re: mission plaza application submittal · 2019-06-25 · home funds, city inclusionary/in‐lieu...
TRANSCRIPT
![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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/1.jpg)
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
![Page 2: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/2.jpg)
![Page 3: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/3.jpg)
![Page 4: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/4.jpg)
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
![Page 5: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/5.jpg)
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
![Page 6: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/6.jpg)
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
![Page 7: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/7.jpg)
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.
![Page 8: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/8.jpg)
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
![Page 9: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/9.jpg)
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,
![Page 10: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/10.jpg)
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.
![Page 11: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/11.jpg)
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.
![Page 12: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/12.jpg)
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.
![Page 13: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/13.jpg)
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.
![Page 14: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/14.jpg)
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.
![Page 15: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/15.jpg)
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.
1 of 2 continued on the next page
![Page 16: 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](https://reader033.vdocuments.us/reader033/viewer/2022042019/5e77116fd2ebc4403515ff62/html5/thumbnails/16.jpg)
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.
2 of 2