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July 10, 2015 Mr. Kraig Tambornini Planning Division Community Development Department City of San Rafael 1400 5 th Avenue San Rafael, CA 94915‐1560 RE: Whistlestop’s Mission Plaza Formal Entitlements Application Submittal Dear Kraig: The Marin Senior Coordinating Council (dba Whistlestop) and Eden Housing have partnered to redevelop the Whistlestop senior center located at 930 Tamalpais Avenue. The proposed development, Whistlestop’s Mission Plaza, will include a new Jackson Café and parking on the ground floor, Active Aging Center (senior center) on the second floor, and 41 units of affordable senior housing on the upper floors. To date, we have submitted a pre‐application, presented our proposal at a noticed neighborhood meeting, and participated in initial concept reviews with the Design Review Board and Planning Commission, in addition to meeting with various neighborhood stakeholders to gather feedback. Based on the input we received throughout this process, we have made various revisions to our plans and designs for this development, including creating an open plaza on Fourth Street, reducing the density, reducing the building square footage, articulating the building with stepbacks, and further pursuing the “Mission Revival” architectural style. We are excited to move forward with our new proposal and are submitting an application and deposit for formal entitlement approvals. Please find attached the general application form, application fee check, project description, design description, project plans, and responses to community and City comments. We had previously submitted various studies with our March 2015 application for environmental review – including a historical report, health risk assessment, traffic study, and parking study – which are not included in this submittal but are available upon request. We look forward to continuing to work with the City on this new project. Please feel free to contact me at (510) 247‐8103 or [email protected] should you have any questions or need additional information. Sincerely, Andrea Osgood Director of Real Estate Development

RE: Mission Plaza Application Submittal · 2019-06-25 · HOME funds, City Inclusionary/In‐Lieu funds, and other grants/loans from private foundations and individuals. About Whistlestop

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Page 1: RE: Mission Plaza Application Submittal · 2019-06-25 · HOME funds, City Inclusionary/In‐Lieu funds, and other grants/loans from private foundations and individuals. About Whistlestop

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

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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

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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

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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

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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.

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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

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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,

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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.

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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.

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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.

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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.

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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.

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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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