RE: Mission Plaza Application Submittal · 2019-06-25 · HOME funds, City Inclusionary/In‐Lieu...

July10,2015Mr.KraigTamborniniPlanningDivisionCommunityDevelopmentDepartmentCityofSanRafael14005thAvenueSanRafael,CA94915‐1560RE: Whistlestop’sMissionPlaza FormalEntitlementsApplicationSubmittalDearKraig:TheMarinSeniorCoordinatingCouncil(dbaWhistlestop)andEdenHousinghavepartneredtoredeveloptheWhistlestopseniorcenterlocatedat930TamalpaisAvenue.Theproposeddevelopment,Whistlestop’sMissionPlaza,willincludeanewJacksonCaféandparkingonthegroundfloor,ActiveAgingCenter(seniorcenter)onthesecondfloor,and41unitsofaffordableseniorhousingontheupperfloors.Todate,wehavesubmittedapre‐application,presentedourproposalatanoticedneighborhoodmeeting,andparticipatedininitialconceptreviewswiththeDesignReviewBoardandPlanningCommission,inadditiontomeetingwithvariousneighborhoodstakeholderstogatherfeedback.Basedontheinputwereceivedthroughoutthisprocess,wehavemadevariousrevisionstoourplansanddesignsforthisdevelopment,includingcreatinganopenplazaonFourthStreet,reducingthedensity,reducingthebuildingsquarefootage,articulatingthebuildingwithstepbacks,andfurtherpursuingthe“MissionRevival”architecturalstyle.Weareexcitedtomoveforwardwithournewproposalandaresubmittinganapplicationanddepositforformalentitlementapprovals.Pleasefindattachedthegeneralapplicationform,applicationfeecheck,projectdescription,designdescription,projectplans,andresponsestocommunityandCitycomments.WehadpreviouslysubmittedvariousstudieswithourMarch2015applicationforenvironmentalreview–includingahistoricalreport,healthriskassessment,trafficstudy,andparkingstudy–whicharenotincludedinthissubmittalbutareavailableuponrequest.WelookforwardtocontinuingtoworkwiththeCityonthisnewproject.Pleasefeelfreetocontactmeat(510)247‐8103oraosgood@edenhousing.orgshouldyouhaveanyquestionsorneedadditionalinformation.Sincerely,AndreaOsgoodDirectorofRealEstateDevelopment

Whistlestop’sMissionPlazaProjectDescription

TheimpendingarrivaloftheSMARTtraininthedowntownareaofCentralSanRafaelhaspresentedWhistlestopwithanopportunitytotransformitscurrentbuildingintoatransit‐orientedseniorcenterwithon‐siteservicesandhousingforseniors.ThistransformationwillnotonlyallowWhistlestoptomanagetheimpactsofthenewtrainstation,butwillalsoallowforamodernizationandexpansionoftheirfacilitiesthatserveseniorsalloverMarinandcreatecriticallyneededaffordablehousingforseniors.WhistlestophaspartneredwithEdenHousingtohelprealizetheirvisionforanewfacilitythatwillprovideon‐siteaffordableseniorhousingtocomplementitsActiveAgingCenterandJacksonCafé.MissionPlaza

Thenewdevelopment,MissionPlaza,willincludeanewfacilityforWhistlestopthatwillincludeavarietyofcustomizedandmulti‐purposespacesforWhistlestoptoprovideMarin’sseniorswithhealthandwellness,socialconnection,transportation,andreferralservices.AnewplazawillbecreatedonthecornerofTamalpaisandFourthStreetasacommunitygatheringspaceaswellasanoutdoordiningareaforJacksonCafé.Locatedonthesecondflooraswellasaportionofthethirdfloor,theActiveAgingCenterwillincludeclassrooms,dance/exercisestudio,andmeetingrooms.Onthethird,fourth,andfifthfloors,41apartmentswillbeavailabletoseniorsearninglessthan50%ofareamedianincomeataffordablerentsrangingfrom$580to$1,050permonth.ResidentswillbeabletoparticipateinthebreadthofWhistlestop’sactivitiesandserviceswiththeconvenienceoflivingjustupstairsandnext‐doortoavarietyofpublictransportationoptions.Sincetheproject’sinitialapplicationinJanuary2014,theprojectteamhasgatheredfeedbackfromavarietyofneighborhoodstakeholders,includingcommunitygroupsandindividuals,neighborhoodassociations,Citystaff,theDesignReviewBoard,andthePlanningCommission.Basedontheinputreceivedthroughoutthecommunityengagementprocess,wehavemadevariousrevisionstoourplansanddesignsforthisdevelopment,includingcreatinganopenplazaonFourthStreet,reducingaportionofthebuildingfromfivestoriestothreestories,reducingthedensity,reducingthebuildingsquarefootage,articulatingthebuildingwithstepbacks,andfurtherpursuingthe“MissionRevival”architecturalstyle.Thetablebelowdescribessomeofthechangesfromtheoriginalconceptualproposal.

Initialconcept Currentproposal ChangefromconcepttocurrentOpenspace Coveredarcadeon

thecornerTamalpaisandFourthSt.

Openair1,250s.f.plazaonthecornerofTamalpaisandFourthSt.

Additionof1,250s.f.ofopenspace

Numberofunits 481‐bedroomunits 41unitsinamixofstudiosand1‐bedroomunits

Eliminationof7units,andchangeof271‐bedroomunitstostudiostoallowforgreaterarticulationofthebuildingfacade

Squarefootage 65,300s.f. 56,100s.f. Reductionof9,200s.f.,mostlyfromtheresidentialportion

Design/architecturalstyle

4designoptions MissionRevivalarchitecturalstyle

SelectionoftheMissionRevivalstyle,withadditionalsetbacksandstepbacks

CommunityBenefits

Whistlestop’sMissionPlazawillallowahighlyrespectedandadmiredlocalnon‐profittocontinueservingMarinCountyseniorsandmeetthegrowingdemandfortheirservices.AccordingtoarecentarticleintheMarinIndependentJournal,morethanoneineverythreeMarinresidentswillbe65orolderby2030.Meetingtheneedsofthissocalled“SilverTsunami”willrequireavarietyofimprovementstoavailableservicesincludingmoreconvenientpublictransit,improvedaccesstoaffordablehealthcare,andincreasedavailabilityofcongregatemealandhome‐deliveredfoodprograms.Whistlestop–astheoldestandlargestseniorservicesprovider,theparatransitoperatorforthewholeCountyandwithitslocationatMarinCounty’sregionaltransportationhub(BettiniTransitCenter)andfutureSMARTstation–isideallypositionedtohelpmeettheseneedsandservetheagingpopulationinMarininthemostefficientwaypossible.Itscentrallocationandtransitoptionswillmakeiteasierforseniorstotraveltothecenter,andtheexpandedbuildingspacewillallowWhistlestoptocontinueleveragingpartnershipswithothernon‐profitstoofferawidearrayofservicestoseniors(healthclinics,screenings,etc.).Additionally,thedevelopmentwillincludeanewcivicplazaindowntownSanRafaelatthecornerofTamalpaisAvenueandFourthStreet.Thisplazapresentsthecommunitywithanattractiveandwell‐managedoutdoorspaceforgatheringneartheincomingSMARTstationthatwouldotherwisenotexist.Furthermore,theopenairplazaaffordspedestriansandSMARTuserswithbettervantageviewsandpedestrianconnectionfromtheSMARTplatformandintotherestofFourthStreet.CriticallyNeededSeniorAffordableHousing

Thenewdevelopmentwillalsoprovide41unitsofcriticallyneededaffordablehousingforseniors.Theseone‐bedroomandstudiounitswillprovidehomestoverylowtoextremelylowincomeseniors,aged62andolder,whoearnlessthan50%ofAreaMedianIncome.Theprojectwillincludehighqualityamenitiesincludingacommunityroom,acomputercenterandlibrary,andlandscapedcourtyardsandfurnishedlobbiesforcasualsocialinteraction.Theaffordableunitswillnotonlyofferquality,safehomesatanaffordableprice,butasthefirstaffordabletransit‐orientedcommunityforolderadultsinMarinCounty,thedevelopmentwillalsoallowresidentsahighdegreeofmobilitywithoutacar.Combinedwiththeon‐siteservicesofferedbyWhistlestopandtheamenitiesinnearbydowntownSanRafael,seniorswillbeabletolivearich,engagedlife.ProximitytoTransit,ServicesandAmenitiesforFutureResidents

Whistlestop’sMissionPlazawillbedevelopedonaquintessentialinfillsite,locatedinthedowntownarea,andclosetotransportation,services,andcommunityamenities.ThefutureSMARTtrainstationwillbelocatedadjacenttothedevelopmentandwillofferseniorstheabilitytotraveleasilythroughMarinandSonomacounties.Formorelocaltrips,seniorswillbeabletowalktwoblockstotheBettiniTransportationCenterwherethereareover16separatebusroutesoperatedbythreecarriersincludingMarinTransit,GoldenGateTransitandSonomaCountyTransit.Inaddition,Marin’sWhistlestopWheelsPara‐Transitservicewillbeavailableon‐siteforallresidents.

Residentswillalsobeabletopartakeintheseniorservicesofferedon‐siteintheWhistlestopActiveAgingCenter.Seniorswillfindenrichmentandfitnesscourses,specialevents,gamegroups,specialtygroups,andoutreachservicesthatbringpeopletogether,encouragesocialconnections,andcreatenewlearningexperiences.Finally,residentswillalsobeeligibletoreceivelow‐costlunchesintheon‐siteJacksonCafé,a

programoperatedbyWhistlestop.Otherimportantamenitieswithin0.5milesincludeaWalgreens,severalbanks,retailstoresandrestaurantsandcoffeeshops.DevelopmentFinancing

Theestimatedtotalcostsforthedevelopmentare$25millionincludingboththeActiveAgingCenterandhousingcomponents.Thepotentialfundingsourcesforthisprojectincludetaxcreditequity,MarinCountyHOMEfunds,CityInclusionary/In‐Lieufunds,andothergrants/loansfromprivatefoundationsandindividuals.AboutWhistlestop

Founded60yearsagoin1954,Whistlestop’smissionistoensurethateveryadulthastheopportunitytoagewithindependence,dignityandgrace.WhistlestopprovidesacomprehensivehubofhumanneedsservicesforMarinCounty’solderadultsandindividualswithdisabilities.Theseservicesincludespecialneedstransportation,nutrition,preventivehealth,jobtraining,classesandactivities,multiculturaloutreachandassistance,andacomprehensiveinformationandreferralhelpdesk.WhistlestopisthelargestproviderofactiveagingservicesinMarinCounty,servingover5,000unduplicatedolderadultsannually.

WhistlestopWheels:InpartnershipwithMarinAccess,WhistlestopservesresidentswithspecialtransportationneedsinMarinCounty,andindividualstravelingtoorthroughMarinfromthesurroundingcountiesofSanFrancisco,Sonoma,andContraCosta.Withacurrentfleetof60vehicles,Whistlestopisabletoprovideover500tripsadaytothoseunabletousepublictransportation.Whistlestopactsasalifelineandhelpstheirclientsmaintaintheirindependencebytransportingthemtomedicalappointments,stores,friends,familyandmore,keepingthemconnectedwithanywheretheyneedtogo.Nutrition:Whistlestopiscommittedtoprovidingfresh,affordable(orfree),anddeliciousmealsforolderadults.Whistlestopachievesthisgoalinseveralways–fromdiningintheJacksonCafétohavinggroceriesavailableonsiteforpickupordeliveredrighttoseniors’doors.MoreinformationonWhisltestop’spremierenutritionprogram,theJacksonCafé,isprovidedbelow.Whistletop’sJacksonCaféisacollaborationwithHomewardBoundofMarin’sFreshStartsCulinaryAcademy.MealsarepreparedbyFreshStartsculinarystudentsandservedbyWhistlestopvolunteers.JacksonCaféisopentothepublicandoffersawonderfulplacetorelaxandenjoylunchwithfriends.Themealsarefresh,affordable,anddelicious.Thedailymenuincludesahotmainentrée,soupdejourandavarietyofotherfavoritelunchdishes.Pricesforentréesforthoseaged60+arearound$5forafullmeal(slightlyhigherforthoseunder60).Services:Whistlestopprovidesqualityprogramsandservicestohelptheirclientsremainactivecommunitymembers.Weprovidemulticulturalsupportandone‐on‐onemultilingualassistanceonissuesthatrangefromfindinghousing,taxpreparation,tolegaladviceandhealthcarechallenges.Classes:TheWhistlestopActiveAgingCenteroffersmanyeducational,socialandrecreationalclassesandactivities.Someoftheclassesofferedeachweekinclude:

Computerclasses Exercise&Fitnessclasses Arts&Crafts Citizenship SocialgroupsforfriendshelpingeachotherwithFrench,German,orSpanish

AboutEdenHousing

EdenHousingisanon‐profitorganizationfoundedinMayof1968byagroupofcommunityactivistswiththespecificintentofcreatingandpreservingaffordablehousingforlow‐incomeindividualsandfamilies.Sincethen,Eden’smissionhasgrowntoincludecommunityrevitalizationthroughanarrayofaffordablehousingdevelopmentandmanagementactivitiesaswellassupportiveservicestohelpeachresidentsucceed.Today,EdenHousingisafullyintegratednon‐profitdevelopmentcorporationwithtwosubsidiarycompanies–EdenHousingManagement,Inc.(EHMI),Eden’spropertymanagementcompany,andEdenHousingResidentServices,Inc.(EHRSI),whichprovidesservicestoourseniorandfamilycommunities.Sinceitsinceptionin1968,EdenHousinghasbeendedicatedtobuildingaffordablerentalandhome‐ownershipcommunitiesacrossNorthernCalifornia.Todate,EdenHousinghasdevelopedandacquired8,000residentialunitsin120developmentsandover70,000squarefeetofcommercialspaceincitiesthroughouttheBayAreaandstandsoutasoneofthemostproductiveandsuccessfulnonprofitaffordablehousingdevelopersinCalifornia.Recognizedintheindustryforitscreativedevelopmentapproachandhighqualityhousing,EdenHousinghasbeennamedbyAffordableHousingFinanceMagazineasoneoftheTop50AffordableHousingDevelopersinthenationeveryyearforthepasteightyears.Weplaceahighvalueondesign,craftinghigh‐qualitydevelopmentsthatgivecarefulattentiontotheneedsofresidentsandthesurroundingneighborhood.Throughoutour47yearsofexistence,seniorhousinghasbeenatthecoreofourmission.Infact,EdenHousing'sfirstmulti‐unitdevelopment–JosephineLumLodgeinHaywardandcompletedin1973–wasa150‐unitdevelopmentforlow‐incomeseniors.Edenhascontinuedtoleverageourexpertisewith“aginginplace”designandcreativeaffordablehousingfinancingandto‐datehasdevelopedover2,200unitsin32communitiesforseniorsandspecialneedspopulations.

Whistlestop’sMissionPlazaDesignDescription

MissionPlazawillincludealargevarietyofspacesforWhistlestop’sextensiveserviceprogramaswellason‐siteaffordablehousingforseniors.Whistlestop’sJacksonCaféwillbelocatedonthegroundlevelservinglow‐costnutritiousmealsandanapproximately14,500s.f.ActiveAgingCenter–onthesecondandthirdfloors–providesacontemporaryfacilityforolderadultstocometoreceivecounselingassistance,exercise,andparticipateinart,music,andotherenrichmentclassesandactivities.Thetopthreestorieswillinclude41affordableseniorhousingapartmentsandoneresidentmanager’sapartmentinadditiontocommunalspacesfortheresidents.Theprojectsiteisapproximatelyone‐thirdofanacreor14,650s.f.ofsitearea,boundedbyFourthStreet,TamalpaisAvenue,ThirdStreet,andtheSMARTStationsite.A1,250s.f.openaircivicplazahighlightsFourthStreetandTamalpaisAvenueandwillserveasacommunitygatheringspaceneartheincomingSMARTstationwhileprovidingbettervantageviewsandconnectionfromtheSMARTStationplatformtodowntownSanRafael.TheplazarespondstothePlanningCommission’sandcommunity’scommentsrequestingaplazaasdiscussedintheDowntownStationAreaPlan,aswellastothedesiretoincludeopenspaceorlandscapedareasonthestreetlevel.Onthegroundlevelofthenewbuilding,JacksonCaféwillbelocatedadjacenttotheplazatoprovidelow‐costnutritiousmealstoWhistlestop’solderadultclients,aswellastoothercommunitypatrons.OutdoorseatingfortheJacksonCaféwillbeavailableontheplaza,providingaconsistentlevelofactivityand“eyesonthestreet”community‐basedsecurityfortheplaza.JacksonCaféwillincludeapproximately1,200s.f.ofseatingwithacommercialkitchenandtworestrooms.ThemainentrancetotheActiveAgingCenterandseniorhousingislocatedonTamalpaisAvenuenexttotheJacksonCafé.ThelobbywillbesharedbytheActiveAgingCenterandtheseniorhousingandincludestwoelevators.Aseparateentrance/exitfortheseniorhousingresidentsisalsoprovidedatTamalpaisAvenueandFifthStreet.ThesecondfloorisdedicatedtotheActiveAgingCenter.TheActiveAgingCenteriscomprisedofavarietyofspacesforWhistlestoptoprovideservices,runactivities,andhostevents.Theroomscomeinarangeofsizestoallowforadiversityofactivitiesfromlanguageclassestoyogaclassestolargecommunitymeetings.Inadditiontothespacesonthesecondfloor,theActiveAgingCenteralsoincludesalargeroomonthethirdflooroverlookingtheplaza;thisroomwillbedividedbyaslidingorfoldingwalltoprovideflexibilityinthesize,capacity,andfunctionofthespace.ActiveAgingCenterclientsandhousingresidentswillsharethespaceforclasses,meetings,andcommunityeventstomaximizetheuseofthespace.Coveredroofdecksadjointhislargeroom,givingWhistlestopclientsandresidentsaspacetolookouttothedowntownareaandprovideinformalsurveillanceandsecurityfortheplazaandSMARTstation.Theaffordableseniorhousingcomponentislocatedonthethird,fourth,andfifthlevelsandincludes13one‐bedroomunits,27studiounits,andatwo‐bedroomresidentmanager’sunit.Therearemanagementstaffofficesonthethirdfloor,nearanareathatservesasthecentrallobbyfortheseniorhousing.Thereareseveralcommunityspacesontheresidentialfloorsofthebuildingthatarefortheuseofresidents,separatefromtheWhistlestopActiveAgingCenter.Theseincludeacommunityroomwithasmallkitchenandstorage,acomputerroom,andanactivityroomforTVwatchingandotherresidentactivities.Thereisalsoacentrallaundryroomfortheresidents’use.Additionalloungesareplacedstrategicallythroughoutthe

complextoencouragesocialinteraction.Outdoorcommonareaterracesarealsolocatedoneachresidentialfloorlevel,allowingresidentstoenjoythetremendousviewsofcentralSanRafaelandMarinfromthesehighervantagepoints.Theseoutdoorterracesalsoallowresidentstoprovideadditional“eyesonthestreet”andSMARTstationforinformalsurveillanceandsecuritytotheneighborhood.Thereare20parkingspacesforWhistlestopemployeesandguestsinastreetlevelgarage.Thegarage’svehicularcirculationconsistsofaone‐waydriveloopthroughtheparkingarea.Thevandropoffisincludedwithinthisloop,allowingolderadultstoenterthelobbyfromthegarageandbeprotectedfromadverseweatherconditions.FollowingdirectionfromtheCity’sPublicWorksdepartment,vehicularcirculationinthegaragewillbeone‐way,movingfromnorthtosouth.Othergroundfloorfacilities,whichwillbeenclosedwithinrooms,includemechanicalequipment,electrical/communicationsutilities,andgarbageandrecycling.Thegarbageandrecyclingcompanywillservethesiteonanapproximatelybi‐weeklybasis.SiteandBuildingDesign

TheMissionPlazadevelopmentislocatedindowntownSanRafaelinproximitytoawidevarietyofmedicalandsocialservices,retailshops,andpharmacies.Itstransit‐orientedlocationadjacenttotheBettiniTransitCenterandtheincomingSMARTstationoffersavarietyoftransportationoptionsthatareparticularlybeneficialforolderadults.Whistlestop’sMissionPlazawillplayanimportantroleintheCityofSanRafaelandMarinasadevelopmentondowntownSanRafael’sFourthStreet,whichservesastheCity’sretail“MainStreet,”andadjacenttothenewSMARTrailstation.Asabuildingviewedfromallsidesandmultiplevantagepoints,itisimportantthatitpresentsastrongqualityimage.Attherequestofthecommunity,DesignReviewBoardandPlanningCommission,thedesignfortheWhistlestopseniormixed‐usecommunityhasbeendramaticallychanged:

Atraditional“Mission”or“1900’sCalifornia”Styledesignhasbeendeveloped; Thereisanewplazaalong4thStreetforgathering,caféuseandSMARTstationaccess; Thedesignsignificantlychangesthemassingofthebuilding,particularlyalong4thStreet; Toachievethemassingchangestheprogramhaschangedfrom48to41units,andtwo‐thirdsofthe

one‐bedroomunitshavebeenchangedtostudiounits;theActiveAgingCenterandresidentialcomponentsharesomeclassroom/communityspaces;andthecaféwasreducedinsize;

Aportionofthebuildinghasbeenreducedfrom5storiesto3stories.Thisportionframestheplaza,featuresauniqueroofform,andisdesignedtoappearasaseparatebuilding;thecoveredroofdeckatthethirdfloorlooksdownontheplaza,addinginterestandactivityfromabove;

ThesouthwestcornerofthebuildingviewedfromtheTransitCenterhasbeensteppedbackfurtherwithanadditionalroofdeckandnewarticulation;

AnarcadeleadspedestriansfromtheplazatotheWhistlestopentrylobby; ThereisarooftopdeckforWhistlestoppatronsandresidents.

ArchitecturalCharacter

TheMission/1920’sCalifornia‐styledesign,withsomecontemporarytwists,bringsauniquecharactertothesite.Thisstyleisdefinedbytraditionalelementsincludingarchedopeningsinstorefrontsandarcades,

deeplysetwindowswithslopingsills,detailedmetalworkinthebalconiesandawningsattheretailspace,andtileaccentsatcolumns,lowerlevelwindows,andwithintheplazapaving.TheMission‐styleroofsareacombinationofhippedandgabledforms,withclaytileroofs,corbelledorbandedstuccoeaves,andparapetsaccentedwithdecorativemetalrailings.Thethree‐storybuildingportionhaslargecolumns,withtimberframingcoveringtheroofdeck(s).Thebuilding’smassisarticulatedintosmallerbuildingformsthatareseparatedbydeeprecessesattheentrylobbyalongTamalpaisAvenueandthroughoutthebuildinglevelsatthelargecommonareas.Mostoftheserecesseshaveprimarilyglazedfacadesandoutdoorpatiosatthepodiumlevel,creatingstrongarticulationbetweenbuildingforms.Themultipleformsarealsobrokendownintosmallermoreverticalarticulations,throughvariationinmaterials,colors,andtextures.Eachbuildingformhasastrongroof,parapet,ortopelement.Otherfeaturesofthedesigninclude:greenwallsalongthebaseofthebuildingfrontingtheSMARTStation,takingcuesfromsimilarareasindowntownSanRafael;muralartdepictingvintageimagesofSanRafaelandpayinghomagetotheexistingWhistlestopbuildingthatcanbeviewedfromthestationplatform;andtileanddecorativemetalscreeningofthegarageopeningsthataresimilartothearchedretailstorefrontopenings.TheInteriorsoftheResidentialApartments

TheonebedroomunitshaveopenconceptdesignswithalargeL‐shapedeat‐inkitchenthatexpandsintothelivingspace.Thespaciousbathroomallowsforflexibleaccessandincludeslinenstorage,drawers,andmedicinecabinets.Thebedroomhasamplespacewithclosetsforstorage.Acoatclosetattheentryandalargekitchenpantryprovideadditionalstoragespace.Thestudiounitsareefficiencyunits,designedforlivabilityandcomfort.Thekitchenhasstandardappliancesandopensintothelivingroomarea.Adjacenttothelivingspaceisthesleepingarea,separatedwithaslidingpartitionthatcanremainopenforeaseofcirculationorclosedforincreasedprivacy.Thebathroomisthestandardfullsizeandmeetsallaccessibilityrequirements.Storageisprovidedwithclosetsandpantries.Inthecorridorsateachapartmententrydoor,weoftenbuildindisplayshelvesforresidentstoplacepersonalitemssuchaspicturesandothermementostopersonalizetheirentrywayaswellastohelpthemidentifytheirhome.Imagesofsimilarapartmentsandinteriorspacesareincludedintheplanningsubmittalpackage.TamalpaisAvenueDesign

TherehavebeendiscussionswithintheCityandcommunityregardingthepotentialredesignofTamalpaisAvenue.Thebasicstreetdesign,whichisproposedrelativetotheWhistlestopdevelopment,doesnotlimittheabilityfortheCitytoreconfigureorreprioritizethecirculationonTamalpaisAvenue.ThisisanindependentdesignanddevelopmentprocessthattheMissionPlazadevelopmentteamwouldgladlyparticipatein,althoughnotrequiredforthisproject.

ThedevelopmentproposalillustratestwoalternativesfortheuseoftheTamalpaisAvenuer.o.w.,showingtheCity‐directeddesignandthedesignillustratedintheDowntownTransitAreaPlan.TheDesignteammetwiththeCityofSanRafaelPublicWorksDepartmenttodeterminetheappropriaterequirementsforpublicimprovementstoFourthStreet,TamalpaisAvenue,andThirdStreet.WhileFourthStreetandThirdStreetwillgenerallymaintaintheircurrentconfiguration,TamalpaisAvenue,whoserightofwayisnarrowerthanotherstreets,willbereconstructedtomeetCityofSanRafaelstandardsforsidewalkwidthandlanewidth.TherewillbenewstreetlightsandstreettreesifallowedbytheCityDPW.TheexistingparkingalongTamalpaisAvenueontheWhistlestopsideofthestreetwillberemoved.TheexistingsidewalkonthewesternsideofTamalpaisAvenuewillnotbeimpactednorwillthestreetparkingonthatsideofthestreet.TheDowntownTransitAreaPlanshowstheremovalofparkingonbothsidesofthestreet,aone‐waystreet,withabikepath,andtransitrelatedpick‐upanddrop‐offalongtheWhistlestopcurbandwiderpedestriansidewalk.ThisloadingzonecouldalsoaccommodatetheWhistlestopshuttles,whicharecurrentlyplannedtoaccesstheinternalgarageforpick‐upanddrop‐offofseniorstotheCenter.TheWhistlestopDevelopmentteamdoesnothaveapreferenceforonealignmentovertheother,insteadhopingtosupportthepreferenceoftheCityandthecommunity.Thatbeingsaid,thedevelopmentteamdoesrequirethatwhicheverstreetdesignisselectedprovidesthe26‐footcleardriveforFireDepartmentaccessthatmeetstheFireDepartment’ssatisfaction.ResidentialParkingPlan‐‐ProximitytoTransit,ServicesandAmenitiesforFutureResidents

Inordertoaddressparkingsupplyconcerns,EdenHousingwillrenttoseniorswhodonotowncars.ThiswillallowallbutoneoftheoffstreetspacesprovidedtoserveonlyWhistlestopandtheirclients(therewillbeonespacereservedfortheon‐siteresidentialmanager).Thisrestrictiononrentingtoseniorswithoutcarswillnothavenegativeimpactforseveralreasons.First,low‐incomeseniorsaremorelikelythananyothergrouptonotownacar–manyindividualsovertheageof62choosenottodriveforhealthreasonsanyway,andCensusdataconsistentlyshowsthatlowerincomehouseholdsownfewercarsthantheirhigherincomecounterparts.Therefore,thepoolofpotentialresidentsthatwewillberentingto–thoseearning50%oftheAreaMedianIncomeandwhoareover62–willbelesslikelytoownacar.Second,forothersthatmaystillownacar,theWhistlestoplocationandon‐siteserviceswillmakeiteasiertomakethechoicetogiveuptheircarandtransitiontoacar‐freelifestyle.MissionPlazawillbedevelopedonaquintessentialinfillsite,locatedinthedowntownarea,andclosetotransportation,services,andcommunityamenities.ThefutureSMARTtrainstationwillbelocatedadjacenttodevelopmentandwillofferseniorstheabilitytotraveleasilythroughMarinandSonomacounties.Formorelocaltrips,seniorswillbeabletowalktwoblockstotheBettiniTransportationCenterwherethereareover16separatebusroutesoperatedbythreecarriersincludingMarinTransit,GoldenGateTransitandSonomaCountyTransit.Inaddition,Marin’sWhistlestopWheelsPara‐Transitservicewillbeavailableon‐siteforallresidents.Residentswillalsobeabletopartakeintheseniorservicesofferedon‐siteintheWhistlestopActiveAgingCenter.Seniorswillfindenrichmentandfitnesscourses,specialevents,gamegroups,specialtygroups,andoutreachservicesthatbringpeopletogether,encouragesocialconnections,andcreatenewlearningexperiences.Finally,residentswillalsobeeligibletoreceivelow‐costlunchesintheon‐siteJacksonCafé,aprogramoperatedbyWhistlestop.Otherimportantamenitieswithin0.5milesincludeaWalgreens,severalbanks,retailstoresandrestaurantsandcoffeeshops.

BuildingCodeandFireAccessTheproposedprojectwillmeetbuildingcoderequirementsanddoesnotrequireanyeasementsorotherconsiderationfromSMART.Toaddressacousticsandthemixofuseswithinthebuilding,thedevelopmentisanticipatingconstructingthefirsttwofloors,primarilyWhistlestopuses,outofconcrete,whilethetopthreefloorsofresidentialusesareanticipatedtobeTypeVAwoodframeconstruction.Theentirebuildingwillhavefiresprinklers.TheproposedcodeinterpretationhasbeenvettedwiththeCityofSanRafaelFireDepartmentandBuildingDepartmentofficialsandwebelievethattheprimarycodeconsiderationsareacceptabletoeachdepartment.AcousticalEvaluation

Thedevelopmentteamhasundertakenanacousticalanalysisandthefindingsconfirmthatthenoiseimpactstothedevelopmentcanbemitigatedthroughreasonablystandardconstruction.SupplementalStudies

Throughthecourseofourpreliminarydesignwork,wehadenlistedseveralconsultantstoprovidetechnicaldataandanalysisonthefollowingcomponentsoftheproposeddevelopment.FullreportshavebeenprovidedtotheCityaspartoftheenvironmentalreviewapplicationsubmittedinMarch2015andcanbeprovidedagainuponrequest.Shortsummariesofthereportsareprovidedbelow.

HistoricEvaluationThedevelopmentteamhasconductedahistoricevaluationoftheexistingWhistlestopbuildingtodetermineitssignificanceasahistoricresourceasitrelatestoCEQA.Thebuildingisnotlistedasadesignatedlandmark.Sincethe1976fieldrecordationoftheformerdepot,thebuildinghasundergoneextensivealterationsandmodifications,andtheevaluationhasconcludedthatitdoesnotmeetthethresholdofintegritytomeetthedefinitionoflocal“structureofmerit”andisnotaresourceunderSection15064.5(a)(2)oftheCEQAguidelines.TheCityregulationsdonotplaceanyrestrictionsonthisstructure.TheexistingfacilitydoesnotmeetthemodernneedsoftheWhistlestopoperations,andthenewMissionPlazafacilitywillallowWhistlestoptocontinueservingitsmissionofprovidinghighqualityservicesfortheolderadultsofMarin.AirQualityReportAdanta,Inc.,environmentalconsultants,completedahealthriskassessmenttoevaluatethepotentialimpactsofnearbysourcesofaircontaminantsthatwouldimpactfutureresidentsatthesite.Inthiscase,nearbysourcesconsistofvehicleemissionsatsurfacestreetsandtheUS101freeway,gasolinestations,andfutureSMARTtrainoperations.TheresultsindicatethatpotentialimpactsofcancerriskandchronichealthimpactsduetonearbysourcesarebelowacceptablethresholdlimitsestablishedbytheBayAreaAirQualityManagementDistrict(BAAQMD)anddonotrepresentasignificantimpact.TrafficandParkingReportsW‐Trans(Whitlock&WeinbergerTransportationInc.)completedaTrafficAnalysisandParkingAnalysisontheproposeddevelopment.Theresultsofthetrafficanalysisindicatethattherewillbeaminimalnumberofincreasedtripscausedbythisdevelopment.Theparkinganalysiscalculatedexpectedparkingdemandandmakesrecommendationsontheamountofparkingtoberequired.

PlanningRegulations

ThecurrentzoningonthepropertyistheHethertonOfficeParkdesignation.TheproposeddevelopmentmeetsnearlyalloftheparameterssetoutinboththeGeneralPlantheCity’sZoningOrdinanceasfollows:

Parameter ProposedDevelopmentUses:Mixeduseallowed,withoffice,retailandfoodserviceongroundfloor.Residentialusesonsecondfloorandabove.

WhistlestopActiveAgingCenter“commercial”componentsonLevel1and2.Levels3through5areresidential.

Groundfloorcommercialshouldfront4th

StreetJacksonCaféfronts4th street

Non‐residentialfloorarearatio:2.0 1.2Openspace:10%oflot Thedevelopmentmeetstheopenspace

requirementsthroughtheprovisionoftheopenplazaonTamalpaisandFourthaswellasavarietyofcommonroofdecksthroughoutthebuilding.

Buildingheightlimit:66’ Thedesign meetsthisrequirementbyreaching66feetatthemidpointoftheslopedroofs;theelevator,stairs,andotherarchitecturalfeaturesextendabovethisheight.

Setbacks:0’frompropertyline. ThebuildingissetbackontheFourthStreetsidetoallowforthenewplaza.

Lotcoverage:nomaximumrequirement 93%lotcoverageAmoredetailedsummaryofthezoningisprovidedaspartoftheprojectplanssubmittalpackage.Concessionsrequested:TheproposeddevelopmentisrequestingtwoconcessionstothecurrentzoningregulationsasallowedbySB1818;thedensitybonuslawlegislation.Theseconcessionsare:

1. Adensitybonusabovethe135%statedensitybonusto175%oftheallowabledensity.2. Aparkingdeterminationof0parkingspacesdesignatedfortheresidentialunitsbasedon

anticipatedapartmentleaserestrictions,whereEdenwillleasetoresidentswhodonotowncars,andknownmarketsegmentofaffordablehousingforseniorswhodonotowncars.

3. SB181allowsathirdconcession,whichisnotcurrentlybeenrequested.Wemayconsiderusingthatthirdconcessionifanissuearisesinthefuture.

Thisprojectproposesahigherdensitythanthatsetinthezoning,butthisisprimarilyduetothesmallerapartmentsizesproposedatthissite.One‐bedroomandstudioapartmentsareacommontypologyforaffordableseniorapartments,usuallyhousingoneorsometimestworesidentsperapartment.Adevelopmentwithlargerunitsandhigherbedroomcounts(forexample,withinacondominiumorfamilydevelopment)wouldprovidehomestoasimilarnumberofresidentsasadevelopmentwithmorebutsmallerone‐bedroomunits.Thus,thesmallerapartmentsizesallowforahighercountofunitswithintheproposeddevelopment,buttheproposedbuildingareaandmassingremainwithintheirrespectiveallowablelimits.

ThereisalsoaparkingreductionbeingrequestedfortheWhistlestopusesastheprojectsiteislocatedwithinthemosttransit‐richareaofSanRafaelandMarinCountyandinastrongmixed‐useareawithmanysupportiveservices.AparkinganalysiscompletedbyWTransindicatesthatthespacesincludedinthedesignmeettheprojecteddemand.Anotherparkingstudywillbecompletedaspartoftheproject’senvironmentalreviewprocess.DowntownStationAreaPlanTheproposedWhistlestopdevelopmentaddressesmanyofstatedgoalsintheDowntownStationAreaPlan,andthefollowingareafewkeygoalsandasummaryofhowtheproposeddevelopmenthelpsachievethesegoals.

IntegraterailandbustransitwithinthePlanArea.o ThedevelopmentteamiscommittedtoworkingtogetherwiththeCityandSMART

tointegratethisdevelopmentinthebestwaypossiblewiththenewstation.Unfortunately,theexistingWhistlestopbuildingwillbeseverelyimpactedbythestationplan,butthenewproposedbuildingoffersseveralopportunitiestobetterintegrateandcreateamoreseamlessinterfacebetweentheStationandDowntown.

CreateaplazaorotherpublicspaceintheareaalongTamalpaisAvenueorFourthStreet,connectingtoanentrytothestationfromTamalpaisAvenue.

o Thenewdevelopmentwilladda1,250s.f.plazaatthecornerofTamalpaisAvenueandFourthStreettocreateabettervisualandphysicalconnectionbetweentheSMARTstationanddowntownSanRafael.

Enablenewtransit‐orienteddevelopmentcharacterizedbyincreasedactivity,amixofuses,andastrongsenseofplace.

o Thenewdevelopmentwillleverageawell‐knownexistingestablishmentthatservesover5,000individualsannually.Providinganewspace,designedtobetterengagewiththestreetscapeandadding41residentialunits,willensurethatthereisavibrant,activepopulationvisitingthedevelopmentandfurtherenrichingthesenseofplaceindowntownSanRafael.

[P]rovideaconsistenturbanfabriconbothsidesofthefreeway.o Thedevelopmentwillprovideamissinglinkagealongthe4thstreetcorridor‐‐

continuingtheactive,vibrantfrontagefoundalongthewesternendof4thstreetontothetrainstationandtowardsthe101.

Provideastreetnetworkthat...[balances]theneedsofmotorists,busandrailcustomers,bicyclists,andpedestrians.

o OneofthedesignoptionspresentedfortheTamalpaisAvenue(StreetDesignOption2intheprojectplanssubmittalpackage)incorporatessomeoftheproposedTamalpaisAvenueimprovementsshownintheSAP.TheseimprovementsincludeconvertingTamalpaistoonewaytrafficbetweenSecondStreetandMissionandusingthisspacetocreateafrontdoortothetransitstation‐‐allowingforrightofwaytobededicatedtousesthatwillimprovethepedestrianandbicyclists’experience.Asshown,wehavewidenedthesidewalk,addedabikelane,andcreatedaplazaonFourthStreet.

Whistlestop'sMissionPlazaResponsestoCommunity'sandCity'sComments

KeycommentsfromNeighborhoodMeeting,DesignReviewBoard,andPlanningCommissionmeetings Response/Change

DesignstyleThedesignneedstoprovideaniconicbuildingthatwouldrestore,retainorreplacetheexistingbuildingwithanewbuildingthatwouldcontributetothecharacterandqualitiesuniquetoSanRafaelanditsdowntown.

Re‐designedthebuildingintheMissionRevivalstyledistinctivetoSanRafaelarchitectureandcreatedaplazaatFourthandTamalpaistoenhancethepedestrianexperienceindowntownSanRafael.

Keepbrandingforcityasseeninthecitylogoconsistentwiththedesignofthebuilding“MissionCity.”

Re‐designedthebuildingintheMissionRevivalarchitecturalstyle.

ThearcadeonFourthshouldbere‐evaluatedasanopenplaza.Itmayappearasadarkspaceasproposed.

Arcadewasremovedanda1,250sqftplazawasaddedonFourthandTamalpaisbypullingbackthebuildingonallstories.

HistoricDevelopmentmustconsidertheiconicvalueofthedepotbuildingtotheCity.Thesecharacteristicsneedtobereflectedandachievedinanynewbuildingdesign.

ThebuildingwasredesignedintheMissionRevivalarchitecturalstyle,whichisthesamestyleastheexistingdepotbuildingwithmanyoftheclassicMissionRevivalfeaturessuchasarchedopenings,Spanishtileroofs,deep‐setwindows,detailedmetalwork,andstuccocladding.

Itisimportanttoconsiderhowtheexistingbuilding'shistoricallysignificantcharacteristicscanbeincorporatedintoanewstructure.Addresstheneedtorecognizethehistoryofthesite.

PublicartdisplayswillbeincorporatedontheexteriorofthefirstlevelfacingtheSMARTtrainstationplatform.Museum‐qualitydisplaysandmuralswillpayhomagetothehistoryofthesiteandexistingbuilding.

Pedestrianexperience,livabilityProvideopenspaces,enhancepedestrianexperience,provideseatingareas,etc.

TheplazathatwasaddedwillbeopentothepublicandserveasagatheringplaceforthecommunityandoutdoordiningareaforJacksonCafépatrons,aswellasprovideasaferandmoreopenpedestrianconnectiontotheSMARTtrainstation.

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BuildingmassingThebuildingwidthandheightneedtobeaddressed.Themassofthebuildingissignificantinoneunbrokenfive‐storystructure(e.g.,wall).TheDRBrecommendationtoappearastwoormoreseparatestructureswithabreakintheelevationsandrooflinesissupported.

ThebuildingwasshortenedtoincludeaplazaontheFourthSt.endandsignificantsectionsofthebuildingmassingwerecarvedoutonthe3rd,4th,and5thfloors.Thiswasachievedbyreducingtheapartmentunitcount,reducingunitsizes,andlookingformoreefficientsharingofcommunalspacesbetweentheactiveagingcenterandhousingcomponents.Overallthesquarefootagewasreducedby9,200sqft,whichallowedustoarticulatethebuildingandcreatetheappearanceofmultiplestructures.

Thesizeanddesignofunitsshouldbefurtherrevisedtoallowformoresculptingofthebuilding.ConsiderstudiosorSRO’stoaccomplishthisandreducethemass.

Theoverallapartmentunitcountwasreduced,andovertwo‐thirdsofthe1‐bedroomunitswereconvertedtostudios.Previousdesign(48totalunits):471‐bedroomunits12‐bedroomunit(forresidentmanager)Redesign(41totalunits):27studios131‐bedroomunits12‐bedroomunit(forresidentmanager)

Considerarticulationattheroofline. Greaterrooflineandmassingarticulationwasaddedthroughoutthebuilding,consistentwiththeMissionRevivalstyle.

ParkingMoredataisneededtosupporttheconclusionsofthestudyandtheparkingproposalasadequatefortheintendeduseatthislocation,includingthepeakparkingdemandassociatedwithactivitiesthatwouldoccurthroughouttheday,anyparkingoverlap,theadequacyofvisitorparkingtoservetheneedsoftheseniorunitsincludingacomparisonofsuchdemandassociatedwithotherseniorhousingprojects,etc.

Wehaveconductedatrafficandparkingstudythatfoundthat20spacesareadequatefortheparkingdemandcreatedbythisdevelopment.TheCitywillalsobeconductingtheirowntrafficandparkingstudyaspartoftheenvironmentalreviewprocess.

AirQualityThelocationdoesnothavegoodairqualityduetonearbyhighways,buses,andtrains.

Wehaveconductedanairqualitystudywhichfoundthatanewbuildingonthissitewillbeabletousetechnologicalbuildingsystemstoensurethattheairissafeandhealthyforthebuilding'susers.TheCitywillalsobeconductingtheirownairqualitystudyaspartoftheenvironmentalreviewprocess.

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