET EDGE ENHANCEMENTS EXISTING - 2ND AND LINDARO EXISTING - 3RD AND BROOKS POTENTIAL STREETSCAPE PROPOSED PLANTING SECTION AT 2ND STREET SECTION AT 3RD STREETSECTION AT LINDARO AND 3RD SECTION AT LINDARO STREET PLAZA 999 3rd Street San Rafael, CA 94901 Concept Design Submittal December 18, 2017 Van Meter Williams Pollack Architect 333 Bryant Street San Francisco CA 94107 CSW/Stuber-Stroeh Civil Engineer 45 Leveroni Court Novato, CA 94949 Whistlestop | COVER SHEET SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A0 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMSHEET INDEX SHEET A0 A1 A2 A3 A4 A5 A6 A7 A8 A9 A10 A11 A12 A13 A14 A15 A16 A17 A18 A19 SHEET NAME COVER SHEET AERIAL GROUND FLOOR PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN FOURTH FLOOR PLAN FIFTH FLOOR PLAN ROOF FLOOR PLAN NORTH ELEVATION: 3RD STREET EAST ELEVATION SOUTH ELEVATION WEST ELEVATION: BROOK STREET WEST BUILDING SECTION SOUTH BUILDING SECTION BEFORE VIEWS N-E 3RD STREET VIEW - AFTER N-W 3RD STREET VIEW - AFTER N-E BROOKS STREET VIEW - AFTER N-W AXONOMETRIC CONCEPT DIAGRAM E-N AXONOMETRIC CONCEPT DIAGRAM Project Planning Statistics Site Area:15,000 s.f. Zoning District:2/3 MUE Allowable FAR: 1.5 FAR Proposed FAR:1.25 FAR (Whistlestop Commercial Use Only) Allowable FAR: 54 feet; * 12' bonus for Affordable Housing Proposed Height:62’ to Top of Roof Residential Allowed:1 units/1000 s.f. of Site Area = 15 Units 35% bonus = 20 units (State Density Bonus) Residential Proposed: 54 Units; 53 Affordable Apartments and 1 Manager’s Unit Unit Mix:42 - Studio 11 - 1 Bedroom 1 - 2 Bedroom Total:54 Apartments Parking Required: Whistlestop: Within parking district 1.0 FAR on-site parking exempt. Parking study is necessary to determine the parking ratio for a public/quasi-public use (19 spaces were determined to be necessary per previous parking study). Residential: 0.5 space per unit for affordable senior housing per State Density Bonus Parking Proposed:Whistlestop: 19 spaces Residential: 1 Manager’s Space; No Residents’ parking based on affordability level and access to Whistlestop buses and location near local transit) State Density Bonus Concessions Requested: – Density Bonus to allow for the 54 units – Front Yard setback reduction from 5’ to 0’ – Landscaping reduction from 10% to 0% State Density Bonus Development Standard Reduction Requested: – Residential Parking: 0 spaces per unit Project Planning Statistics Site Area:15,000 s.f. Zoning District:2/3 MUE Allowable FAR: 1.5 FAR Proposed FAR:1.25 FAR (Whistlestop Commercial Use Only) Allowable FAR: 54 feet; * 12' bonus for Affordable Housing Proposed Height:62’ to Top of Roof Residential Allowed:1 units/1000 s.f. of Site Area = 15 Units 35% bonus = 20 units (State Density Bonus) Residential Proposed: 54 Units; 53 Affordable Apartments and 1 Manager’s Unit Unit Mix:42 - Studio 11 - 1 Bedroom 1 - 2 Bedroom Total:54 Apartments Parking Required: Whistlestop: Within parking district 1.0 FAR on-site parking exempt. Parking study is necessary to determine the parking ratio for a public/quasi-public use (19 spaces were determined to be necessary per previous parking study). Residential: 0.5 space per unit for affordable senior housing per State Density Bonus Parking Proposed:Whistlestop: 19 spaces Residential: 1 Manager’s Space; No Residents’ parking based on affordability level and access to Whistlestop buses and location near local transit) State Density Bonus Concessions Requested: – Density Bonus to allow for the 54 units – Front Yard setback reduction from 5’ to 0’ – Landscaping reduction from 10% to 0% State Density Bonus Development Standard Reduction Requested: – Residential Parking: 0 spaces per unit Project Description Whistlestop's proposed 999 Third Street development at the corner of Brooks Street and Third Street replaces the old PG&E facility building with a new mixed-use senior center with affordable housing. This new development will allow a highly respected and admired local non-profit to continue serving Marin County seniors and meet the growing demand for their needed services. Whistlestop has partnered with Eden Housing to help realize their vision for a new facility that will include 54 units of onsite affordable senior housing to complement its Active Aging Center. The approximately 18,000 sq.ft. area on the first and second floors includes adult services for Whistlestop's extensive service program with meeting rooms, classrooms and service offices within a contemporary facility. There are 19 parking spaces for the Whistlestop facility with a single parking space for the resident manager; the senior housing will be a car-free community. The new affordable housing is located on the third through fifth floors and provides homes to very low and extremely low-income seniors, aged 62 and older and who earn less than 50% of the Area Median Income. The housing, which will be a mix of one bedroom and studio apartments, will also include high quality amenities such as a community room, residential courtyard for gatherings and gardening, a computer center and exercise room, central laundry facility and furnished lobbies for casual social interaction and an on-site resident manager. PROJECT DIRECTORY DEVELOPER EDEN HOUSING 22645 GRAND STREET HAYWARD, CA 94541 TEL: (510) 582-1460 FAX: (510) 582-0122 CONTACT: ANDREA OSGOOD EMAIL: AOSGOOD@EDENHOUSING.ORG SCRISCIMAGNA@EDENHOUSING.ORG WHISTLESTOP 930 TAMALPAIS AVENUE SAN RAFAEL, CA 94901 TEL: (415)456-9065 CONTACT: JOE O'HEHIR JOHEHIR@WHISTLESTOP.ORG ARCHITECT VAN METER WILLIAMS POLLACK 333 BRYANT STREET SUITE 300 SAN FRANCISCO, CA 94107 TEL: (415) 947-5352 FAX: (415) 947-5238 CONTACT: RICK WILLIAMS, PRNCIPAL PROJECT ARCHITECT SHEET INDEX VICINITY MAP SITE 3RD ST 2ND STBROOKS STLINDARO STThe building’s contemporary design is grounded in traditional building form of base/middle/top. The building’s two-story base will be a solid form and material, with commercial storefronts on the ground floor, with decorative grilles that allow the parking garage to be well lit and ventilated. There will be similar larger windows for classrooms offices on the main Whistlestop floor. There will be a more vertically proportioned and scaled middle for the three residential stories; with the corner mass highlighted by a change in material and accented by a trellis or framing element which adds a top and visual importance to the buildings corner. The accented entrance and lobby created by an arcaded walk allows for a ramp to ease the walk to the raised floor elevation above the areas flood plain. The lobby has a glassy storefront entry which extends through each floor of the building providing a sunlit lobby as one walks up the stairs to the Whistlestop Center or walks out of the elevator to the residences above. The building will be designed to meet Green-Point Rated or LEED standards of sustainability, with reduced energy and water use. Whistlestop and Eden Housing’s Vision for a truly supportive senior community will be a symbol of San Rafael and Marin’s commitment to their seniors who have made Marin what it is today. Whistlestop | AERIAL GROUND FLOOR PLAN SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A1 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMWhistlestop | PLAN WITH AERIAL SAN RAFAEL, CA | | EDEN HOUSING | # 1718 THIRD STREETB KAISER ENTRIES ROOKS STREET UPSlope 3%Slope 5.5%7.55' 7.3' 9.32' 9.3' 7.7' 7.13'7.81' 7.51' 7.4' R 28'-0" R 17'-7 5/8" 20 19 18 17 16 15 14 12 11 10 9 8 7 5 4 3 2 1 PARKING 22 SPACES 13 6 21 22 VAN DROP OFF T R C. R.T. C.CAFE 1,284.02 sq ft KITCHEN 442.94 sq ft M W E RM 69.12 sq ft 9'-9" x 7'-4" LOBBY 380.32 sq ft TRASH 151.64 sq ft E/M 278.52 sq ft STAIR 2 267.48 sq ft E 45.39 sq ft E 45.41 sq ft MAIL 99.29 sq ft JAN 94.25 sq ft UTIL. 55.81 sq ft UP Slope 2% MAX Slope 2% MAX Slope 2% MAX 18'-0"25'-0" CLR 18'-0"25'-0" CLR 18'-0" TRASH 230.8 sq ft STAIR 1 268.28 sq ft B/S 167.1 sq ft SCA LE: 1/20" 0 20’10’ UP Slope 3%Slope 5.5%DNUP 9.32' 9.3' 7.7' R 28'-0" R 17'-7 5/8" 18 17 16 15 14 13 12 10 9 8 COMP. 7 5 4 3 2 1 PARKING 20 SPACES 11 VAN DROP OFF C R T BROOKS STREET 150' 5' CODE EASEMENT 5' CODE EASEMENT 100'C RAMP T R T R 19 COMP. 6 T STOR. R R 20 STOR. STOR. WHISTLESTOP 1,437 sq ft STORAGE 971 sq ft MW LOBBY 421 sq ft TRASH 184 sq ft M 93 sq ft STAIR 2 332 sq ft J 45 sq ftTRASH 338 sq ft E 289 sq ft E 75 sq ft E 77 sq ft STAIR 1 420 sq ft M 233 sq ft UP Slope 2% MAX Slope 2% MAX Slope 2% MAX 18'-0"25'-0" CLR 18'-0" 7.55' 7.3' 7.13'7.81' 7.51' 7.4' (N) T VAULT.BIKEUTIL.44 sq ftMAIL 149 sq ft 9'-3" x 13'-0" Whistlestop | FIRST FLOOR PLAN SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A2 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMSTATISTICS SITE AREA:15,000 SF WHISTLE STOP: GROUND LEVEL:15,000 SF Café/Whistle stop etc.4,050 SF Garage & Utilities 10,035 SF 20 Parking Spaces Residential Lobby 915 SF 2ND FLOOR:15,000 SF Offices and Classrooms 3RD FLOOR:13,400 SF Podium Ctyd.=1,600 SF 4TH FLOOR:13,400 SF 5TH FLOOR:13,400 SF UNIT TYPES:42 STUDIOS 11 1BR 1 2BR TOTAL:54 UNITS UP Slope 3%Slope 5.5%DNUP 9.32' 9.3' 7.7' R 28'-0" R 17'-7 5/8" 18 17 16 15 14 13 12 10 9 8 COMP. 7 5 4 3 2 1 PARKING 20 SPACES 11 VAN DROP OFF C R T THIRD STREETBROOKS STREET 150' 5' CODE EASEMENT 5' CODE EASEMENT 100'C RAMP T R T R 19 COMP. 6 T STOR. R R 20 STOR. STOR. WHISTLESTOP 1,437 sq ft STORAGE 971 sq ft MW LOBBY 421 sq ft TRASH 184 sq ft M 93 sq ft STAIR 2 332 sq ft J 45 sq ftTRASH 338 sq ft E 289 sq ft E 75 sq ft E 77 sq ft STAIR 1 420 sq ft M 233 sq ft UP Slope 2% MAX Slope 2% MAX Slope 2% MAX 18'-0"25'-0" CLR 18'-0" 7.55' 7.3' 7.13'7.81' 7.51' 7.4' (N) T VAULT.BIKEUTIL.44 sq ftMAIL 149 sq ft 9'-3" x 13'-0" 0 32’16’ Whistlestop | SECOND FLOOR PLAN SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A3 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMDN UP UPFOPEN WORK STATIONS OPEN WORK STATIONS T R MOVABLE WALL ASSEMBLY TOTAL 2,900 SF GUEST SERVICES STAFF J OPER. COORD. OPEN OR ENCLOSED OFFICES PERS. SERV. OFF. HEALTH SERV. OFF. VOL. SERV. MGR. PERS. SERV. I & R OFF. PROGRAM MGR. NUTRIT. SERV. FLEX OR EXPAND CONF. V V LOBBY ASSEMBLY 2 1,133 sq ft ASSEMBLY 1 1,686 sq ft A/V - STOR102 sq ftM 200 sq ft W 220 sq ft STORAGE 168 sq ft CLS RM #1 675 sq ft 27 x 25 CLS RM #2 681 sq ft 27 x 25 EXERCISE/DANCE STUDIO #3 877 sq ft 41 x 18 CONF. RM 285 sq ft STOR. 138 sq ft KIT. 330 sq ft CONF. RM 257 sq ft 139 sq ft 1 136 sq ft 2 122 sq ft 3 152 sq ft 4 122 sq ft 5 115 sq ft 7 113 sq ft 8 LOBBY 431 sq ft W M 124 sq ft 6 92 sq ft 1 OFF. 90 sq ft 6 OFF. 94 sq ft 5 OFF 95 sq ft 2 OFF. 92 sq ft 3 OFF. 90 sq ft 4 E 66 sq ft E 66 sq ftSTOR.88 sq ft0 32’16’ Whistlestop | THIRD FLOOR PLAN SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A4 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMUP UPSTUDIO116' x 30'F STUDIO116' x 30'F STUDIO116' x 30'F STUDIO1 16' x 30'FSTUDIO1 16' x 30'FSTUDIO1 16' x 30'FSTUDIO1 16' x 30'FSTUDIO116' x 30'F STUDIO116' x 30'F STUDIO 1 16' x 30'FSTUDIO 1 16' x 30'FSTUDIO 1 16' x 30'FF F 1BR 2 25 x 351BR126 x 301BR 3 38 x 18 F D W D W D W D W DW FD W STUDIO415' x 30'F F STUDIO515' x 37'T RBATHKITCHENCLOS.LIVINGAREABATHKITCHENCLOS.LIVINGAREABATHKITCHENCLOS.LIVINGAREABATH KITCHEN CLOS. LIVING AREA BATH KITCHEN CLOS. LIVING AREA BATH KITCHEN CLOS. LIVING AREA BATH KITCHEN CLOS. LIVING AREA BATHKITCHENCLOS.LIVINGAREABATHKITCHENCLOS.LIVINGAREABATH KITCHEN CLOS. LIVING AREA BATH KITCHEN CLOS. LIVING AREA BATH KITCHEN CLOS. LIVING AREABATHLIVING/DININGBEDROOMCLOS.KITCHENBATHKITCHENLIVING/ DINING BEDROOM CLOS.CLOS.BATH BEDROOM LIVING/ DINING CLOS.CLOS. COPY MGR. OFF. COMMON 20x27 540 SF W/M KITCHENP L KIT.LIVINGAREABATHKITCHENJ BATHCLOS.KITCHENLIVINGAREAP CLOS.CLOS.COURTYARD 2,826 sq ft 48 x 33 E 75 sq ft E 75 sq ft 0 32’16’ Whistlestop | FOURTH FLOOR PLAN SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A5 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMSTUDIO1 16' x 30' STUDIO 1 16' x 30' STUDIO 1 16' x 30' STUDIO 1 16' x 30' STUDIO 1 16' x 30' STUDIO 1 16' x 30' STUDIO1 16' x 30'STUDIO116' x 30'STUDIO116' x 30'FFFFFFFF F UP1BR126 x 30F 1BR 2 25 x 35 FSTUDIO116' x 30'F STUDIO116' x 30'F STUDIO116' x 30'F 1BR3 38 x 18 FSTUDIO415' x 30'F STUDIO318' x 29'F F STUDIO515' x 37'F 1 BR424' x 29'UP 1 A12 #DrgID #LayID BATH BATH BATH BATH BATH BATH BATH BATHBATHKITCHEN KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN KITCHENKITCHENCLOS.CLOS.CLOS.CLOS. CLOS.CLOS.CLOS.CLOS.CLOS.LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVINGAREALIVINGAREAT RLIVING/DININGBEDROOMCLOS.BATHKITCHENLIVING/ DINING BEDROOM CLOS.CLOS.BATHKITCHENBATHKITCHENCLOS.LIVINGAREABATHKITCHENCLOS.LIVINGAREABATHKITCHENCLOS.LIVINGAREABEDROOM LIVING/ DINING CLOS.CLOS. BATH KITCHENP LIB./ COMP. RM MTG. RM. SERVICE PROVIDER LIVINGAREABATHKITCHENKITCHENBATHLIVINGAREACLOS.BATHCLOS.KITCHENLIVINGAREAP CLOS.CLOS.CLOS.CLOS.KITCHENBATHLIVING/DININGE 66 sq ft E 66 sq ft COMMON 618 sq ft 48 x 33 1 A13 0 32’16’ Whistlestop | FIFTH FLOOR PLAN SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A6 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMSTUDIO 1 16' x 30' STUDIO 1 16' x 30' STUDIO 1 16' x 30' STUDIO 1 16' x 30' STUDIO1 16' x 30' STUDIO1 16' x 30' STUDIO1 16' x 30'STUDIO116' x 30'STUDIO116' x 30'FFFFFFFF F UPSTUDIO116' x 30'F STUDIO116' x 30'F STUDIO116' x 30'F1BR126 x 30F 1BR 2 25 x 35 F MGR. 2BR 1 31 x 30 D W 1BR 3 38 x 18 FF RE RE FFSTUDIO318' x 29'F F 1 BR424' x 29'UP BATH BATH BATH BATH BATH BATH BATH BATHBATHKITCHEN KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN KITCHENKITCHENCLOS.CLOS.CLOS.CLOS. CLOS.CLOS.CLOS.CLOS.CLOS.LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVING AREA LIVINGAREALIVINGAREAT R GYM/ COMP. RM 20X17BATHKITCHENCLOS.LIVINGAREABATHKITCHENCLOS.LIVINGAREABATHKITCHENCLOS.LIVINGAREALIVING/DININGBEDROOMCLOS.BATHKITCHENLIVING/ DINING BEDROOM CLOS.CLOS.BATHKITCHENBEDROOM BEDROOM CLOS.CLOS.LIVING/ DINING BATH BEDROOM LIVING/ DINING CLOS.CLOS. BATH KITCHEN KITCHENP MAINT. OFF. STORAGEKITCHENBATH LIVINGAREACLOS.CLOS.CLOS.CLOS.KITCHENBATHLIVING/DININGE 66 sq ft E 66 sq ft COMMON 618 sq ft 48 x 33 0 32’16’ Whistlestop | ROOF FLOOR PLAN SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A7 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMPV PANEL POTENTIAL SOLAR THERMAL POTENTIAL SOLAR THERMAL POTENTIAL PV PANEL POTENTIAL PV PANEL POTENTIAL PV PANEL POTENTIAL PV PANEL POTENTIAL STAIR 1 STAIR 2 M.RM E 81 sq ft ROOF EXIT PATH 0 32’16’ Whistlestop | NORTH ELEVATION: 3RD STREET SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A8 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMBIOMARIN BROOKS ST OFFICES 0'-0" KAISER BIOMARIN 62'-0" ROOF 0 16’8’ Whistlestop | EAST ELEVATION SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A9 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AM62'-0" ROOF 0'-0" 3RD STBIOMARIN DRIVEWAY 0 16’8’ Whistlestop | SOUTH ELEVATION SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A10 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AM62'-0" ROOF 0'-0" BIOMARINBROOKS ST 0 16’8’ Whistlestop | WEST ELEVATION: BROOK STREET SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A11 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AM3RD ST 62'-0" ROOF 0'-0" WAREHOUSE BIOMARIN DRIVEWAY 0 16’8’ Whistlestop | WEST BUILDING SECTION SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A12 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMCOURT YARD C C C R R C. R R R WHISTLESTOP OFFICE SUITE RR C ASSEMBLY SPACE B/ UT. RR JAN.C TRASHGARAGE OFF. R R R C C C B/K B/K B/K B/K B/K B/K B/K 3RD ST WAREHOUSE BIOMARIN DRIVEWAY 62'-0" ROOF 0'-0" 0 32’16’ Whistlestop | SOUTH BUILDING SECTION SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A13 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AMPODIUM CTYD. OFFICE WHISTLESTOP OFFICE SUITE C CLASSRM C C C R R R R R R B/K B/K B/K B/K B/K B/K TRASH/ UTIL.GARAGE WHISTLESTOP LOBBY CC KITCH. 62'-0" ROOF 30'-0" 3RD FLOOR BIOMARIN BROOKS ST OFFICES KAISER BIOMARIN 0'-0" 0 32’16’ Whistlestop | BEFORE VIEWS SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A14 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AM3RD ST 2ND STBROOKS STLINDARO ST1 2 3 12 3 VIEW FROM 3RD ST VIEW FROM 3RD ST VIEW FROM BROOKS ST SITE Whistlestop | N-E 3RD STREET VIEW - AFTER SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A15 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AM Whistlestop | N-W 3RD STREET VIEW - AFTER SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A16 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:55 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:55 AM Whistlestop | N-E BROOKS STREET VIEW - AFTER SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A17 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:56 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:56 AM Whistlestop | N-W AXONOMETRIC CONCEPT DIAGRAM SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A18 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:56 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:56 AMSAMPLE BUILDING MASSINGACCENTED LOBBY ACCENTED CORNER ACCENT MATERIAL AT CORNER BUILDING MASS AND GENERAL ARTICULATION ROOF DECK CONCEPT GROUND FLOOR ARTICULATION 2 STORY BASE Whistlestop | E-N AXONOMETRIC CONCEPT DIAGRAM SAN RAFAEL, CA | 12/18/17 | EDEN HOUSING | # 1718 A19 /Volumes/VMWP Arch/VMWP Projects/1718-Whistlestop/12__ACAD_DWGS/Project__MODELS/20170810_1718-Whistlestop_Volumetric_Optn2.pln - 12/13/17 - 9:56 AM - Julia CotaWhistlestop # 1718| Printed on 12/13/17 at 9:56 AMBUILDING MASSING & COMMON COURTYARD ACCENTED STAIR TOWER MATERIAL ACCENTED BULDING CORNER GROUND FLOOR OPENING TREATMENT RETAIL STOREFRONT ACCENTED CORNER 2 STORY BASE