HomeMy WebLinkAboutDRB 2023-07-18 Agenda Packet
Design Review Board
Special Meeting
Tuesday, July 18, 2023 6:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/drb-2023
Telephone: 1 (669) 444-9171
Meeting ID: 885 6816 1418
This meeting will be held in-person. The public may attend in-person or participate
virtually using Zoom.
How to participate in the meeting virtually:
• Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org
• Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
• Dial-in to Zoom's telephone number using the meeting ID and press *9 to raise
your hand, and *6 to unmute yourself, then provide verbal public comment.
If you experience technical difficulties during the meeting, please contact
PlanningPublicComment@cityofsanrafael.org
Members of the public may speak on Agenda items.
CALL TO ORDER
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
ORAL COMMUNICATIONS FROM THE PUBLIC
Remarks are limited to three minutes per person and may be on anything within the subject
matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on
agenda items will be heard at the time the item is discussed.
CONSENT CALENDAR
The Consent Calendar allows the Board to take action, without discussion, on Agenda items
for which there are no persons present who wish to speak, and no Board members who wish
to discuss.
1. Approval of the Design Review Board Meeting Minutes of June 6, 2023
Recommended Action – Approve minutes as submitted
ACTION CALENDAR
2. 5800 Northgate Drive – Northgate Town Square
Request for Planning Commission recommendation for an Environmental and Design
Review Permit to allow the comprehensive redevelopment of the existing Northgate
Mall into a new, phased mixed-use development with retail and 1,422 residential units
on a 44.76-acre site. APNs: 175-060-12, -40, -59, -61, -66 & -67; General Commercial
(GC) District; Permit # PLAN21-039, ZC21-001, UP21-007, ED21-024, TS21-002.
Project Planner: Heather Hines (hhines@m-group.us)
Recommended Action – Review and provide input on items discussed in staff report
STAFF COMMUNICATION
BOARD COMMUNICATION
ADJOURNMENT
Any records relating to an agenda item, received by a majority or more of the Commission
less than 72 hours before the meeting, shall be available for inspection online. Sign Language
interpreters may be requested by calling (415) 485-3066 (voice), emailing
city.clerk@cityofsanrafael.org or using the California Telecommunications Relay Service by
dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available
in accessible formats upon request.
Minutes subject to approval at the meeting of July 18, 2023
Design Review Board
Regular Meeting
Tuesday, June 6, 2023 7:00 P.M.
MINUTES
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/drb-2023
Telephone: 1 (669) 444-9171
Meeting ID: 885 6816 1418
This meeting will be held in-person. The public may attend in-person or participate
virtually using Zoom.
How to participate in the meeting virtually:
· Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org
· Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
· Dial-in to Zoom's telephone number using the meeting ID and press *9 to raise your
hand, and *6 to unmute yourself, then provide verbal public comment.
If you experience technical difficulties during the meeting, please contact
PlanningPublicComment@cityofsanrafael.org
CALL TO ORDER
Chair Kovalsky called the meeting to order at 7:00 p.m. Chair Kovalsky then invited Staff &
Senior Planner Jeff Ballantine to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
Present: Chair Sharon Kovalsky
Vice Chair Jeff Kent
Board Member Michael Alexin
Board Member Sarah Rege
Board Member Stewart Summers
Alternate Board Member Donald Blayney
Absent: None
Also Present: Jeff Ballantine, Staff, Senior Planner & DRB Secretary
PUBLIC NOTIFICATION OF MEETING PROCEDURES
Chair Kovalsky invited Staff & Senior Planner, Jeff Ballantine, to inform the public that
members they can provide public comment either in person in the Council Chambers, by
telephone or via zoom with the raise hand feature. Written comments submitted prior to the
meeting time would be read aloud into the record during the public comment portion of each
item.
Chair Kovalsky reviewed the procedures for the meeting.
URGENT ORAL/EMAIL COMMUNICATIONS FROM THE PUBLIC
Chair Kovalsky called for any comments from the public on items NOT on the agenda.
There were no public comments.
CONSENT CALENDAR
Chair Kovalsky invited public comment on the Consent Calendar. There was no comment
on the Consent Calendar.
1. Approval of the Design Review Board Meeting Minutes of April 18, 2023
Member Kent moved and Member Summers seconded to approve the Minutes as
submitted.
AYES: Members: Alexin, Kent, Kovalsky, Rege, Summers
NOES: Members: None
ABSENT: Members: None
ABSTAIN: Members: None
Motion passes.
ACTION CALENDAR
Chair Kovalsky introduced the Action Calendar and invited staff to present the Staff Report.
2. 513 Francisco Blvd. E. – Lexus Dealership Expansion
A Request for Zoning Administrator recommendation for an Environmental and Design
Review Permit for a proposal to renovate and expand the existing Lexus automobile
dealership and repair center from approximately 19,400 square feet to 34,000 square
feet. APN 179-221-03; General Commercial Zoning District (GC); Permit # ED23-018,
PLAN22-069
Project Planner: Renee Nickenig (renee.nickenig@cityofsanrafael.org)
Recommended Action – Review and provide input on items discussed in staff report
Assistant Planner, Renee Nickenig, provided a staff presentation on the project.
Applicant Team gave a presentation on the project.
Applicant Team and Staff responded to questions from the Board Members.
Chair Kovalsky asked for public comments. No public comment was provided.
Board Members provided comments.
Member Alexin moves, Member Summers seconds motion to recommend Planning
Commission approval of this Environmental and Design Review Permit with the following
recommended conditions of approval:
• Identify the existing plants to be removed or retained on the submitted landscape
plan.
• Consider not planting native species near the front of the property and entrances
due to maintenance and plant lifecycle concerns.
• Consider additional plantings and/or varying heights and sizes of plantings to create
a softer buffer between the property and the public right-of-way.
• Consider reducing the lighting intensity to between 3,000 – 4,000 kelvins at all areas
of the property.
AYES: Members: Alexin, Kent, Kovalsky, Rege, Summers
NOES: Members: None
ABSENT: Members: None
ABSTAIN: Members: None
Motion passes.
DIRECTOR’S REPORT
Jeff Ballantine provided updates regarding the appointment of Senior Planner, Monica Ly,
as the new DRB Secretary and the targeting of scheduling the Northgate Town Square
project for one of the July DRB meetings.
BOARD COMMUNICATION
No Board Communication was provided.
ADJOURNMENT
Chair Kovalsky adjourned the meeting at 7:45 p.m.
_________________________________
JEFF BALLANTINE, Senior Planner
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Community Development Department – Planning Division
Meeting Date: July 18, 2023
Case Numbers: PLAN21-039. ZC21-001, UP21-007,
ED21-024, TS21-002, IS21-002 &
DA21-001
Project Planner: Heather Hines, Project Manager
Jeff Ballantine, Senior Planner
Alicia Giudice, CDD Director
Agenda Item: 2
REPORT TO THE DESIGN REVIEW BOARD
SUBJECT: Northgate Town Square Project. Northgate Town Square Project which includes
requests for a Rezone to the Planned Development (PD) zone, a Use Permit, an
Environmental and Design Review Permit, a Vesting Tentative Subdivision Map, a
Development Agreement, State Density Bonus, and a Master Sign Program to allow a
comprehensive redevelopment of the existing mall at 5800 Northgate Drive into a two-
phase mixed-use development including a total of approximately 220,000 square feet of
retail and 1,422 residential units on the 44.76-acre site. APNs: 175-060-12, -40, -59, -61,
-66 & -67; General Commercial (GC) District; Merlone Geier Partners, owner/applicant.
PROJECT DESCRIPTION
PROPOSED PROJECT
The applicant is seeking Zoning Amendments to rezone the site to a PD zoning; Vesting Tentative
Subdivision Map to create 6 parcels for new residential or mixed use buildings and 18 parcels for existing
and new commercial buildings and existing parking lots; Master Use Permit to program the uses of the
site with a mix of uses; Environmental and Design Review Permit overall site plan, building architecture,
landscaping, and other site improvements for the project; Master Sign Program; and Density Bonus which
allows the applicant flexibility on development standards.
The proposed project includes a comprehensive redevelopment of the existing Northgate Mall into a
phased mixed-use development. The two primary phases of the project consist of the 2025 Master Plan
and the 2040 Vision Plan with proposed development for each phase is generally summarized as follows:
2025 Master Plan (Sheet SD-10):
• Demolition of 337,446 square feet of existing retail
• Construction of 44,380 square feet of new retail
• Development of 922 residential units inclusive of 96 affordable units
• Creation of 48,075 square foot town square and 12,934 square foot bike hub with amenities
2040 Vision Plan (Sheet SD-14):
• Demolition of 339,861 square feet of existing retail
• Construction of 55,440 square feet of new retail
• Development of 500 residential units inclusive of 51 affordable units
• Elimination of an existing 25,725 square foot open space area
In total the full redevelopment project results in 1422 residential units, inclusive of 147 lower income
affordable units, and 217,520 square feet of retail.
Page | 2
BACKGROUND
To date the Northgate Town Center Project has received multiple rounds of feedback from both the
Planning Commission and Design Review Board as well as community input through the applicant’s
community engagement efforts. The applicant has continued to refine the project to respond to feedback
and to comply with the City’s adopted policies and regulations. Most recently, the Planning Commission
held a study session in November 2022 at which time the Commission expressed overall support of the
project and the site plan and layout of the proposed project. Detailed background information on the
project site and the project application is available in the November 29, 2022 Planning Commission staff
report. The Planning Commission did not recommend significant alteration to the site plan or mix of uses.
However, the Planning Commission provided the following feedback on specific components of the
project:
• Size and Location of Town Square: The Commission voiced concern that the size of the town
square may not be adequate to serve both the new residential density within the project and the
surrounding community. They also suggested particular attention to ensure adequate connection
between the square and the commercial components of the project to ensure viability and vitality.
• Mix of Housing Types: The Planning Commission was in general agreement that the mix of
housing types proposed had improved in response to comments from the last study session,
including the addition of ownership units. The Commission suggested looking at adding smaller
ownership units.
• Location and Phasing of Affordable Housing: A majority of the Planning Commission understood
the benefit of partnering with an affordable housing developer to provide the lower income units
in a separate component in Phase 1.
• Pedestrian and Bicycle Connections: The Commission requested particular attention be paid
further improvements to the connectivity of the multi-modal pathways to and through the site.
Since that study session the applicant has continued to refine the project as illustrated in the revised
plan set submitted in May 2023. Refer to Exhibit 2 for applicant narrative outlining revisions. The
project as proposed furthers many of the City’s guiding principles, including the construction of more
housing, increasing housing choices, improving housing affordability, improving bicycle and pedestrian
modes and enhancing public transit, creating great public spaces, and supporting the creation of a
positive business climate.
The DRB has also reviewed and provided feedback on the Northgate Town Square Project at two
previous study sessions as discussed in the Background section below. A summary of comments
provided by the DRB and by the Planning Commission during previous study sessions for this project are
included in Exhibit 4.
PURPOSE OF REVIEW
In response to comments provided by the Planning Commission on November 29, 2022 and by the
Design Review Board on May 17, 2022, the project applicant provided a full set of revised plans on May
9, 2023 (Exhibit 1). Additionally, a narrative describing the revisions is included as Exhibit 2.
Due to the overall size and complexity of the proposed project, staff is recommending that the DRB focus
on the four topic areas listed below. The July 18th meeting will focus on providing the DRB with an
information report on the overall site plan, the bicycle and pedestrian network, the overall landscape plan,
and the architecture of the commercial development. This will allow the DRB to receive information on
these elements of the project and provide opportunity to ask staff and the architect questions to gain
clarity. If the DRB needs additional discussion and review on these items prior to making their
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recommendation or feedback, staff recommends the item be continued to a date certain to continue
discussion of these items at the August 8th meeting. Discussion on the residential architecture will be
presented at a separate meeting for the DRB’s recommendation and feedback.
Each of the four items for review at the July 18th hearing is discussed in detail below, including restating
previous feedback from the DRB and Planning Commission, subsequent revisions made to the plans,
and relevant policy/regulatory guidance.
1. Overall Site Plan
The applicant made minor modifications to the overall site plan and project layout as part of the May
2023 revisions given the overall support from the Planning Commission during their review of the
project in November 2022. Primary changes stem from the increased density on Residential 6 and
the change in the footprint of Residential 5 to create a wider more defined project entry from
Merrydale. These changes were directly responsive to previous DRB feedback to consider
densification the area around the parking garage with residential development or a taller parking
garage and create a strong “sense of arrival” with features that emphasize pedestrian and bicycle
connections and promote a distinct sense of place.
Town Square
Both the Planning Commission and DRB have previously provided feedback about the proposed
Town Square seeking to create a viable and community-oriented Town Square as part of the initial
phase of the project with amenities, gathering places, and easy accessibility by pedestrians and
cyclists. Over several rounds of plan revisions, the size of the town square increased to the current
size of 48,075 square feet along with the adjacent 12,943 square foot bike hub and the inclusion of
retractable bollards to allow use of the parking area between the two for special events.
The town square is proposed as part of Phase 1 to ensure that the community amenity for both new
onsite residents and the larger community comes online as part of the initial redevelopment phase.
The town square is designed with a range of amenities, including lounge seating under the pavilion,
a children’s play area, a fenced dog park, a stage, and open lawn area. The large outdoor screen
has been relocated from the façade of the cinema building to the east facing side of the pavilion to
facilitate watch parties on the open green. In response to DRB feedback the location of the dog park
has moved to the edge of the town square and the range of amenities has increased to incorporate
functional amenities for all ages. Opposite the west side of the town square are proposed locations
for a community meeting room and a new satellite library. The police substation will be provided in
Shop Building 2.
At the most recent Planning Commission study session in November 2022 the applicant team was
once again asked to consider increasing the size of the town square and reducing parking to the west
of the pavilion. This echoed the DRB’s comments from the May 2022 study session to consider
replacing the parking area to the west of the Town Square with open space or other active use.
Although the applicant team made additional refinements to design and amenities in the Town Square
as part of their May 2023 revisions, the applicant did not increase the overall size of the community
space and indicated that the parking in Lot 6, west of the Town Square, is crucial to the success of
the cinema and other commercial shop areas facing the interior of the development. However, the
applicant has utilized a different paving design around the Town Square, including the adjacent
parking areas to define the area as different and increase drivers’ awareness that they are in an
amenity area with increased pedestrian activity, detailed on Sheet L-20 and the corresponding paving
schedule on Sheet L-L-7. The pattern and color of the stamped asphalt is notes as to be determined.
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There is no specific open space requirement for commercial properties against which to require more
square footage. Chapter 4 of the San Rafael General Plan identifies the importance of the Northgate
Mall as a community hub and gathering space in North San Rafael and includes policy and programs
that call for “additional outdoor public spaces that support public gatherings and public art” and
“continued community services, which may include an expanded public library”. Programs NH-4.2B
and NH-4.2D call for outdoor gathering spaces that support community activities such as children’s
play areas, teen-centered spaces, and outdoor seating and creation of a Farmers Market to the town
Center as a permanent feature. Program CDP-3.1E encourages development of public art, publicly
accessible plazas, and other activated spaces in new and redeveloped projects, especially in the
Northgate Mall/North San Rafael Town Center area.
The location, size, and design of the town center as proposed appears to meet the policy direction to
support the provision of enhanced community space to both support the redevelopment of the project
itself and to provide a community hub for the surrounding community. The specific programing of the
space to include community activities such as summer concert series, movie nights, watch parties,
and farmers market will also be an important aspect of the project. In response to community input,
there will be a specific condition on ultimate project approval to ensure final construction plans for the
town center include a toddler play area. Additionally, given the references to facilitating public art as
part of the community spaces in this area, staff recommends a condition of approval requiring
incorporation of public art into the final design of the Town Square to be approved through the San
Rafael Public Art Review Board.
Transit Hub
A comment from the DRB at their May 2022 study session asked the applicant to consider providing
a transit hub within the site. In response to this comment the applicant team met with Marin County
Transit to explore options for expanding transit service into the site. Marin County Transit indicated
that they did not want to expand the existing route into the Northgate project but did request upgrades
to the existing bus stop located on Las Gallinas near the Rite Aid. The revised plans include addition
of the requested transit amenities at the existing bus stop, including the addition of a waste receptacle,
installation of two bike racks, and installation of two bike lockers as shown on Sheet L-29 and
corresponding notes on Sheet L-7.
Street Sections
Sheet L-30 in the revised plan set includes reference to the street sections created as part of the
redevelopment of the site. The associated street sections included on Sheets L-32 to L-35 provide a
comprehensive look at the layout and prioritization of each of the new streets interior to the site.
Likewise, Sheet L-56 to L-58 show sections for the new streets added as part of the 2040 Vision Plan
phase of the project.
Each of the street show proposed planter/storm water detention areas and walk zones in relation to
exterior active space. Looking specifically at Sections 5 specifically illustrates the layout of interior
drive between the bike hub and the Town Square, the area that is designed with retractable bollards
to use as expanded community space for special events. On either side of the travel/parking lanes
is planter area and walk zones to create a more robust pedestrian-oriented streetscape.
Parking Areas
The DRB had previously provided feedback that the existing parking garage could be better utilized
by potentially increasing the capacity and/or height of the existing structure. The applicant has
indicated that the existing structural capacity does not allow additional load prohibiting the addition of
a third or fourth story. The applicant team has added functional and aesthetic design features to the
existing structure, including the entry tower and solar installation to better utilize the garage and
improve the appearance within the overall project.
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The City’s Design Guidelines offer suggestions to address parking lots in an effort “to enhance its
environs and achieve community values of pedestrian friendly and people-oriented design”. The
following guidelines were considered as part of the project review:
• 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.
• Shade trees should be provided in parking lots per the zoning ordinance.
Overall, the project layout appears well thought out to provide needed revitalization of the Northgate
Mall, with the addition of needed housing, reinvestment in commercial activities, and creation of a
community gathering space. The overall site plan is designed to carefully consider the success of
the mix of uses on site and minimize impact to the surrounding neighborhoods.
Some outstanding questions include:
• Appropriate pattern and color or the stamped asphalt around the Town Square to create the
desired design impact?
• Where the appropriate placement or type of public art for the Town Square should be?
2. Bicycle and Pedestrian Network.
The bicycle and pedestrian network are an essential element of the Northgate Town Center project
and vital to the overall success of the center into the future. Previous comments from both the
Planning Commission and Design Review Board focused on strengthening access to and through the
site to encourage the use of alternative modes of transportation and build connections with the larger
transportation network.
Marin County Bicycle Coalition and WTB-TAM co-authored a public comment letter submitted for
consideration as part of the November 2022 Planning Commission study session (Exhibit 6). The
letter includes the following request for revisions in an effort to create a modern redevelopment project
“where people are walking and biking for a large number of trips, and driving is safe and still common
but not required for all travel”:
• Expand sidewalk width (>5 ft) to create a more comfortable pedestrian experience.
• Reduce the curb radius where internal streets meet an external road to enhance pedestrian
safety.
• Introduce traffic calming measures to the internal circulation, including raised crosswalks.
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• Revise the width of automobile lanes to less than 10 feet to reduce speeds and increase
pedestrian safety.
• Straighten the multi-use path from Merrydale to reduce the meandering design and provide
more direct access to create clear straight lines for bicyclists.
• Create bicycle accommodation to the site from the west and reduce vehicle lane width at Lot
9 to reduce speeds and provide safe bicyclist access.
• Pull back the crossing of the multi-use path from vehicular intersections to increase visibility
for cyclists (Merrydale Road driveway and Street B).
• Replace Class 2 on street bicycle lanes with separated multi-use paths.
• Reduce onsite parking for project to encourage use of alternative modes of transportation.
• Consider replacing excess parking with increased public amenities.
• Provide improved connection to the SMART multi-use path and Civic Center SMART station.
The applicant team met with Marin County Bicycle Coalition and WTB-TAM and made a series of
responsive revisions included in the May 2023 resubmittal. Changes include reduction of the interior
street maximum width of 26 feet to maintain required fire truck access; extension of the multi-modal
Class I path along Northgate Drive to El Faisan Drive; improved access to the project form the west
and northwest corners; and added bicycle parking facilities. MCBC indicated overall support of the
project based on the changes that the applicant has made to address comments.
The applicant did not reduce onsite parking per recommendations from MCBC and WTB-TAM. The
City does not have parking maximums to require reduction in the proposed onsite parking.
Sheet L-3 provides an overview of the proposed bicycle connectivity plan for the 2025 Master Plan.
Enhanced connectivity is shown within the project and include a range of facilities depending on the
surrounding land uses. Sheet L-38 shows incremental changes in the bicycle network as changes
are made during Phase 2 of the project implementation, including demolition of the existing Macy’s
building.
Merrydale Promenade
The project plans provide a multi-modal site connectivity map (Sheet SD-5) demonstrating how the
Northgate site connects to existing and proposed multi-modal facilities in the vicinity. This includes
reference to the proposed bike lane and Class I multi-use pathway on Merrydale to connect to the
Civic Center SMART station. The project itself does not propose to complete the necessary off site
improvements to complete this connection, but instead the applicant has proposed a payment to the
City for a portion of the anticipated cost of constructing the North San Rafael Promenade which was
initial adopted by the City in 2002 with the goal of providing pedestrian/bicycle linkages into a linear
parkway that connects the Terra Linda Recreation Center to Lagoon Park at the Marin County Civic
Center. Proposed walkways and bicycle lanes create the “spine” of this plan and provide the context
for new amenities, such as plazas, public art, landscaping, cultural/historical markers, and public park
improvements.
General Plan Policy NH 4.2.h calls for “completion of the North San Rafael Promenade through the
site,” and further states that “promenade improvements described in the North San Rafael
Promenade Conceptual Plan (2002) should be included in any substantial rehabilitation or expansion
of the Mall.”
Additionally, Policy NH-4.4 calls for improved access and bicycle/pedestrian connections between
Northgate One, the Mall at Northgate, Northgate Three, the Civic Center SMART station, the Civic
Center, and surrounding neighborhoods. Corresponding Program NH-4.4A provides that the City
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should use the development review and capital improvement program process to complete the North
San Rafael Promenade through the Town Center. Considerations include:
a) Routing of the Promenade to include safer crossings from the Civic Center and along
Freitas Parkway. Consistent with the 2013 Station Area Plan and more recent community
input, this also includes long-term improvements along Merrydale (on the east side of Mt.
Olivet Cemetery) and through the Northgate III site in the event that site is redeveloped.
b) Implementing Bicycle and Pedestrian Master Plan (2018) improvements through the
Town Center area, including increased availability of bicycle racks.
c) Increasing public transit to and from the Town Center and making it safer and easier to
access bus stops. This includes possible shuttle service to Civic Center station.
d) Implementing traffic calming on parking lot access roads, and redesigning traffic flow to
minimize conflict between vehicles, bicycles, and pedestrians.
e) Designing any new parking structures to provide safe pedestrian access and reduced
traffic conflicts.
Additionally, Program NH-4.4B calls for support to redesign intersections along Las Gallinas,
Northgate Drive, Del Presidio, and Merrydale to improve traffic flow and improve safety for
pedestrians and bicyclists. Support realignment of driveways along Las Gallinas to form safer
intersections and pedestrian crossings.
The Bicycle and Pedestrian Master Plan (BPMP) adopted in 2018 also provides guidance and
implements the North San Rafael Promenade. The BPMP recognizes the existing Class II bike lanes
along Northgate Drive and the need for a multi-modal path connecting to the SMART station along
Merrydale Road.
Figure 9 – Bicycle and Pedestrian Master Plan
While the Northgate Town Square Project does not include offsite improvements to the Promenade,
plans do include a Class I multi-modal path extending west to the town square, consistent with the
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policy direction. The project will also provide a Class I pathway to the south and north on Las Gallinas
extending to Northgate Drive to at the northwest corner of the site and to the intersection of El Faisan
Drive at the southern boundary of the site.
For a western connection to Northgate Drive, such improvements are constrained by grade
differences between the project site and Northgate Drive, though a Class II connection is provided to
the west in two locations within the site.
Bike Facilities
Sheets L-3 and L-38 illustrate bike parking distributed throughout the site. All residential buildings
are designed with interior bike rooms and 84 bike lockers are provided in the parking structure.
Additional bike racks are distributed across the site, with particular emphasis on ensuring that there
is bike parking near all commercial uses and conveniently located for all residential buildings. As
noted above, this includes the provision of both bike racks and bike lockers at the existing bus stop
near the Rite Aid building to provide improved amenities for transit ridership.
An approximately 12,934 square foot area in front of the Cinema and directly across from the Town
Square provides a bike hub with fix it facilities for bicyclists. This area includes benches, picnic tables,
lounge seating and umbrellas. Additionally, there is a small overhead proposed for a coffee or juice
shop and a larger overhead container for bike storage and repairs. (Sheet L-60).
The City’s Design Guidelines provide suggestions for pedestrian circulation for application to the
project as appropriate, including:
• 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.
The applicant has made significant changes to the overall bicycle and pedestrian connectivity within
the project site and to access neighboring facilities. The addition of expanded landscape design also
lends to the enjoyment and success of these connections in providing a safe and enjoyable facilities
that encourage the use of active transportation.
Some outstanding questions include:
• Should the applicant refine pedestrian access within the surface parking areas to better define
safe pedestrian movement, such as additional defined pedestrian walkways and/or increased
parking lot landscaping?
• What are the additional improvements that should be considered to ensure successful
implementation of the Merrydale Promenade?
• Should raised crosswalks within key areas within the project, such as around the town square,
be further explored to enhance safe and inviting pedestrian access?
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3. Overall Landscaping Plan.
Revised plans present a robust planting palette designed for beautification, shading, and screening.
Trees are used to enhance streetscapes, provide shade in parking areas, and ring the town square.
Larger specimen trees are proposed to be planted as 48-inch box trees in strategic areas and most
street trees are proposed to be planted as 36-inch box trees. While landscaping was not specifically
called out in the previous DRB study sessions, the landscape design supports the success of many
important aspects of the projects, including facilitation of walking and biking, creation of strong
gateways into the project, promotion of sustainability, and creation of inviting community gathering
areas.
General Plan policy NH-4.3 calls for aesthetically pleasing design, including upgrading of landscaping
and more specifically Program NH-3.A calls for creating landscaped walkways to support pedestrian
friendly design. More generally, Policy CDP-4.10 recognizes the importance of landscaping that
conserves water, contributes to neighborhood quality, complements building forms and materials,
improves stormwater management and drainage, and enhances streetscape.
The City’s Design Guidelinesfor non-residential development include the following suggestions for
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.
• 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.
• 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.
Landscaping has specifically been proposed as screening along the southern elevation of the
Cinema, a large block structure that borders town home entries on the opposite side of the interior
street. Is the proposed use of Fern Pines or Pin Oaks along this frontage appropriate given the height
and massing of the cinema? Is there additional species that the DRB would suggest to increase
appropriate screening in any specific areas?
The applicant provided additional detail on water usage for all landscaping proposed in the project’s
plant palette (Sheets L-1 and L-36) in addition to identification of which species are California native.
This additional detail is provided at Exhibit 5 for the DRB’s consideration. Are there species that the
DRB believes are inappropriate to use or are not used appropriately for its intended purpose to
enhance the project (shading, screening, etc.) The project will be conditioned to submit final
landscape and irrigation plans to Marin Municipal Water District for final approval consistent with
water efficiency standards.
The landscape sheets in the revised plan provide detailed enlargements for each of six areas in the
2025 Master Plan and four areas in the 2040 Vision Plan. These are also enhanced by site amenity
details, a fencing plan, and street section views.
Some outstanding questions include:
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• Are proposed tree species appropriate for the design and to achieve a strong landscape
character?
• Are there areas where additional larger specimens would enhance use of area?
• Is the proposed landscaping along the rear cinema wall adequate to achieve desired
screening adjacent to townhomes?
4. Commercial Architecture.
At their September 2021 study session, the DRB provided feedback that they were looking for
cohesive and unifying architectural design and suggested avoidance of long blank walls,
consideration of ground floor pedestrian passages, and provision of active pedestrian-oriented street
frontages. Subsequently at their May 2022 study session the DRB commented that the architecture
was not cohesive throughout the project and specifically the DRB questioned the use of red brick.
Revised plans have refined the architectural design and enhanced entries and adjacent outdoor areas
in response to feedback. The cinema being one of the larger buildings, the applicant has focused on
ways to break up the large wall expanses both through materials and colors and enhanced
landscaping. Glazing has been added to a portion of the south elevation of the cinema to create
interest at the ground level and further break up the large wall that faces the townhomes on
Residential 2. An artistic relief has been incorporated into the east elevation of the cinema which
faces Residential 4.
Ground floor storefront details have been added to create interest and human scale and outdoor
dining has been designed to create a public realm throughout the revitalized commercial areas. Four
pad buildings are proposed along Las Gallinas to create a more urban street edge and staff has
encouraged four-sided architecture for each of these pads and the new pad building proposed on
Northgate to ensure that the additional commercial structures do not turn their back to the public
realm.
Building lighting has been included with the material cutsheets for each of the commercial buildings
to respond to the DRB’s previous request for lighting details. A final photometric plan will be required
as a condition of approval to ensure that light intensity is limited and does not illuminate beyond the
boundaries of the site. Design guidelines specific to non-residential lighting include the following:
• 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 for the project.
• Lighting fixtures should complement the architecture of the project.
General Plan policies specific to the Northgate Mall call for harmonious and aesthetically pleasing
design and an upgrade of the appearance of existing buildings and landscaping. The Community
Design and Preservation Element includes Policy CDP-2.1 to improve the appearance and function
of mixed-use districts such as the North San Rafael Town Center and Program CDP-2.5A which calls
for implementation of urban design improvements in commercial districts.
The City’s Design Guidelines provide suggestions related to building form, entry ways, towers,
arcades, awnings, and materials/color, including the following:
• 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.
• Consider the pedestrian experience when designing the ground floor of buildings.
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• 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.
• 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.
• 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.
• 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 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.
• 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.
• 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
• 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.
Some outstanding questions include:
• Does the use color accents appropriately break up the massing of the cinema building?
• Is the mountain design relief on the east elevation of the cinema appropriate to soften the
impact of the expansive wall?
• Is the tower element on the parking garage provide an attractive and functional design
modification to the existing parking structure?
• Do the storefront refinements create the appropriate human scale to the new shop buildings
and create defined sense of entry?
• Do the four proposed pad buildings along Northgate and Las Gallinas provide appropriate
four-sided architecture to engage both with the Northgate project and create a strong edge
along the existing streetscapes at the edge of the property?
Next Steps
Staff is seeking the Design Review Board’s recommendation and feedback for refinement on the four
focus areas outlined above. After accepting staff’s report and presentation, the applicant’s presentation,
and receiving public input, if the DRB needs additional time for discussion on these items staff
recommends that the Design Review Board continue the meeting to a date certain of August 8, 2023. In
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that case, staff would provide a summary report on August 8th and ask the DRB to deliberate and provide
recommendations on the 4 topic areas listed above.
The DRB’s review and recommendation on the residential architecture will be scheduled for a subsequent
and separately noticed public hearing.
COMMUNITY ENGAGEMENT
Public Notice for this Design Review Board meeting was provided at least 15 days prior to the Planning
Commission meeting date in the following ways:
• Public Notice in the Marin IJ published 15-days prior to the meeting day.
• Public Hearing posters were installed on the Northgate site. Five posters were placed at various
locations along the property announcing the date/time and identifying the item as a study
session.
• Public Hearing post cards were sent to property owners, tenants, and business owners within a
1000’ radius of the project site.
• Public Hearing post cards were sent to Distribute to all Homeowners Association and
Neighborhood Association and individuals and organizations on the City’s interested parties list.
• Email notice 1100+ emails from a online notification list
• Notice of was advertised on Snapshot.
• The project website was updated to inform visitors to the site that a public meeting is scheduled
for July 18, 2023.
• Post on social media, including, Nextdoor and Facebook
Staff have received comments throughout the review process. Comments received subsequent to
mailing of the above notice are attached to this report as Exhibit 6.
To date, the Northgate Town Center Project has been considered at four public meetings hosted by the
City of San Rafael, including:
• PC & DRB Study Session September 14, 2021,
• EIR Scoping Meeting – January 11, 2022,
• DRB Study Session – May 17, 2022,
• PC Study Session – November 29, 2022,
In addition to the four City sponsored meetings outlined above, the applicant team has sought to get
community feedback separately from the following organizations:
• Responsible Growth Marin
• Mont Marin/San Rafael Park
• San Rafael Chamber of Commerce
• Public Presentation to Community
• Villa Marin Town Hall
• Terra Linda Neighborhood Association
• Marin Organizing Committee
• Terra Linda Neighborhood Association
• Guide Dogs for the Blind
• Mt. Olivet Cemetery
• Miller Creek School District
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• Housing Crisis Action
• Alma Via
• WTB-TAM
• Marin Transit
• League of Women Voters
• Marin Environmental Housing Collaborative
• National Night Out
• Greenbelt Alliance
• YIMBY Action
• Marin County Bicycle Coalition
• Community-Wide Open House
• Canal Alliance
• Bay Area Council
• Gallinas Watershed Council
RECOMMENDATION
It is recommended that the Design Review Board accept this report and staff’s presentation, receive a
presentation from the applicant team, and receive public comment and continued to a date certain of
August 8th for further deliberation.
EXHIBITS
1. Project Plans, 5/9/2023, on project webpage:
https://www.cityofsanrafael.org/northgate-town-square-rev/
2. Resubmittal Narrative, 5/9/2023
3. Project Description, 5/9/2023
4. Northgate PC and DRB Study Session Comments
5. Plant Palette, 7/11/2023
6. MCBC and WTB-TAM Comments, 11/29/2022
7. Public Comments