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Novato Planning
Win Cup 3 or The Millworks 2? Take Your Pick, Either way the Community Loses
Since The Millworks was approved and built in Novato, on De Long Avenue near highway 101, several years ago, and Win Cup broke ground in Corte Madera, the juggernaut to "urbanize" Marin has continued unabated. True, community outrage was able to stop what may have been the worst of them all, the Larkspur Landing Station Area Plan, but the "trend," as they say, does not appear to be our friend.
As if residents of Novato don't have enough "grand plans" to worry about between the proposed, over-sized bus terminal and the massive, commercial sports complex at Hamilton, now comes a proposal for a 120 unit monstrosity by USA Properties, called Laurel Ridge Senior Housing Community. Situated along Redwood Boulevard and clearly visible from the highway, it has a good chance of earning the distinction of becoming the Win Cup of Novato.
Billed as a "a place of comfort, fulfillment and peaceful surroundings," this blight on the landscape, at the foot of Mt. Burdell, is anything but that for anyone who lives anywhere near it. See the renderings here.
What in the world was the architect thinking? Did they even hire an architect, or is this just a recycled plan that the developer built in San Mateo, near the airport?
The entire project looks like a monolithic hotel. There is no respect for the natural surroundings whatsoever, or any sense or attempt to integrate the building design within the landscape. The building itself is totally devoid of character or human scale. Its inept attempts to camouflage its massive stucco boxes with varying colors and faux mansard roofs are more fitting for a shopping mall than residences.
Intended as housing for seniors, the developer's literature claims it...
"will be in close proximity to transit, including buses and the SMART commuter rail station. The ability of seniors to easily access public transportation was an integral factor in choosing the proposed site, and because of the accessibility of public transportation, the housing community should also generate significantly fewer vehicle trips compared to residents living in suburban single-family homes, a win-win for Laurel Ridge residents and those residing in surrounding neighborhoods."
Are we really supposed to believe that that is the reason they chose this site to develop? And one wonders what public transportation they are referring to? A bus every twenty minutes? The SMART train? Really, to buy their daily groceries or to visit the pharmacy or doctor?
But having "addressed" the right buzzwords in planner-speak to qualify as "sustainable" transit-oriented development (it does, after all, face the freeway), the literature goes on to green-wash it as an "environmentally friendly" design, saying...
"To ensure a light environmental footprint from the Laurel Ridge Senior Community, the community will utilize water-efficient appliances and drought-tolerant landscaping to conserve our scarce water resources. Furthermore, Laurel Ridge will be built using green, sustainable building practices that emphasize energy-efficient designs and the use of recycled building materials."
Does anyone really buy this stuff anymore? Does anyone really believe that a few drip systems and low-flow toilets in any way, shape, or form will even begin to offset the carbon footprint of this scale of development?
But ultimately, what one can't help wonder is how does this kind of proposal even make it through the doors of the Planning Department? Why isn't the developer sent packing on day one?
Do the city planners really believe this nonsense? Or is Novato just another city that has never seen a development it didn't like.
Is it really too much to ask that developers be required to really "design with nature" by employing passive solar orientation techniques, and by utilizing stepped and varying heights to reduce visual impact, break up the massing, and to blend with the terrain? And what about integrating alternative energy systems, reflective roofing in flat roof areas and solar arrays woven into the fabric of the design?
These concepts were well researched and explained in the 1970's. And now the cost of these techniques and technologies are well within reach. Do we really have time to keep dreaming that we will do it "someday?"
Unfortunately for the residents of Novato, and all the rest of us, the developer correctly states that the property is already designated for this type of project, being within Novato's Affordable Housing Opportunity (“AHO”) Overlay Zone.
The only lingering hope is that because this project will likely apply for approval under a planned development process (PD), it will require a series of public hearings at the Planning Commission and possibly the City Council level. So there is still time for residents to speak up.
But if recent history is any guide, I wouldn't advise waiting too long to do that.