ATHERTON PLACE CITY COUNCIL HEARING DECEMBER 5, 2017
REQUESTED ACTION ATHERTON PLACE CONDUCT PUBLIC HEARING TO CONSIDER AND APPROVE: 1. MITIGATED NEGATIVE DECLARATION CALIFORNIA ENVIRONMENTAL QUALITY ACT 2. AMENDMENTS TO ATHERTON RANCH MASTER PLAN 3. AMENDMENTS TO ATHERTON RANCH PRECISE DEVELOPMENT PLAN/DESIGN REVIEW 4. VESTING TENTATIVE SUBDIVISION MAP 5. VACATION OF PUBLIC DRAINAGE EASEMENT
ATHERTON PLACE BACKGROUND ATHERTON RANCH MASTER PLAN & PRECISE DEVELOPMENT PLAN - 2000 APPROVED OFFICE/RETAIL BUILDINGS (70,550 SQ. FT.) PARCELS C & D APPLICATIONS TO AMEND APPROVALS FOR PARCELS C & D MARCH 2007 APPLICATIONS DEEMED COMPLETE SEPTEMBER 2007 PROCESSING PLACED ON HOLD PENDING NORTH REDWOOD CORRIDOR STUDY NORTH REDWOOD CORRIDOR STUDY COMPLETED IN 2014 PROCESSING RE-STARTED IN EARLY 2015
ATHERTON PLACE SITE DESCRIPTION 7533 & 7537 REDWOOD BOULEVARD PARCELS C & D OF MASTER PLAN AREA 3.60 ACRES; DESIGNATED MIXED-USE SUBJECT TO PRIVATE PARK EASEMENT SUBJECT TO PARKING EASEMENT DISTINCTIVE ROW OF HERITAGE OAKS 10-FOOT PUBLIC DRAINAGE EASEMENT
ATHERTON PLACE KEY PROJECT COMPONENTS 50 RESIDENTIAL CONDOMINIUMS 1,340 SQUARE FEET OF COMMERCIAL SPACE 59% - FLOOR TO AREA RATIO (FAR) TWO SITE DESIGNS WITH/WITHOUT PARK EASEMENT 100 GARAGE PARKING STALLS (2 PER RESIDENCE) 43 TO 45 ON-SITE SURFACE PARKING STALLS
MEETINGS & NEGOTIATIONS ATHERTON PLACE NEIGHBORHOOD MEETING MARCH 2015 DESIGN REVIEW COMMISSION WORKSHOP JULY 2015 ATHERTON RANCH HOME OWNERS ASSOCIATION (HOA) NOVEMBER 2015 ATHERTON RANCH & PRADO GROUP NEGOTIATIONS THROUGH MAY 2015 DESIGN REVIEW COMMISSION HEARING AUGUST 2016 ATHERTON RANCH HOA & PRADO GROUP NEGOTIATIONS THROUGH 2017 PLANNING COMMISSION - NOVEMBER 2017
KEY PUBLIC CONCERNS ATHERTON PLACE PROJECT IS TOO DENSE; REDUCE UNIT COUNT ON-SITE RECREATION AREAS ARE NOT SUFFICIENT WILL USE PRIVATE PARK INCREASED TRAFFIC PARKING IS NOT SUFFICIENT OVERFLOW PARKING INTO ATHERTON RANCH DRIVEWAY PARKING SHOULD BE REQUIRED FOR EACH UNIT DESIRE FOR VIEW CORRIDORS TRAFFIC SAFETY TURNING MOVEMENTS TO/FROM RANCH DRIVE
AFFORDABLE HOUSING COMPLIANCE ATHERTON PLACE APPLICANT HAS CHOSEN TO PAY IN-LIEU FEE FEE ESTIMATED AT $15,034 PER UNIT ($751,700) WITH INFLATION ADJUSTMENTS SUBJECT TO AFFORDABLE HOUSING ORDINANCE APRIL 2001 THRU OCTOBER 2007 VESTING TENTATIVE MAP COMPLETE IN SEPTEMBER 2007 LOCKS STANDARDS ORDINANCE UPDATED IN OCTOBER 2007 EXEMPTS PROJECT LAST GRANDFATHERED PROJECT
ATHERTON PLACE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) INITIAL STUDY COMPLETED BASED ON CEQA CHECKLIST POTENTIALLY SIGNIFICANT IMPACTS IDENTIFIED: - AESTHETICS LIGHT & GLARE - AIR QUALITY DUST & DIESEL EQUIPMENT EXHAUST - BIOLOGY NESTING BIRD & TREE DISTURBANCE - CULTURAL RESOURCES DAMAGE TO UNKNOWN RESOURCES/BURIALS - GEOLOGY EXPOSURE TO EARTHQUAKE DAMAGE - NOISE EXPOSURE TO TRAFFIC & CONSTRUCTION NOISE - TRANSPORTATION VEHICLE STORAGE CAPACITY FEASIBLE MITIGATION MEASURES AVAILABLE FOR ALL IMPACTS MITIGATED NEGATIVE DECLARATION RECOMMENDED 20-DAY COMMENT PERIOD NO COMMENTS ON CEQA TO DATE
CONDITIONS OF APPROVAL ATHERTON PLACE PROHIBIT RESIDENTIAL ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS NO GARAGE CONVERSIONS OR MODIFICATIONS THAT PREVENT PARKING ACCESSORY STRUCTURES NOT PERMITTED FOR RESIDENTIAL CONDOS CODES, COVENANTS, & RESTRICTIONS (CC&Rs): - NO GARAGE CONVERSIONS/MODS PREVENTING PARKING - REQUIRE PARKING MANAGEMENT & ENFORCEMENT PROGRAM - CITY CONSENT REQUIRED TO MODIFY CERTAIN SECTIONS OF CC&RS (E.G., PARKING)
ATHERTON PLACE DESIGN REVIEW COMMISSION RECOMMENDATION RECOMMENDED THE PLANNING COMMISSION & CITY COUNCIL: APPROVE REVISED PROJECT DESIGN (50 UNIT SITE DESIGN) OBSERVED PROJECT DESIGN IS COMPATIBLE WITH SURROUNDING DEVELOPMENT REQUIRE CONDITION FINAL DESIGN DETAILS RETURN TO DESIGN REVIEW COMMISSION
ATHERTON PLACE PLANNING COMMISSION RECOMMENDATION RECOMMENDED THE CITY COUNCIL: ADOPT CEQA MITIGATED NEGATIVE DECLARATION APPROVE ALL REQUESTED DEVELOPMENT ENTITLEMENTS ELIMINATE CONDITION OF APPROVAL REQUIRING FENCE AT PRIVATE PARK EASEMENT
STAFF RECOMMENDATION ATHERTON PLACE STAFF RECOMMENDS THE CITY COUNCIL APPROVE THE PROJECT: PROJECT IS CONSISTENT WITH GENERAL PLAN PROJECT IS CONSISTENT WITH NORTH REDWOOD CORRIDOR STUDY PROJECT MEETS ALL REQUIRED FINDINGS OF APPROVAL MITIGATED NEGATIVE DECLARATION PREPARED IN COMPLIANCE WITH CEQA FEASIBLE MITIGATION MEASURES ARE PROPOSED CONDITION TO REQUIRE FINAL DESIGN REVIEW CC&R CONDITIONS (E.G., PARKING MANAGEMENT) FENCE CONDITION ELIMINATED
A T H E R T O N P L A C E N O V A T O, C A L I F O R N I A Van Tilburg, Banvard & Soderbergh, AIA Architecture Planning Urban Design
Neighborhood Map
Site Plan Proposed Park Expansion
OPEN SPACE EASEMENT Area = 8,348 SF PRIVATE UNIT PATIOS Total Area = 10,319 SF Private Unit Patios 10,319 SF Sub Total 54,364 SF Open Space PPa Easement Open 8,348 SpaceSF Total 62,712 SF Project Open Space
Existing Easement Exhibit
Community Outreach Timeline Original Planning Application Submittal 3/22/07 Atherton Ranch HOA Member Mtg (Prado Presented) 2/11/15 Official Novato Neighborhood Meeting (City Hall) 3/30/15 Meeting with Patrick MacLeamy (Design Review) 4/22/15 Restart Planning Application 5/19/15 Design Review Committee Meeting (Project Continued) 7/08/15 Atherton Ranch HOA Member Mtg (Prado Presented) 11/3/15 Atherton Ranch HOA Subcommittee Formed 12/1/15 Atherton Ranch Subcommittee Mtg (Prado Presented) 1/28/16 Atherton Ranch Subcommittee Letter of Support 5/16/16 Meeting with Patrick MacLeamy 7/20/16 Meeting with Wayne McIntosh 7/29/16 Design Review Committee Meeting (Project Approved) 8/03/16 Atherton Ranch HOA Board Mtg (Prado Presented) 12/1/16 Submitted MOU to Atherton Ranch for consideration 2/17/17 Nova-Ro 1 st Amendment to Parking Easement Recorded 4/26/17 Novato Planning Commission Hearing 11/6/17
Design Revisions based on community feedback compared to 2007 Planning Application - Reduced number of residential units by 15% (removed 9 homes) - Reduced retail/commercial 90% from 12,575 SF to 1,340 SF - Reduced number of townhomes fronting Victorians by 42% (removed 5 homes) - Increased building setbacks at three locations: 1. 15-5 to 26-6, increase of 72% (11-1 ) and 84-6 bldg. to Victorians 2. 46-0 to 78-1, increase of 70% (32-1 ) and 138-1 bldg. to Victorians 3. 16-5 to 27-3, increase of 66% (10-10 ) and 87-3 bldg. to Victorians - Increased on-site parking ratio from 2.4 space/unit to 2.9 space/unit - Increased usable open space 28% from 48,981 SF to 62,712 SF - Increased on-site guest parking from 16 to 30 spaces - Added overhead storage in all garages - Relocated 8 Nova-Ro parking spaces closer to the Nova-Ro housing development for easy accessibility
Easement Line Revised Building Location Revised Building Location Site Plan Comparison
1 2 3 Site Plan Shared Park
Outline of Previous Building Location Building 6 Existing Building 16.6 PL Approximately 60 60 78-1 Site Vignette - 2 Approximately 138-1 Site Vignette - 2 46 Outline of Previous Building Location Building 12 Existing Building 15.8 PL FF 15.89 15-4 Approximately 58 26-6 Approximately 84-6 Site Vignette - 1 Landscape Sections
Outline of Previous Building Location Building 1 Existing Building 19.0 PL FF 16.2 Approximately 60 27-3 Approximately 87-3 16-5 Site Vignette - 3 Landscape Section
Previous Site Plan Site Plan Proposed Park Expansion
Two Spaces For Nova-Ro To be relocated Two Nova-Ro Relocated Spaces Site Plan - Alternate
Redwood Boulevard Elevation
Approximately 34 Redwood Boulevard Building Elevations
Redwood Boulevard Building
Storage Above 1 st Floor 2 nd Floor Typical 2 Story Interior Townhome 1521 SF
Typical Townhome Elevation Style
Alternate Townhome Elevation Style
First & Second Floor Townhome
Third Floor & Roof Townhome
Storage Above 1 st Floor 2 nd Floor 3 rd Floor Typical End Townhome 1921 SF
Storage Above 1 st Floor 2 nd Floor 3 rd Floor Typical Interior Unit Townhome 1895 SF
Townhome Adjacent to Tot Lot View
Redwood Boulevard View
Landscape Plan Proposed Park Expansion
Tree Preservation Plan
Landscape Imagery
THANK YOU Van Tilburg, Banvard & Soderbergh, AIA Architecture Planning Urban Design