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DRB 2015-05-19 #2Meeting Date: May 19, 5 '-Case Numbers: ZC14-002/ED14-097/UP14-052 Project Planner: Kennings (415) 11 Community Development Department -Planning Division REPO TO DESIGN REVIEW BOARD SUBJECT: 755 Lindaro Street (San Rafael Corporate Center New Office Building and Phase II Parking Structure expansion) -Request for Design of a 54~foot tall, fou building on the western surface lot and a story expansion of the approved Uncoln parking structure of the Rafael Corporate Center: APN: 013-01 39; Development (PD1 ) Zone; David McAdams, Applicant; BioMarin, Owner; Downtown Activity Center neighborhood area. PROPERTY FACTS Location Project Site: North. South. East West Height Allowed' 54 Parking Required: Proposed: 54 General Plan Undaro Office Secondffhird Mixed Use Albert's Field Rafael Corporate Llndaro Office Landscape Area Required: Per DP Proposed: Per DP Grading Total. Cut FlU: Off-Haul: SUMMARY Not provided at this time tbd tbd tbd Zoning Designation PD(1901) 2/3 MUE GC-WO GC-WO/GC PD(1901) Lot Coverage (Max.) ExIsting Land-Use Surface parking lot Paint storesl AutomotivelOffice Mahon Mahon San Rafael Corporate Center Standard: Per Development Plan (DP) Proposed: Per DP Gross Building/Floor Area Allowed: Per DP Proposed: Per DP Upper Floor Area (Non-hillside residential) Allowed: n/e Proposed: nla Setbacks Ext. side.' Ped. side Bldg. sep: Rear: Per DP Per DP n/a nla nla Per DP nla n/a nla n/a n/a tbd tbd tbd tbd tbd subject project is being referred to the Board for review a four story office building and a story parking addition (LPG2) the approved 788 Lincoln parking structure on Parcels 1 and 8 of the Rafael Center as required pursuant to the San Municipal Zoning 14.25.050. The proposed project is not by the 1 San Corporate Center master plan approvals for the A Conceptual n Review application was by the ORB on September 14, 2014 and preliminary comments were provided on that The applicant since modified the project on their program and City comments and submitted their formal application. The proposed office building and parking structure addition are generally consistent with the approved master formal entitlements would review and approval by Design Board, Planning Commission and City Council prior to a building permit in order to proceed. Staff request that the Board make a formal motion vote to approve the project at The Board's recommendations will be forwarded to Planning Commission. on the review of the final plans applicable which are in has that project adequately addresses applicable criteria. Specifically, staff asks the Board to the following: Plan " Is the proposed office building consistent with other " Is the proposed LPG2 addition located appropriately on Architecture .. Is the proposed office building appropriately designed for the subject properly • Is the design concept for LPG2 consistent with the overall deSign the approved Lincoln parking structure (LPG1) and it adequately break up mass the two structures Materials and Colors «I Are the proposed materials and colors consistent with the campus design Landscaping .. Is proposed landscaping plan for the office site enough satisfy landscape requirements for the subject property. .. Are the proposed landscape materials consistent with the greater SRCC campus design BACKGROUND Site Description & Setting: building 1 the Corporate Center, of approximately 2.66-acres and is bordered by the 775 Undaro Street parking structure and power station to the north. Andersen Drive is south of the site and Albert's Park baseball field is south across Andersen. San Rafae! Corporate Center campus is west of the project across Lindaro Street site is relatively flat with a elevation of 10' NAVD 88. IS currently developed with a surface parking lot that serves the San Rafael Corporate Center as well as public events, most notably parking the Rafael Pacific's team. The existing development of Rafael Corporate Center is directly west of the existing surface parking lot. Parcel 3, 781 Lincoln is currently with a office building. 7, 791 Lincoln Avenue, will be the site of the Building E as proposed under the current master development Vehicular access to the lot is from Lincoln Avenue near the Mahon Creek bridge. The parking structure site, Parcel 8, is currently developed with a parking lot that serves the Corporate Center. This is location of recently approved 788 Lincoln parking structure ) which will cover approxim 60% the northern portion of the project site. The development of the Rafael. Corporate is directly of existing surface parking lot. Parcel 781 Lincoln Avenue is currently developed with a three-story office building. Parcel 7. 791 Lincoln Avenue, be site of the Building E as proposed under the current SRCC master 2 plan. the Mahon Creek access to the parking lot an 8 is provided from Lincoln Avenue near History: In February 1 the San Rafael City Council a Development (PD-1) and approved Resolution #10025 for Environmental Design Review permit, Tentative Map and Use Permit 10) for 406,000 square foot Issac Park Development on 15+ acres of located south of and fronting Lindaro and Lincoln Avenues. complex was designed to hold 1,300 employees at build-out. project I as modified by conditions of approval, was with all architectural and and Zoning Ordinance. The originally approved project included development in two site and installation on the western and the construction of Building A, Building surface parking on the western parcel, and landscaping. Total for I was spaces which equated 3 per 1000 square feet of office building area. II of project included the of the San Corporation Yard from the eastern parcel, build out of Buildings C, D, E and the construction a 414 parking structure on western and a 478 parking structure on eastern To the project has out 31 160 feet of office and 693 parking spaces. This includes the spaces in the structure at 775 Lindaro Recently, the Applicant received approval for the remaining building, and Parcel 8 parking structure to complete Phase II the original Master Use .As approved and proposed, the Rafael Corporate will include the following buildings and parking A Building B Building C Building D Building E" Proposed Office Parking Bui A and C Building Band E Square square ,039 square 83,360 square feet 71,919 square feet 86,540 square 72,396 square 4, structure Western parcel 788 Lincoln" LPG2 -788 Lincoln addition 788 " Building E and 7888 are currently Height 76 (tower structure) feet feet, 11 inches 73 feet, 11 inches 48 feet construction Required 290 235 275 264 1,586 24 13 390 1 271 41 As shown in the above summary. the The applicant. as part of the proposed spaces will be less than the 1,586 spaces at a 3.311 000 ratio. s minor modification. The original SRCC application was reviewed by the n Review Board on October 21, 1997. voted to support approval of the project in concept in 2000 amendments were made to the original Master Use Permit (UP97 -10) zoning district development in to accommodate mUlti-tenant use of the office park and to m public use requirements. The 3 Use Permit UP97 -10 (UP97-1 Ob) was mod again in 2011 to allow med and development use (U 1-033). The principle amendment to the Use Permit was an allowance for up 68,068 square of medical office out of approved 401,000 square feet of the office park. This included a modification for office use, from 1,000 feet of building area to the currently 3.3 space 1,000 gross of building area. The final the eastern parcel parking by the DRB on July 8,2014. At this time, the Applicant is submitting the proposed project to complete the total build-out of the site on last developable parcel, 1 (western As a requirement for Building E, and the proposed R&D building on 1, the project includes a proposed addition of parking structure 788 Lincoln to accommodate the parking demand for the entire project. On 16,2014 the Board provided Conceptual Review In was pleased with the proposed in of mass but had a few questions to siting and program for the overall project. The applicant's response to these questions is detailed below. On November 3, 2014, applications for development of the new office building parking were DESCRIPTION following is a description on project plans (Exhibit 2). In early 2014 final approval was granted for a fifth bUilding (Building E, also referred to as NLB1) on the parcel for a parking structure (Lincoln Parking Phase 1 or LPG1) on the two projects are in progress and are anticipated to be in 2015. BioMarln is the owner and the largest of C campus BioMarin to ultimately occupy the campus. BloMarin, a global biopharmaceutical company headquartered in Rafael, is proposing to develop a new office building on 1 of the San Corporate Center (SRCC) campus. currently developed as surface parking, is located to the west of Lindaro Street and to the existing Parking at Undaro. support the parking requirements for proposed new office building a 2 addition is to approved Parking (LPG1) on Parcel 8 of the at 788 Lincoln Avenue. . 15.54 acre campus is bounded to the north by 2nd to the south west by Anderson Drive; and the south and by Mahon Creek Rafael Creek). overall development is divided into three main parcels (west, and east) by Street to and Lincoln Avenue to the The existing campus consists of four office buildings (A, in the center parcel, a parking garage (Lindaro and surface on west and su parking on the parcel. This proposed new project square foot office building on Parcel 1 and a second addition (LPG2) to the approved 8 parking (LPG 1) with approximately 271 structured stalls and approximately 41 surface stalls. proposed building & parking structure and site developments would be to be compatible with architectural of campus and in compliance with the established design, planning development of the City of Rafael. is designed to meet CalGreen Mandatory measures plus Tier 1 Voluntary measures in accordance with San Rafael standards for ity and efficiency, and will be to minimize impact to the site and surrounding areas. 4 Office Building Use: A four story office building (755 Lindaro) and surface level parking on the parcel, The use includes total parking spaces to remain on the subject portion of the (Parcel 1), Plan: of bui Iding is responsive to is ped by its site existing SRCC campus i Parcel 1 is overlain with a variety of related both to PG&E's access to the sUbstation to PG&Es access to and monitoring facilities pertaining to the 1998 remediation of the site. The extraction trenches and monitoring facilities are required to be at the ground level and thus footprint the building. Furthermore, building footprint has reduced from the previously reviewed project to avoid a access that the has also been taken to maintain (50' minimum) between the building and the overhead distribution lines exiting the substation. The proposed design maintains existing intersection and crosswalk at the entry to the campus as I as access to the Lindaro Parking parcel 1 Architecture: The of the building SRCC buildings via use corner and entry tower elements, mansard roof forms, and punched window openings. The design intent is to closely match color palette and detailing of the existing buildings create consistency on the campus. 755 Lindaro is located within Office District and a mandated building height 54 for the primary structure as measured by 1997 UBC standards. Additional features including roofs, mechanical enclosures and towers are designed to extend above the height limit. The proposed design is consistent with the height limits as the main portion of the building is 54' to the roof deck. The design includes mansard consistent in size, shape and material with the character of the campus. The design also includes roof top mechanical equipment in tower structures which approximately 13 above 54' limit. Rooftop equipment to City of San office building is constructed with a structural frame, utilizing W section columns and beams. The primary farce resisting system will be SMRF (Steel Moment Resisting or BRBF (Buckling Restrained Braced Frame). Iding is desig to a voluntary increased seismic importance factor of 1.50. Roof elevated will filion deck, and designed for 150 live loads. Elevated floor vibration properties are anticipated limited to 8,000 MIPs over about 90% of lab areas. The ground floor would be a slab, approximately 1 thick and the building would supported on Auger Grouted Displacement Piles with perimeter grade and caps. The AGDP's would be to mitigate soil spoils and haul, loud and vibrations during installalion. The exterior fa~ade would be supported by light gauge metal will include recycled materials and greater than 3,000 concrete to provide sustainability enhancements and meet CALGREEN recommendations. Major equipment at the exposed rooftops would be supported on concrete housekeeping and enclosed within roof screens. Landscaping: The office building landscape plan is consistent with the existing landscaping util site features, paving, stone mulches plantings to provide a cohesive continuity with the previous plant will consist trees, shrubs, ground covers, grasses perennials that conform to Marin Municipal Water District requirements, the California water (WELO) and new Marin County storm water pollution prevention practices. The plants would selected for low water use and law maintenance would be i with an emitter type spot application system. The plantings in bioretention areas would selected for ability to handle seasonal inundation and for compatibility with the draining bioretention areas would be irrigated by low precipitation stream spray rotors. tree palette 5 would be a continuation of street and trees in the previous phases of the campus development with deep root watering irrigation elements. Lighting: No lighting has been proposed at this time but final submittal will include to current GradlnglDrainage: The 755 Lindaro site is currently developed as a surface parking lot. The Lindaro would designed to storm water runoff consistent with CalGreen and Marin County there will be no to the runoff hardscape is assumed not to increase). and pretreatment will be included prior discharge to the public drainage system (e.g. bioswales). utilities will connect existing mains within Lindaro Street. Contaminated soil and groundwater are present beneath Central and Western parcels (the latter of which includes proposed 755 Lindaro site on Parcel 1) in association with historical Manufactured Plant (MGP) support activities on the properties. conducted in the 1980s found that soil and groundwater onsite contain polynuclear aromatic hydrocarbons (PNAs) and, to a extent, volatile organic compounds (VOCs). On February 1998, in association with City of Rafael entitled redevelopment , the Department of Toxic Substance Control (DTSC) approved a Soil Management Work Plan ("SWMP"), which addressed and groundwater management with construction. A Soil Management Work Plan Addendum ("SWMP Addendum"), with slightly modified procedures for construction and the Western Parking Structure, was approved by in 2008. In 2014, continued concurrence with procedures established in the 2008 SWMP Addendum construction of Building NLB1. Similarly, SWMP Addendum will for managing contaminants construction of 755 on Parcel 1 . Lindaro building will require removal of approximately 74 surface parking spaces on 1 spaces will remain on the subject however, the proposed project an addition to the recently approved structure that constructed on east parcel at 788 Lincoln Avenue below). The Applicant intends to provide parking that or the 3. 000 (3,3 to 1,000 occupied space) for the campus. Due to site constraints, easements and setbacks from the creek bed and slurry wall, proposed design includes 1 campus wide stalls 1,586 stalls required by proposed building area. The applicant is requesting a minor parking of 6 stalls which would essentially yield a parking ratio 3.3/1000. Lincoln Avenue Parking Structure Addition: LPG Phase II A six parking structure addition surface parking on the portion of the development footprint. The proposed use includes 312 total parking spaces (surface, ground floor levels). Architecture: architectural style the Lincoln Parking 2 (LPG2) is designed to fit the context of existing SRCC and Phase 1 portion of parking flat and will allow the architectural features to follow the rectilinear shapes buildings. are no new, or in proposed addition; circulation will be shared with Phase 1 portion of the garage. The overall height building will remain below the height limit by providing all required ADA on grou which will be set one foot below the datum elevation. The garage is proposed to be on a pad of approximately 15)000 feet. Structural': The is to be a hybrid /"'n'''f''rOTC structure with columns and beams, slabs. The lateral system is shear walls with boundary 6 foundations would consist of grouted displacement piles (AGDP's) with caps to the and on AGDPs would likely selected to mitigate soil and off haul, loud and vibrations during installation. The use of cast in concrete and will structural strength, durability will required maintenance. The main structural elements finished with materials colors to complement the campus buildings. Landscape: The landscape design will continue existing campus treatments site features, paving, stone and plantings to provide continuity with the previous campus The plant palette will consist of trees, ground covers, and conform to Marin Water District requirements, the California water efficient landscape ordinance (WELO) and new Marin County storm water pollution prevention practices. Plants will be for low water use low maintenance will with an emitter spot application system. The plantings in the bioretention areas will be selected for ability to handle seasonal inundation and the draining bioretention soils. areas will be irrigated by overhead, low precipitation stream rotors. tree palette be a continuation of street shade in previous of the campus development with deep watering irrigation elements. GradinglDrainage: Storm water management for LPG2 will be consistent with CalGreen and Marin ndards there will no net increase to current runoff rates (overall hardscape is assumed not to increase). Storm water treatment for portion of the project will either consist of a bioswale only the southern portion of the site, or the runoff will be routed to the north where it will be treated by way of a mechanical treatment vault serving the entire for the 2 Garage will connect to existing within Lincoln Street. Soil management: area LPG2 addition on Parcel 8 is currently as surface parking. Contamination by petroleum hydrocarbons motor oils), metals, methane have been found in and groundwater beneath the property. remedial measures were overseen approved by the San Francisco Water Quality Control Board in 2009 2010. some residual contamination potentially remains in subsurface and because site redevelopment with a parking was anticipated, a SOil Management Plan ("SMP") was developed in 2009 and approved by the RWQCB in o. The SMP describes soil groundwater handling procedures and methane mitigation measures to used during development and construction. This plan was developed to consistent with procedures in the 2008 SWMP Addendum the Central and Western In the RWQCB confirmed its continued concurrence with the procedures in the SMP for of the 8 REVISIONS TO PROJECT SINCE PTUAL REVIEW This current submittal is consistent with previous submittals in and One major change is that this no longer includes elevated pedestrian bridges linking buildings within the The most notable in the project is the primary use Lindaro Street building. In the previous submittal, this building had a wider footprint that covered more of the surface parking lot. to concerns by regarding continued access over lot, the applicant pared down the overall footprint to avoid any potential conflicts with use and access requirements. the applicant that additional laboratory space is not needed the SRCC campus location. Therefore, the design is comprised of a four office building instead of a three laboratory building due to the fact that office heights are lower than those required for lab The current proposal adheres all the development standards height and is not than the previously proposed lab building. The proposal for the 788 Lincoln Parking rage II has not changes the previous submittal provides required parking for the entire campus on six in the structure and adjacent parking. 7 ANALYSIS Staff has reviewed project and offers some preliminary feedback proposed design is evaluated in the report, followed a general consistency with the Plan Zoning Ordinance and Design The applicant, BioMarin is the owner of San Rafael Corporate Campus and intends to the undeveloped to on site space program capabilities. constructed buildings on are mainly office buildings, but completion of the would the all laboratory nctionality requirements BioMarin. thi~ final building will provide the needed space total build out of the pus. The project site, as above, was once used by the historical Manufactured Gas Plant (MGP) for As a result. there are and groundwater onsite conditions containing polynuclear aromatic hydrocarbons (PNAs) and volatile organic compounds (VOCs), As a result, the property in with the has by PG&E through their Because the property several easements and encumbrances related to access. design of the 755 Lindaro building a specific configuration to accommodate the easements allowing PG&E continued monitoring and management of the easements. includes the driveway access through ground floor of the building gap between the south tower and the building on the corner. The applicant has that has granted permission to configure building as proposed. proposed building although unorthodox atypical to other campus buildings, is in bulk mass eXisting buildings and replicates the asymmetrical footprints for all SRCC buildings, Although the proposed building design elements to other SRCC buildings, requests that the Board comment on following: e Is proposed .. Is the proposed Undaro building consistent with other SRCC campus building placement Lindaro building appropriately for the subject property resulting uare footage from the proposed 755 Lindaro building will require additional on-site parking as req by the City and the Phase I! build-out of the Rafael Corporate Center. Furthermore. construction of proposed R&D removal of approximately 120 parking on 1 of the The applicant would provide the required parking by constructing an additional 1 square feet parking structure to the portion of LPG1, eastern parking (approved but not constructed) on Parcel 8 of the SRCC. proposed parking structure expansion of stalls on and surface on Parcel 8 appears to be a good solution to the required parking problem for SRCC campus. The proposed exterior of the parking structure elements as the approved (but not constructed) parking structure at design elements are intended to up the including use of colors on portions of structure. renderings in conceptual plan set fac;:ade treatments or but the intends structure to consistent the design composition of Rafael Center complex. The top level of the parking structure does not currently covered areas to shade vehicles or possibility of hosting solar panels but include similar design elements like trellises and light standards on the perimeter the roof The Zonlng Ordinance a requirement for shade in parking lots. including on top parking structures, ual to one tree for every four spaces. proposed landscaping plan includes 8 for the surface parking areas. Staff finds that is logical would have the least that the on the the design parking (LPG1). overall design of Lincoln • the addition to parking structure provide separate and breaking up of the mass. • Is the proposed addition located appropriately on the sits. General Plan 2020 Consistency: site is designated as Office" on the mixed-use campus with development as well as office is an use within this In terms of height and intensity allowed by the General area, the Office land use and this site allows floor area and 54 ft height limit. As proposed, would result and within the 54 height limit. Overall, recommends that the design approach to to not conflict with any of these ~~,_~~ on the definition FAR, parking structures not count as FAR Zoning Ordinance Consistency: is designated as a Development PD 1921. In general, the proposed with the PO standards in that it continues the use on the project and 480,700 square and the 15,000 structure proposed on is under the maximum approved for the site, and would below the 0.75 maximum allowed FAR for the property new building would not height limit. Since plan approved for does not include this project, the nrnl"'>I~r to update plan. Similarly, structure height limit. A copy the PD is attached (Exhibit The proposed design is also in the report with an on the applicant's to the comments provided on the Conceptual Review at its September 16, 2014 meeting. The of responses to review comments would outstanding Specifically, addressing site considerations with regards to of the two buildings and ",rt'l'UOI"1 pedestrian access Lindaro, configuration. the mass, use of the are intended to composition of the S facade treatments parking structure wood- steel trellises to roof. It was noted in the concept review for 1 project that the Ordinance has a for shade trees in parking including on top levels of parking structures, equal to one for every four spaces. It was top level included a structure for solar (not included in this submittal), noted Board comments supported a shade cover to tree planting on the structure. 9 Board were in the size, materials utilized in the conceptual design were appropriate for the two proposed structures. Overall, staff recommends the proposed design height is appropriate it would maintain and bulk of the and would complete the intended design and development along Andersen. Lindaro and Lincoln ,rr"""TC Response Conceptual Review Comments The applicant has evaluated the comments made by the 0 the conceptual review and applied them the current submittal. pedestrian bridges been removed, this component of the project was not addressed. Chair Lentini that applicant the location of the proposed in relation to the entire The has not configuration in the new proposal, but has a response as part of their presentation. board members were tower the 755 building with regards to pedestrian access. applicant has addressed this comment by featuring a more visible street frontage for the pedestrian entrance and desig a more receded vehicular access point Vehicular ingress and red from lanes two lanes to visual Many comments by the centered on the proposed parking and overall long range traffic patterns, circulation and ity downtown near the SReC. not included any n to specifIcally address comments, but will continue to allow for public parking on the west lot in accordance with previous conditions of approval. The applicant was limited in their ability to provide additional park or pathway connections through the site, but updated the landscape plan to respond to comments by ORB about appropriate planting selections and internal pathway designs. San Rafael Design The San Rafael DeSign (City Council Resolution No. 11667; November 15, 2004) design all residential development. Overall, staff with the proposed and compliance with non-residential design 9 proposed structures are consistent with San Design Guidelines non- residential structures. In reference to comments by the Board during conceptual review, care was taken to a prominent pedestrian entrance to 755 Lindaro, Similarly, the applicant explored several combinations of and parking the various and determined that, pursuant to the non-residential development guidelines, proposed configuration addressed project relationships, form continuity. design, color materials the site~ Review by City Staff for Technical and Code Compliance: In addition the prior review, the applicant has submitted to the City to for review by various Department on preliminary compliance with technical code issues. Fire and Engineering be reviewing ci and exiting requirements from the parking structure and accessibility fire eqUipment to all portions of the Public Works is reviewing and to the parking lot/structure as well as compliance with FEMA flood control elevation requirements. Building Division is reviewing the preliminary compl with building codes as they to the structure access requirements. At this point in review of the project, there are no technical anticipated that would the as NEIGHBORHOOD CORRESPONDENCE Notice hearing was posted on and to the su property owners within as as the Park Neighborhood Association, Harte HOA, Federation of San Neighborhoods, Montecito Area Association the SR Hill/Lincoln Association 15 days prior to this Review meeting. of the reproduction of this staff report, comments received on this application from the Park Neighborhood Association and Sustainable San Rafael. letters are attached as Exhibit 4. 10 Gerstle Neighborhood Association have a comments to the design including, why does BioMarin need blocky building that will alter the sight lines from the Lofts, There was a question about the archway entrance to the west rking lot, from is the perception that blic is no welcome to here in comment With native extended also that the area west of parking structure extension landscaped Oe(;le8 since it borders Mahon Creek and a public access path through the campus Mahon where parking lot is under construction with a porous in case of flooding, GPNA also requested that a portion of the parking structure expansion set aside for public parking for SMART commuters, Finally. is concern that City Council Resolution #1 (Master Use Permits UP97-1 0 and UP97-1 Db), guarantees public meeting access to SR Corporate Center, along with parking might Jeopardized, Sustainable San did not specifically comment on the elements of the project but monu:,,.., on include impacts in the area, consolidating parking demand, supporting workforce housing, providing adequate visitor parking and completing the Mahon Creek CONCLUSION that the project design is with overall n aesthetic of The and configu of the initial component of the proposed the parking structure addition are with the overall appearance and Center. Proposed landscaping for new additions is also plan for SRCC. Staff requests that the review the final design. make a motion and prov1de recommendation to the Comm on the n of proposed new building and parking structure expansion. Following ORB recommendation, this project will to preparation of a staff environmental analysis presentation to the Planning Commission. Furthermore, the Board, in fulfilling its providing professional advice to the may have additional concerns, information and may provide any additional recommendations it appropriate for this Review application. EXHIBITS 1. 2. 3. 4, Development Zoning Letters (PD1901) Standards Hard copies of the plan sets have been provided to the members only. cc: DaVid McAdams Architects 201 Filbert San of Rafael Neighborhoods PO Box 151485 San Rafae~, CA 94915-1485 11 BioMarin Pharmaceutical Jim Redenbarger 105 Digital Drive CA 94949 Montecito Area Residents' Association PO Box 150266 San Rafael, CA 94915 Sustainable San Bill Carney 166 Greenwood San Rafael, CA 94901 N e ig h bo rhood ".;:),;>U'U'ICI 150644 CA 94915 12 Vicinity Map -755 Lindaro & 788 Lincoln (Phase 2 Parking Garage) o Sites SCALE 1 : 4,786 jeiOOi E"'\ 200 0 200 400 FEET N 600 Thursday, May 14,20152:07 PM Q{\.{C! t! \, ( LX POCC;, ,,"c, (ev\~ Rc> \' \ 0..( t" S ._~ ___ u __ ~.~ ORDINANCE NO, AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDlNG THE PLANNED DEVELOPMENT DISTRICT ADOPTED FOR THE SAN RAFAEL CORPORATE CENTER (750-'190 LINDARO STREET AND '181-791 LINCOLN A VENUE) TO EXPAND THE ALLOWABLE LAND USES TO INCLUDE MEDICAL OFFICE AND RESEARCH AND DEVELOPMENT LAND ZCll·002 (APN 013-012-38 & 29; 013-021-41, 50, 51, 52. 54 & 55) in 1998, the San Rafael City Council adopted a Planned Development District (PD-In!) approving a Master Plan for the development of a 406,000 square foot office on a 15,54-3cre located south Second in Downtown San Rafael. The PD-Inl District zoning and standards for development of the with buildings (totaling 406,000 square feet), two parking structures, sUiface parking, campus landscaping and publicly-accessible area Mahon Creek. The zoning I im its land use of the office 10 administrative and general office use only; and WHEREAS, in August 2000, San Rafael City Council adopted an amendment to the Planned Development (PD-In!) District to approve in the development standards in oreler Lo accommodate multi-tenant use of the office (San Rafael Cen1er). TI.e amended Planned Development District 1754) is and WHEREAS, since 2000, much 0' the San Rafael Center office park campus has been developed and Jargely occupied administrative and professional office businesses. To four of the five office and one parking structure have been along with surface campus landscaping and the park area, When the remaining of the office is developed office and one parking structure), the San Rafael Center will be built-out at 40 l,OOO square feet; and WHEREAS, on May 17, 2011, plann ing applications were filed by the San Rafael Center Phase I LLC, owner, an amendment to the Planned (PD-1754) zoning to expand the allowed land uses for the office to include medical use and research and development use defined as ):;-Medical use is defined as medical office, clinic or (daytime, for patients/visitors). A total of 68,068 square feet of medical lise is proposed as an allowance, that of the 40 1,000 square feet of office area approved for and adm office use, up to 68,068 square feci could be IIsed for medical Hse. The modification proposes that the medical use allowance be generally applied to the park and that it not be approved any one building or concentrated in anyone area the park site. » Research and use is as a use medical or technological research with limited testing and production. This use excludes full industrial-type manufacturing and generally operates similar to and characteristic of low-intensity, general office usc. Med ieal laboratories established for research (as opposed to labs providing services for patients/visitors) would be considered a research and development use. \ 5~ WHEREAS, the proposed amendment to the PD-17S4 District includes a to modify the office parking requirements jncluded in the Master Pian (Exhibit A). The request proposes a parking reduction to the City's parking requirements for medical use. While the San Rafael Municipal Code requires a parking standard for medical use (4.4 parking spaces per 1 gross square feet building than the standard established and adopted the Master Plan (3.3 parking spaces per 1,000 gross squar,e feet for multi-tenant administrative and office usc), the proposes to maintain the currently adopted standard in the Master Plan. The would result in a maximum, potentia! parking reduction for the office of and AXJ:,J.'U""",,.::>. on October 2011, the Planning held a duly lloticed public hearing to review and consider the proposed amendment to the San Rafael Corporate Center Planned Development (PD-1754) District 11-002). On a 5-0 vote (Commissioners and Pick the Planning Commis.sion Resolution No. 11-J3 recommending to the City Council the adoption of the amendment to PD-l and WHEREAS, on December 5, 20 II, the Council held a noticed public hearing to review the proposed amendment to the San Rafael Corporate Center Planned Development District and considered all oral and written public testimony and the writlen repOli of the Community Development Department; and WHEREAS, by resolution, the Council recommended to the City of a Negative Declaration 11-002), which adequately addresses the potential impacts proposed amendment to the PD-1754 District; and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is is the Community Development Department. NOW. THEREFORE, BE IT RESOLVED. that the Council adopts an 1754) District based amendment to the San Corporate Center Planned Development on the following and to the amended Plan Use and Standards 1. The amendment to the San Rafael Center PD-1754 District and Rrr"mT'!1',V Master Plan (Exhibit to the allowable uses to include medical and research and development uses would be consistent with the applicable goals and policies of the San Ra fael General Plan 2020, 3. As proposed, the medical and research and development land uses are consistent with Land Use Element Policies LU-23 (Land Use Map and Categories), LU-I 0 (Planned Development), LU-9 (Intensity of Nonresidential Developmelll), LU-14 Use Compatibility) In that these uses would be: allowable under the adopted Lindaro Office land use designation; compatible with the current land uses aJlowed under the PO-1754 District adopted for tbls and compatible with existing land uses found in the sun-ound ing area. b. As proposed, the and research and development land uses would cons istent and not in con fiicl with Circulation Element Policies C-S of Standards) C-7 (Circulation Improvements Funding) and C-12 (Transportation Demand Management) in that: the increase in traffic estimated for these uses would not impact or change level of service conditions at local nor wourd they warrant new improvements; the medica! use component be subject to the adopted citywide traffic m iligation fees which would be used to rund long-term transportation and the project wau Id not change the current City requirement and obligation of the office park owner to implement transportation demand measures such as encouraging tenants, through incentives to carpool and use public transIt. c. As proposed, the medical and research and land uses would be consistent with Element Policies NH-IS (Downtown Vision), NH-16 (Economic NH-38 (Lindam and NH-ll (Parking) in it would; additional and future economic success ill the Downtown area; promote build-out of the San Rafael Corporate Center by allowing a land use thal is appropriate and marketable; allow compatible land uses thaI would fill ClII'rent and long-term projected vacancies in and administrative office space; and promote a reasonable reduction in supported by the proxim ity to Downtown, the Transit planned SMART rail stations, d. As the medical and research and development land uses would be consistent with newly-adopted Sustainability Element Policies SU-J (Land and SU-2 (Promote Alternative TrnnSpOliation), and the adopted Change Action Plan in that: the uses are proposed within an existing and approved development office park that is close to public tmnsit and Downtown; the project proposes a reduction in the amount of required parking for the medical lise component, thermal and shflfed parking; and the additional mix in I(!nd tlses would facilitate the implementation transportation demand measures such as encouraging tenants, through incentives to and use public transit. e. The approval of medical and research and development land uses would be consistent with QUr Vision of Downtown San in that it would further promote new businesses and employment in the Downtown area. . 2. The proposed addition of and and development llses would not be detrimelltal to the health, or general welfare of the residents or community ill that: i:l. These lIses would be compatible with the currently approved and administrative and office use, Medical and research and development uses are commonly m within office complexes that are by administrative and office use. b. These uses would be consistent and not in conflict with the deed restriction ,·p.('(W(;;>ri for the San Rafael Corporate Center, which permits commercial and office land uses but prohibits lise and with residential and care land uses. c. The addition of these land uses would not in any physical changes or additions to the currently approved and developed San Rl'IJael COlvorate Center The Corporate is adequately by local facilities and utilities, d. The scope and definition of the me.dical and research and development land uses would not allow industrial development, heavy production or laboratory that would be more appropriate for a site that is zoned for light industrial or industrial land lise. 3. The reduction in parking for the medical use (68,068 square autl10rizes use of Ihe general Hnd administrative office parkins standard currently adopted in the San Rafael Corporate Center Master Plan spaces/l,OOO square feet), rather than the parking standard established for medical use in the San Rafael Municipal Code (4.4 spaces/I,OOO square feet). The initial approval of the San Rafael Center found that this development has to address the automobile, and pedestrian traffic systems, Consistent with SRMC Section 14.1S.040B. the City Traffic has studied parking needs for medical office use at this localion finding that the lise of the currently adopted parking standard for office park is reasonable, appropriate and adequate in that: a. The cun'ently adopted standard of 3.3 parking spaces per 1,000 square of building are~ is consistent with Ihe medical use standard studied and recommended by the Institute or Transportation The ITE standards are based on cftse studies of developed medical land uses, and are widely Llsed by local agencies and licellsed traffic engineers. b. The 5-6% reduction in the requirement is a nominal amoLJnt, which is far below the typically re'luested and approved reduction for office nCIl,li-r." (20% reduction is are when 8 site is developed and occupied with a mix of land uses that have different peaks in parking demand. c. The approvals and agreements established for the Rafael Center require that the parking lot on the western parcel be made available for public use evening hours and on weekends. The reduction would not with this in that the parking use for medical use !lrc during weekdays. d. The San Rafael Corporate Center is in immediate proximity to the Bettini Transit Center (mass transil hub Marin County) and the planned SMART rail station. The immediate access to mass transit reduces parking demand, which appropriately supports lower standards. NOW, THE CITY COUNCIL OF THE CITY OF SAN DOES HEREBY ORDAIN AS FOLLOWS: Ordinance No. 1754 (PD-1754 District) is amended to: a) medical use (a 68,068 research and development use; and b) establish a 3.3 space per 1,000 gross square-foot standard the San Rafael Corporate Center Orne;;; Park as set forth in attached incorpOfated herein by rPTi'rp,nC'l" If any subsection, sentence clause or of this ordinance amendment for any reason, held to be invalid, such decision shall not affect the validity or the remail1ing portions of this added ordinance This Ordinance shall be published once, in full or in summmy form, at least five days before its final passage, in a newspaper of circulation published and circulated in the or San California, and shall be in full force and effect tliirty (30) days after its final passage. If published in summary fonn, the ordinance shall simultaneously be posted in full in the City Clerk's office, and the summary shall also be published with in fifteen (J5) days after the adoption, together with the names of those Councilmembers for or same, in a newspaper of general circulation published and circulated in the of San Rafael, Califomia. Within fifteen (15) days after adoption, the City Clerk shall also post in the Office of the City Clerk, a certified copy of the full text of this ordinance amendment along with the names of those Councilmembers voting for or against the amendmenl. ATTEST: ~ C-. !Secl}~ ESTHER C BEIRNE, The foregoing Ordinance No. 1901 was read and introduced at a regular meeting of the City Council of the City of San Rafael on the Slh day of Decem bel" 2011, and was ordered passed to print by the following vote, to wit: AYES: Councilmembers: Connolly, Heller, Levine, McCullough & Mayor Phillips NOES: Couoci Imembers: None ABSENT: Councilmembers: None and will come up for adoption as an Ordinance of the City of San Rafael at a regular meeting of the City Council to be held on the 19'" day of December 20 ll. ~a-J2.. c::.~~~ • ---'=---- ESTHER C. BEIRNE, City Clerk ATTACHMENT: Exhibit A-San Rafael Corporale Center Master Plan. Exhibit 8-Legal Properly Description 2-5 1. 2. 3. 4. EXHIBIT Office Park) Master Plan is the Enviromnental and EXHIBIT A DEVELOPMENT STANDARDS The following standards shall to all development of the Center (formerly Fair, Isaac 1 Maximum floor area 2. Building 3. Landscaping: 4. On-'site Parking: 5. Building coverage: 6. Development 7. Park Facility: nC",,,\I,'" under the office Environmental granted by City Pennit and Design Review building height bonus which is addressed below. =..::....::..-=--"="-' Landscaping shall be Development Plan approved Envirorunental and ~~VL"'''L 24). Minimwn of~llParking square feet two park Use Environmental and and (ED-97- park development shall a privately maintained park with public access adjacent to Mahon Creek) as set forth in the park use pennit (UP 97 I-BbUP1I-033). EXHIBIT A "B": lighting shall be park Property Description (APN 013-012-38 AND 39) Reference: ~~~':'."'=!~~~ ill from F. M. Neely and Sara Neely> his wife, to recorded Volume 11 of Official Records at 209, Mar:in 'County Records and being more particularly described as follows: at intersection of the southerly boundary of the with boundary line of the city street Imo'Wll as LJH .... ~'''' running thence along westerly boundary: (1) 06°45'00" west thence (2) south 08°53'00" west 405.54 the northerly boundary line Northwestern Pacific Railroad RJght of Way; said northerly boundary fine 54°38'00" west 396.88 thence said northerly boundary (4) north 06°38'05" east 238.95 feet; (5) south east 241 to a for called Point" A"; thence (6) north 06°38'05" east 27354 feet to a point in the southerly boundary line Street, thence running along said southerly boundary (7) south '00" east 123.00 feet, more or to point of beginning. used are based on the Record StuVey filed for Book Reserving Two. L 2. at 47, Marin COWlty Records. ""-A-h-nFn the following easements over across The Gas Meter Easement"; The "Nonexclusive Page May 10, 1985 in portions Parcel 3. Parcel WaIl 4, ('Area 5AExtraction Easement"; 5 . 5B Trench Easement" ; 6. The Electric Facilities which are more described as follows: land hereinbefore line of Undaro south 08°53'00" west said easterly bOlmdary to the parcel of hereinbefore westerly thence the nr\14rnp,<, to the northwest corner along westerly boundary said Gas (6) 08°53 '~Ol' west 30.00 to B-2 of said Beginning at a point in general northerly boundary Point "N' south 83°33'00" east 21 feet; leaving said line 1 west 206.97 thence tanJtellt curve to left with a radius of 100.00 feet and tangent at tenninus thereof to the course, an arc distance of feet, more or less, to a point southwesterly boundary line of said TWO. \ Beginning at said Point" A" running thence along the general westerly boundary said TWO (1) north 06°38'05" east 273.54 to a point the northerly boundary line PARCEL also southerly boundary line of said Second Street, thence along northerly boundary (2) 83°33'00" east I feet; thence said northerly boundary line (3) south 05°41 west 457.82 (4) 84°18'25" west 16 more or less, in the southerly prolongation westerly boundary of said PARCEL . thence (7) north 06°38' 05" east 184.60 feet, more or to point beginning. width of 16 feet from the on at a point in the easterly boundary line of said ":u.'-'~.LJL< TWO, the westerly boundary Lindaro from which TWO bears south '00" west thence leaving said corner of PARCEL boundary (1) north 80°40 1 14" west 135.97 feet to a point within boundary lines of PARCEL TWO. as to a portion of said TWO at said westerly boundary of (1) south 06°38'05" west (2) south 54°38' 00" east in the easterly boundary (APN 8.280 acre parcel ofland as Book 20 of Surveys at easements over and across A. The "Central Parcel Slurry B "Centnil The «Central Parcel westerly and along the southerly more or less, PARCEL TWO. the Record of Survey County Records. Reserving f"", .. t>1,'f'\Yn portions ofllie Parcel Easement"; and are more as follows: of the from the westerly boundary ONE easterly on each side ~~e>A"~','O at a point in the westerly PARCEL ONE, from a <l"t,,,,.,.,n6.r! "LS 4545", herein for COIlVeltllelllCe called Point I<B", accepted as tern:rinus of a course line of the 8.280 acre upon said May 10,1985, which comse as shown upon said map has a of S8°5T Wand n length 08°53'00" east 364.35 leaving said westerly boundary to a (1) south 76°44'52" east 70.89 thence (2) south 84" IT 14" east (3) south 79"'31 east 111 (4) south 76°52'26" 104. (5) north east 1 (6) 31. (7) north 46°27'46" east (8) north 33"08'08" east 1 (9) north 19°37'58" east thence (10) north 00°14'58" east 46.69 feet; thence (11) north 10°10'31" 41 feet; f11ence (12) north 06°57'47" 97.03 thence (13) north 04°56'07" thence (14) north 03°58'51" east (15) north 09°00'19" east (16) north 08°34'11" east 106.14 (17) north 07"26'47" in the northerly more or less, PARCEL ONE. A strip ofland line of said umtonn width of 16 feet extending easterly lying 8 feet on each of follows: Beginning at a point in boundary line of said bears north the westerly described as HB" bears north 08°53'00" east (l)-south 80°42'05" east leaving said westerly line (2) south 79°43'14" east to a within the boundary That portion of said PARCEL lying and southerly oftbe line of the strip ofland described and designated Central (APN 013-021-50) certain property the City as follows: BEGINNTNG at a in the Southerly line from point of intersection ofthe Southerly Street; thence iunning Easterly along said Southerly line Rafael Quentin Turnpike or and along Turnpike running South 14°59' West EXCEPTING Avenue. have BEGINNING at Easterly line of beginning. all that ,,(17'i1l""" thereof bed of any of Petaluma Avenue; feet to ofbegi:nning. Rafael, State of djstant 496.5 Easterly with the .b~>terJlY line of 140.1 within the of Lincoln THEREFROM all that portion LLlJ •• ,j,>.JV.I. City of a municipal corporation, to corporation, recorded 1961 in November 19, 1961 in Book 1 9 of EXCEPTING all that thereof ~~"'VU'JV'" as foHows: A STRIP OF LAND, feet in wid~ Southeasterly ofthat certain a municipal corporation, to recorded 1961 in B 19 THEREFROM Avenue. AND have sewer ofland uniform width COMMENCEMENT at a of two courses bearing South that entitled, Southeasterly perpendicular to tangent curve to the teft, arc 191.37 . easement and a from the October IS, 1961 Paoe 8-7 Company, a .n."'\~Ull'" at Page re-recorded at Page 508, Marin County Records. portion meree)r within of above property which elevation of ordinary high as feet, the ('PI"ITPrl of which is as an arc Company, Marin Records. as ,an of property situate California, more particularly described as Rafae!, County of Marin, of COMMENCING at the intersection of the southerly easterly of Lincoln Avenue, being located South 50°10'00" a lead set in a concrete and as on tile ."".",,,"ViU. of Survey Map May 1O~ in Book Surveys Page 47; Marin County Records; 140.70 to thence the line of southwesterly line of LLl1l .. ,;''''I.-U Boulevard, South 51 °37'29" to line 4) conveyed l\.<J,Jla"",-Redevelopment deed recorded October 30, 1997* Document No. thence Beginning; said westerly line South 11 °32'07" 95.76 to the True of continuing along 11 °32'07" West 1 feet; line of along easterly on a curve to the whose radius point North 60 0 08'08 H feet, of 0 1 °17'20", an arc length of 1 0.64 feet; thence leaving said easterly line on a curve to the left whose radius point West} a distance of315.00 feet, a central of 50°24'27", an arc of277:13 thence North 12°06'01" 102.01 North 06°1 East 109.66 feet; the westerly of tidal slough West 13.96 to the Said contaii:ts an area acres, more or less. oMarin Devel t Application GPNA . com> From: Amy r <alikove Sent: Friday, May 01, To: sean@lakassociates. Cc: esther.beirne@ci subject: BiOMarin Ge e Park Nei PO BOx 150644, 2:50 PM rafael.orgi bod@gerstlepark.com opment Appllcation, GPNA Feedback on -0644 .txt http://cp. .com/d/FZsS83hJ5xB5xwQSIcFCXCSnphOMUed7a9J nphoMUed7b9JBNC QSCZBWVEVdBox8zQz181z2k90GQFBGKQS4ttTP-OOcxi ohRTvfU02rvvtjjvvvw_cZXNEVSpowzowrb xRXFCZB7BHEshjlLt7BgY-F61KlFJ4syrLorbSS4TTS PpjyfNFC_RJylvsTjZw2zzaxiBriSvQvsSM MuesKrloQAq81wSygAaxMb6jhOcjRRQQgOLRGNCaTVd429EVd42buGx7npCkugHosMurodzCULXw nings, The Community n SRCC opment plan, Depa rtment, ci 788 Rafael TO: Sean Re: SioMa park4ng cc: Ge rage phase II e Park ghborhood AS on (GPNA) Board, Esther rne, Ci you for in uding our ghborhood input on s important proposal. requires anned Development Re-zoning. Below is a list of comments from GPNA members 1. There is much concern about another ation in tell me culling of ci this submi r your consi on: 9 block building at BioMarin: 9," "why does BioMa n Lofts," "Our another building?," "It will alter sight lines from the erk is sta ng to look 1i moves out, the an i park," " nesses fail, and if BioMarin ty is stuck with another big 2. There is concern uP97-10 and lOb), Corporate center, along structure." use Permits SR on about the archway entrance to the west parking lot, rson: "there is pe o.n that the publ i cis no here in ngs" 4. There suggestion extension r conside on be borders Mahon Creek. was the extended a1 construction. t of parking structure with native spe es since it. a public the parking ght work there in the campus ooding. 6. There e suggestion that a portion of the extended garage be aside for ic parki . This is ext y important given the needs SMART commuters. 7. One commentator indicated he Yours truly, Amy L i r no objections. page 1 May 1,2015 San Community 1400 Fifth Avenue San Rafael, CA 94901 RE: BioMarin Lindaro Street Office and Lincoln Avenue Phase 2 Garage Dear Planners, According to its April 8 BioMarin is to exceed the established of the Center campus by 6 square feet of offices and 182 cars Although there may be economic benefits to this proposal, the City must: condilion any such significant additional entitlements on measures that reduce the impact of the new development and assure its positive contributlon to the surrounding area. These measures include: <""""""",,,.,"'!:::>-'~"'-"'''''''''''''''''"'''--''.c=.= through a proactive employee transit program incentivizing campus employees to arrive via bus and train, for example by providing free transit passes. ~~~~:.!..!..!..I~~~~!<"'lo!~~~Uh'..l~"~ (and offsetting the costs of employee transit benefits) by providing for public in the newly combined structures, for aside the 100 ground floor spaces for public use. With such a the City could the downtown parking distnct throughout the Station Area, traffic, improving site designs, and enhancing street level retail and aetivity in accordance with the Downtown Station Area Plan. =J;:."" .. "'~'.,'''''.'-U~'-'''-'--'='~'''.:: .. '.'.'''.''~= to further reduce commuter impacts, for example more than required to the City's housing fund and/or by construction of nearby affordable housing ., .... , ... ''" ... ,,'.'''''-!~'''-'''-'''-'1-'=.;,'''-.!~'''''-'-'''-'''-'-'-'~ to support the public meeting room uses required by the original Center approval, for by the surface east of Lincoln and at Lindaro and Andersen for visitor use. Continuation and formalization of the evening use of the Andersen parking for Albert Park patrons should also be required. , .. , .. ,.<,' .. ' .. " . .!"~~""",-l;'."J"'."' .. '.J ... ~~,,,,",,,~~'-'-""~ between Lincoln and Second Street (at Tamalpais), extending the public amenity and access previously required and established north of the creek between Lincoln and Lindaro and helping humanize the east walls of the garages. The appear to the property line in this area omit any treatment of the 'top of bank' setback zone that seems ideal for native plantings and a simple pathway_ We encourage both the and its new anchor corporate citizen to 'think outside the box' to elegantly this huge additional development into the fabric of downtown San Rafael. Sincerely, William Camey, Sustainable San Rafael