961 Gravenstein Highway South
Mark Golik, Job Captain
MKM & Associates, Structural Engineer, Rohnert Park, CA
Doble Thomas Assoc., Civil Engineer, Healdsburg, CA
Parker Smith, Landscape Architect, Santa Rosa, CA
PJC & Associates Geotechnical Engineer, Cotati, CA
Illingworth & Rodkin, Acoustical Engineer, Petaluma, CA
WMRA, Gary Waters, Accessibility Consultant, Santa Rosa, CA
Zero Energy Associates, Solar and Mechanical, Sebastopol, CA
North Coast Utility Design, Windsor, CA
DEVCON Construction, Project Manager, Petaluma, CA
961 Gravenstein Hwy, Sebastopol, is a $4.5 mm mixed-use building of 8 residential units above, facing the Laguna de Santa Rosa, and 8 retail units below facing the street. The site is narrow and long and oriented on a north south access. It slopes in two directions, creating a challenge for both pedestrian and vehicle access. To the rear it slopes irregularly allowing for a subterranean garage entered at the rear north end. Additionally there is surface parking in the rear that completes the lot used by the adjacent affordable housing development. An elevator provides access to all levels including walkways along the rear of the retail and front of the residential levels.
The site previously was the location 2 derelict shops with front loaded parking. The overall site-plan was designed in conjunction with the local Non-Profit developer that built the adjacent residential neighborhood to the east. Both were approved jointly before the recession. Only the affordable housing had funds to build during the recession. The mixed-use building owned by a consortium of local developers was revived after the recession. At that time it went through extensive review and appeal process to reach its final design. As a result all 4 sides of the site were fixed.
The intent was to provide an urban, pedestrian friendly, mixed-use project that would provide both middle market housing and sales tax for Sebastopol. The location is indicative of 1960’s strip mall and parking-front development. Our project sought to turn that tide and provide an example for future development along this corridor. It is half commercial and half residential within walking distance to the center of town.
Due to the orientation the challenge to protect the south and west facades from sunlight were met with active shading devices, inset doors, and low e glazing in both residential and retail spaces as well as the option for natural cross ventilation in both areas.
A full solar array extends the entire length of the roof hidden by the parapets that offsets electrical use for all tenants. Electrical appliances were installed to use that solar power. Electric mini split units provide heat and cooling in all spaces with their units on the roof hidden from view. This project exceeds the California Green Building Standards in Tier 1. The ventilation for the garage is a combination of inflow from the decorative openings on the east side and exhaust on the roof so that no mechanical equipment other than meters are visible.
Lastly one fully accessible deed restricted unit is provided and the remaining 7 are fully adaptable. The elevator in the rear provides access from the garage level to both retail and residential level. A path of travel is provided by walkways on the east that also provide semi private deck areas for the residences and additional access to the retail spaces. The access was the major challenge for the project due to the sloping site and working with the existing conditions