5/17/22

Design Review Board Direction (DRB) provided to Northgate Town Square Developer on 5/17/22

Site Plan and Massing

·      The 7-story building is too massive and out of place in Terra Linda and will be the tallest building in our suburban community. If the site at the North and East was better utilized with distributed housing, there would be no need for a 7-story building

·      Affordable housing should preferably be integrated and if not, the DRB requested an architectural review of the EAH (affordable housing) building to ensure that it meets the same design standards and has equal amenities as the other rental properties

·      The structured 2-level parking lot behind Kohl’s should be better utilized.  Suggest multi-use building with housing above parking/retail or add another level of parking and reduce parking elsewhere

Town Square

·      Relocate the dog park away from Town Square and instead feature small shops and restaurants

·      Parking lot in the middle lot makes no sense, use this to create a larger recreational space

·      More park amenities around the Town Square to bathrooms, seating, drinking fountains, shading, separate play areas for toddlers/preschoolers and for age 5-12 children

Outdoor Space

·      Not enough open space overall for 3,000+ new residents which need green space for recreation and healthy living

·      Include green space for the EAH (affordable housing) building which currently is not included

·      The Pavilion is out of scale and just a redo of the original structure with no purpose and architecturally makes no sense

Circulation and Transit Coordination:

·      Multiuse path should extend around the entire perimeter of the project

·      Need more attention to pedestrian connections—too much crossing with cars. Need to consider a safe transit hub.  The plan needs to be scaled to the pedestrian and cyclist experience

Design Issues

·      Architecture across the site and buildings lacks cohesion. Architectural Design for all buildings will need a separate DRB review

·      Design-wise the 7-story building is simply not proportional to the neighborhood. Architecture seems out of place, needs more setbacks, we are not an urban area, brick is inappropriate, and there are too many styles that are out of step with Terra Linda

·      Roof Lines need level height definition, not just varied roof types

·      Roof activities need more detailed information and DRB review.  How will solar panels be accommodated on more than just the parking structure? DRB requested more specific information about rooftop solar layout and design on all buildings including EAH

·      Lighting must be presented formally and reviewed by the DRB. If we get it wrong, it will never be revised.  

·      Shading study to analyze impacts on adjacent and surrounding buildings, and on the Town Square

This project is not ready for approval as presented to the DRB

Responsible Growth in Marin: rgmarin.org