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HomeMy WebLinkAboutDRB 2018-02-06 #2C" OF Meeting Date: February 6, 2018 Case Numbers: CDR17,008 Project Planner: Sean Kennings — (415) 533-2111 Agenda Item: Community Development Department — Planning Division REPORT TO DESIGN REVIEW BOARD SUBJECT: 999 3rd Street (BioMarin R&D building / Whistlestop Senior Center / Senior Housing) - Request for Conceptual Design Review of a 70 -foot tall, four-story Research and Development building on a 133,099 SF parcel, currently developed as a vacant lot, a 62 -foot tall, five -story senior center and affordable senior housing building with 54 senior units on a 15,000 SF portion of the northwestern corner of the parcel; APN: 011-265-01; Second/Third Mixed Use (2/3 MUE) Zone; Shar Zamanpour, Applicant; BioMarin / CCCA, LLC, Owner; Downtown Activity Center neighborhood area. PROPERTY FACTS Location General Plan Designation Project Site: 2/3 MU North: 2/3 MU / 4SRC South: 2/3 NIU / P/QP East: 2/3 MU West: 2/3 MU Lot Size Required: 6,000 sf Proposed: 133,099 sf combined Height Allowed: 54 -ft + 12 -ft Height Bonus Proposed: 70=ft (BioMarin) 62 -ft (Whistlestop incl /12 -ft Height Bonus) Zoning Designation 213 MUE 2/3 MUE 2/3 MUE / P/Q P 2/3 MUE 2/3 MUE Existing Land -Use Vacant lot / Vacant office Parking structure/ commercial Parking structure / PG&E corp yard. Multi -family residential Commercial Commercial / office Floor Area Ratio (Max.) Allowed: 1.5 FAR (199,648 sq. ft.) Proposed: 225,000 (207,000 BioMarin, 18,000 Whistlestop) Residential Density Allowed: 221 units (1 unit per 600 sf of total lot area) 25 (Whistlestop area only) — (1 unit /600 sf of 15,000) Proposed: 54 units (Whistlestop) (15,000 w/density bonus = 25 +29 unit concession for 100% affordable housing as allowed) Parking Landscaping (Min.) Required: 293 parking spaces (BioMarin required Required: 10% (13,309 sq. ft.; plus 5' front setback) per 3.3/1000 sq ft for office. (Minus 1.0 Proposed: TBD BioMarin; Whistlestop 0% (concession FAR for Downtown Parking District = as allowed w/Density Bonus) 88,901 sq ft) Proposed: 50 (30 BioMarin; 20 Whistlestop) Setbacks Required Proposed Front: 5' 0' Side(s): n/a 0' Street side n/a 0' Rear: n/a 0' SUMMARY The subject project is being referred to the Design Review Board (Board) for Conceptual Design Review of three new buildings. Two buildings would be constructed by the property owner, BioMarin, for the purposes of laboratory/research and development (R&D) and general office spaces, and a third building would be constructed by Whistlestop/Eden Housing for a five -story senior center/ senor housing development. BioMarin's buildings would each be four stories, but with large floor to ceiling heights, to accommodate infrastructure and facilities for their laboratory/research & development needs. The proposed components of the project are not covered by the 1998 San Rafael Corporate Center (SRCC) master plan approvals (per PD 1936). . The project will be reviewed as a Conceptual application by the Planning Commission at their February 27, 2018 meeting. Followina Conceptual Review, the proiect would need to pursue formal application anu review Tor t'he building and site m0dliications for the campus diaster plan including environmental review pursuant to the California Environmental Quality Act (CEQA). The formal entitlements would require review and approval by the Design Review Board and the Planning Commission and ultimate approval by the City Council in order to proceed. At this point, it appears that the formal project will require the following approvals: • A `major' Environmental and Design Review Permit, for the new R&D and senior residential buildings; • A Use Permit to allow: 1) Residential uses in a commercial (2/3 MUE) zoning district; and 2) A possible Parking Modification to allow the reduction in on-site parking, from 293 required parking spaces to 50 proposed parking spaces; and • A Planned Development Rezoning to create one contiguous PD district such that 999 3rd Street would be included in main San Rafael Corporate Center campus, which would govern the development of this site as well as the adjacent SRCC campus. Parking requirements could also be revaluated with the PD amendment for the SRCC to allow a revised ratio for BioMarin uses and parking on all properties. Potentially a General Plan amendment to consider increased floor area ratio and height bonus. The BioMarin portion of the project is requesting a 16 -ft height bonus as a requirement to facilitate the four-story R&D floorplates of 17 -ft. Per the SRMC Section 14.160.190 (A)(3) the project would be allowed a maximum height -bonus of 12 -ft contingent on providing affordable housing, public parking, or skywalks over 2nd/3rd Streets. As proposed, the Applicant is requesting a General Plan Amendment to incorporate the subject property into the existing SRCC campus (and the Lindaro Office Plan area). In 1998, the SRCC campus plan was approved with a height bonus of 24 -ft (54 -ft to 78 -ft) based on concessions as required by the San Rafael Municipal Code Section 14.160.190(A)(2) for development in the Lindaro Office district. The Whistlestop portion of the project would include a requested 12 -ft height bonus as a concession under the State Density Bonus law. Under the City's density bonus provisions, this height bonus is considered a minor concession. Minor concessions are granted if a project provides the required affordability and the concession does not require the submittal of a financial pro forma by the applicant. The project's planning entitlements would typically require Planning Commission review and approval, based on the recommendations of the Design Review Board (Board). The proposed project is located within the parent BioMarin parcel and would most likely be proposed for a subdivision at some point (either as part of the application or after development). Whistlestop's portion of the project also proposes other concessions as part of the Density Bonus: • Density bonus to allow up to 54 units; • A waiver of the required 5 -ft front setback to 0'. 2 • Landscaping reduction from 10% to 0% Staff requests that the Board review the Conceptual Design for both components of the project and provide direction and comments on the initial design concept to the applicant to consider in preparing a formal submittal. This project is in the preliminary design phase and conceptual review provides the applicant with an informal critique and evaluation of the project's basic design approach. Based on the preliminary review of the conceptual plans and applicable design criteria, which are discussed in detail below, staff has determined that the project is generally consistent with the majority of applicable design criteria. Formal motion and vote is not required for a conceptual review. A brief summary of the design policies and criteria that would apply to the project are provided in this report. Staff has identified the following preliminary design issues: Site Plan • Is the proposed site plan configuration consistent with the surrounding district • Are the proposed buildings located appropriately on the site • Is the proposed public "front porch" area appropriate for the location and site. Height • The proposed R&D buildings are 16 -ft taller than allowed in the 2/3 MU District. Are the proposed building heights appropriate for this area of downtown San Rafael. • The proposed senior residence building eight feet taller than allowed in the 2/3 MU District. Is the proposed building heights appropriate for this area of downtown San Rafael. • Whether a proposed rooftop trellis on the Whistlestop/Eden project is an architectural feature which should be excluded from building height calculations. Architecture • Are the proposed R&D buildings appropriately designed for the subject property and neighboring uses. • Is the massing and articulation adequate for the site and it's surrounding • Is the proposed Whistlestop/Eden Housing design concept consistent with the subject property and neighboring uses, including the BioMarin R&D buildings. • Is the massing and articulation adequate for the site and its surrounding Materials and Colors • Are the proposed materials and colors consistent with the surrounding district • Are the proposed materials for the BioMarin R&D building compatible/in contrast with other BioMarin facilities • Are the proposed materials for the Whistlestop/Eden Housing building compatible/in contrast with the adjacent BioMadn R&D buildings Landscaping • Is the proposed landscaping plan for the R&D front porch enough to satisfy landscape requirements for the subject property. • Are the proposed landscape materials consistent with the surrounding downtown district Staff notes that there are still many components of this proposal that are not fully developed. The purpose of this meeting is to provide feedback on the general design direction, in terms of massing, - bulk, architectural style site planning, etc. The City requires Conceptual Review for major projects in their early phases, so that the City has an opportunity to review and provide early direction on design matters. This is a good point for the applicant to submit for Conceptual to get preliminary feedback from the DRB (as well as the Planning Commission). There are still many questions related to land use components for this project, such as where and how many parking spaces will be required, whether the 3 entire property will be incorporated into the SRCC PD (or just the BioMarin portion), and whether those areas will be further developed. Staff and the Applicant understand that those pieces may affect design, Including total development footprint, height, and orientation on the site. BACKGROUND Site Description & Setting: The project site is comprised of a 133,099 sq. ft. parcel. The project site has four frontages: Third St. on the north, Second St. to the south, Lindaro St. on the east, and Brooks St. to the west. It is a relatively flat (<I% average cross -slope) and located within the Downtown Parking District. It is currently developed with two, 1 -2 -story office buildings (currently under demolition) and a vacant surface parking lot. The vacant surface area is the result of a PG&E remediation process as required by the Department of .Toxic Substances Control (DTSC). History: bio.,vicarin, a gioioai tibotecnnviogy company, was founded in Mal it i (_."Clul ILy in i U97. In 2MI3, oiOr ialnl i moved its headquarters to the SRCC, a campus of over 400,000 sq. ft. on approximately 15.5 acres. In 2015, BioMarin completed construction sof its first new research laboratory building at 791 Lincoln Avenue. Currently, BioMarin has completed the construction of all buildings approved by the current SRCC Master Plan, with the exception of the recently approved office building at 755 Lindaro St and the 2nd phase expansion of the parking garage at 788 Lincoln Ave. In 2015, BioMarin purchased the approximately three -acre 999 3rd Street property in downtown San Rafael from PG&E. This site, located adjacent to SRCC, was once used by the historical Manufactured Gas Plant (MGP) for support activities and is currently vacant and awaiting completion of environmental remediation. Soil and groundwater onsite conditions containing polynuclear aromatic hydrocarbons (PNAs) and volatile organic compounds (VOCs) have been remediated in accordance with the DTSC and continue to be monitored. The remediation process, when completed, will allow for residential development as proposed. BioMarin is one of the largest and fastest growing employers in San Rafael and Marin County, and a significant share of its workforce resides locally. BioMarin is planning for future space needs by addressing San Rafael's goals of economic development, downtown vibrancy, affordable senior housing, and transit -oriented development. Toward this end, BioMarin submitted a Pre -Application in August of 2016. Following subsequent City comments, BioMarin modified its project by reducing the requested total development square feet on 999 3rd Street as well as the height increase bonus. Whistlestop had previously submitted a Conceptual review (and later formal planning entitlements) to redevelop their current senior center at 930 Tamalpais with a 66 ft tall building, including a senior center and 50 senior housing units. The City, including the DRB, had provided feedback on that project when the application was put on hold prior to the initiation of the required environmental review process. Although there was overwhelming support for Whistlestop and their desire to add senior housing, there was overwhelming concern that the proposed project was not appropriate for that site. BioMarin subsequently started working with Whistlestop to find a solution to provide availability on the 9993 rd Street property for Whistlestop/Eden to pursue a new senior center and senior housing. The two parties have entered into a Memorandum of Understanding (MOU) to pursue this, project that is before you this evening. PROJECT DESCRIPTION The applicant, BioMarin, intends to develop the parcel to increase laboratory and R&D space. The proposed buildings would satisfy the R&D and lab functionality for BioMarin in conjunction with the 4 existing SRCC campus to the south of the project site. In connection with the project described here, BioMarin will transfer a portion of the project site to Whistlestop/Eden Housing for development of affordable senior housing and senior services, provided no loss of development potential to BioMarin results. Preliminary details of the proposal are reflected in the attached design package (see exhibit 2). The proposed project would be constructed by two different entities in different phases. BioMarin is considering a proposed project that includes: ® Expansion of the existing Planned Development (PD) zoning designation that applies to the SRCC to encompass the 999 3rd Street property, so that planning for all of BioMarin's facilities are governed under one PD. Within the expanded PD, BioMarin is proposing a GP amendment to allow for a new density calculation/floor area ratio (FAR) for all BioMarin parcels. 15,000 sq ft of the 133,000 sq ft 999 3rd Street property will be allocated to Whistlestop/Eden Housing for development of a senior center and senior affordable housing in a 62 -ft tall, five - story building, which includes a senior center on the first and second floors (18,000 sf) and 54 affordable residential units on the third, fourth and fifth floors. The remaining 118,100 sq ft of the site will be developed as an extension of the Bio Marin campus that is currently located at the SRCC. BioMarin proposes to develop a total of approximately 207,000 sq ft of R&D laboratories and office space (split approximately equal between the two uses) in two, four-story 70 -ft tall buildings. The ground floor of these buildings will contain amenities to support the BioMarin campus, which may include: lobbies, an auditorium, conference rooms, a small cafe, and dining space. A useable roof top deck (above the ground floor between the two buildings) is proposed for employee use (see concept site plan). As part of the amended SRCC PD, BioMarin is requesting a height bonus of 16 -ft (above the 54 -ft maximum) for the 999 3rd Street property to allow construction of the R&D/laboratory buildings at 70 -ft. As laboratory buildings typically require additional floor to floor space to support the required infrastructure, BioMarin is seeking the minimum required additional height for this development. BioMarin is requesting the height bonus pursuant to providing senior housing, in accordance with Section 14.16.190 of the Zoning Ordinance, however, a GP Amendment will most likely be required for the subject parcel. ® BioMarin is proposing a "blended" parking ratio to allow for the total development based on the different types of uses on the combined properties. Parking ratios for specific uses, such as R&D laboratories, are not specified in the Zoning Ordinance so final parking will be based on industry standards and utilization surveys provided by in the formal application submittal. New BioMarin R&D Buildings Use: BioMarin proposes two, four-story, 70 -ft tall, R&D buildings connected by a common ground floor "amenity" space with rooftop garden/open area above the first floor. Each R&D building would include a combined office/laboratory spaces on the ground floor with three stories of laboratory spaces above. Site Plan: The BioMarin R&D project includes new research and development, laboratory, and office space adjacent to the existing BioMarin SRCC campus. The proposed project would provide a setback and green space along Lindaro Street to address pedestrian scale and provide a focal entry to the site. A visitor drop-off and parking area at the corner of Second Street and Lindaro Street is designed to provide a clear entry to the building. An architectural cantilever feature for the north R&D building at the corner of Lindaro Street and Third Street would create a "Front Porch" of open space used for employee activities. This open area is designed to connect the site to downtown. A mid-level rooftop space between the two R&D buildings and neighboring senior housing and the additional setback on 5 the upper floor of the north R&D building is proposed to setback the R&D buildings from the senior residence and to provide natural light. Both buildings would be setback from Second/Third Streets for a pedestrian scale and provide a landscaped street edge. A proposed rooftop deck between the two R&D buildings (above the first floor) would be used for employee gatherings and daytime activities including seating for eating periods. The R&D buildings would be oriented with the -long east/west axis of the project site to maximize energy savings. Architecture: The design of the building responds to the site via the use of corner and cantilever elements that frame the site. The design intent is to create a state of the art research and development facility in the heart of San Rafael office district. Buildings would be clad with glass to maximize natural light and views outward from the site. Window overhangs on south facades would create shading over windows and glass areas. An architectural "shading skin" would be proposed on east and west facades to protect these areas from heat gain. The proposed buildings are located within the 2/3 MUE District and has a mandated bUildina heiaht limit of b - ror primary Imp re as re by 199i U jtandardst. I e prelmilinary desigl I includes extra tall floorplates of 17 -ft to accommodate the specific needs of laboratory spaces for BioMarin. Therefore, the proposed design is requesting a height extension to 70 -ft. Additional architectural features including mechanical enclosures and towers are designed to extend above the maximum 70 -ft height limit. Rooftop equipment would be screened according to City of San Rafael requirements. Landscaping: The BioMarin landscape plan would introduce new landscaping site features, paving, ground covers, and trees for continuity throughout the project site. Although preliminary in nature, the plant palette would be required to consist of trees, shrubs, ground covers, grasses and perennials that conform to Marin Municipal Water District requirements, the California water efficient landscape ordinance (WELO) and Marin County Storm Water Pollution Prevention Plan (MCSTOPPP) practices. Bioretention areas appear to be proposed in pedestrian areas in the Lindaro street plaza. The tree palette would be a continuation of street and shade trees consistent with the SRCC campus development and include zelkova and ginkgo varietals. Lighting: No lighting has been proposed at this time, but the final submittal will include details pursuant to the current PD. Light fixtures would be required to comply with San Rafael standards for nighttime glare and a photometric study regarding light exposure would be included in the formal application. Parking: The R&D buildings are proposed to be constructed in two phases. After completion of the north building (Building "A"), BioMarin would provide approximately 70 parking spaces at the south side of the project site. After completion of Building "B" in Phase II, the project would include only 30 spaces located in the southeast corner of the site. The proposed project is within the Downtown Business Parking District which exempts parking requirements for the first 1.0 FAR. Per the San Rafael Municipal Code Section 14.18.040, parking requirements for laboratory uses are not specifically listed. Assuming general office use for the project site, the proposed project would require a 3.3/1000 (3.3 auto spaces to 1,000 square feet of occupied space) requirement for general office. The BioMarin portion of the project would entail 207,000 SF of total R&D/lab space, but with the 1.0 FAR reduction for the Downton Parking District, would be required to provide parking for 88,901 sq ft. 999 V Street: Lot Size Project Size 1.0 FAR Requirement 133,099 225,000 (18,000 sq ft for Whistlestop; 225,000 — 133,099 (1.0 FAR) _ 207,000 BioMarin) 91,901 118,099 (minus 15K sq ft 207,000 (BioMarin) 207,000 — 118,099 (1.0 FAR) _ for Whistlestop) 88,901 Assuming a general office use ratio of a 3.3/1000 sq ft, the proposed R&D buildings would require approximately 293 surface parking spaces. However, BioMarin has stated that the demand for laboratory space is much lower than typical general office and that most employees who use lab space X also have an office elsewhere on campus (ie — parking allotment is tailored to office space and should not be counted twice for the lab space). As such, BioMarin will submit information and materials as part of the formal application that will analyze demand and usage for the SRCC%project site and include a "blended" parking ratio that addresses the needs for all allocated FAR. Whistlestop Senior Center/ Eden (lousing Senior 1 -lousing Use: A five story senior center and affordable senior housing 'is proposed on the northwest portion of the subject property. Whistlestop, in partnership with Eden Housing, is proposing a new facility that will include 54 units of onsite affordable senior housing to complement the onsite Active Aging Center. The approximately 18,000 sq.ft area on the first and second floors includes adult services for Whistlestop's service program with meeting rooms, classrooms and service offices within a contemporary facility. There are 19 parking spaces for the Whistlestop facility with a single parking space for the resident manager; the senior housing 'is proposed as a car -free community and no parking spaces are included. The proposed affordable housing is located on the third through fifth floors and provides very low and extremely low-income units for seniors, aged 62 and older, and who earn less than 50% of the Area Median Income. The housing, which will be a mix of one bedroom and studio apartments, will also include amenities such as a community room, residential courtyard for gatherings and gardening, a computer center and exercise room, central laundry facility and furnished lobbies. A unit for an on-site resident manager is also included in the residential component of the proposed project. Architecture: The building's design is a contemporary/traditional building form of base/middle/top. The building's two-story base will be a solid form and material, with commercial storefronts on the ground floor, with decorative grilles that allow the parking garage to be well lit and ventilated. There will be similar larger windows for classrooms offices on the main Whistlestop floor. The three residential floors will be vertically proportioned and scaled massing; with the corner mass highlighted by a change in material and accented by a trellis or framing element. The entrance and lobby created by an arcaded walk allows for a ramp to the raised floor elevation above the areas base flood elevation. The lobby has a glass storefront entry which extends through each floor of the building providing natural light to the lobby of the Whistlestop Center. The building will be designed to meet Green -Point Rated or LEED standards of sustainability, with reduced energy and water use. Landscape: The proposal includes a concession (under State Density Bonus law) to reduce the required site landscaping from 10% to 0%. A 2,800 sq ft courtyard rooftop garden above the second floor would provide private outdoor space for the affordable housing residents. No formal landscaping plan has been proposed at this time. Parking: The proposed project includes 19 ground level spaces for users of the senior center on the first and second floor. One space would be allocated for the on-site residential manager's unit. Consistent with affordable housing units, no parking spaces are proposed for the affordable housing component of the project. ANALYSIS This is a Conceptual Design Review and the purpose of Conceptual Review is to for early feedback from the Board, staff and the public on the design and color concept of a project before it is fully developed into formalized plans. There are still many details and specifics on land use that need to be refined, but the City requires that large projects such as this come in early on for Conceptual Review to get early feedback on their design direction. 7 Staff has reviewed the project and offers some preliminary feedback and questions for the Board. The proposed design is evaluated in the report, followed by a general analysis of the project's consistency with the General Plan Zoning Ordinance and Design Guidelines. BioMarin R&D Buildings The proposed building design, although atypical to other BioMarin/SRCC campus buildings, is similar in bulk and mass to existing SRCC buildings and would be similar in height to the tallest SRCC building (73 ft). Although the proposed building has dissimilar design elements to other SRCC buildings, the. new design aesthetic presents a separate and distinct architectural element for the 2"d/31 street corridor of downtown San Rafael. Staff requests that the Board comment on the following: Site Plan • Is the proposed site plan configuration consistent with the surrqunding district • Are the proposed buildings located appropriately on the site Is the proposed public `front porch" area appropriate for the location and site. Height • The proposed R&D buildings are 16 -ft taller than allowed in the 2/3 MU District. Are the proposed building heights appropriate for this area of downtown San Rafael. Architecture • Are the proposed R&D buildings appropriately designed for the subject property and neighboring uses. Is the massing and articulation adequate for the site and it's surrounding Materials and Colors • Are the proposed materials and colors consistent with the surrounding district • Are the proposed materials compatible/in contrast with other BioMarin facilities Landscaping • Is the proposed landscaping plan for the R&D front porch enough to satisfy landscape requirements for the subject property. • Are the proposed landscape materials consistent with the surrounding downtown district Whistlestop / Eden Housing The Whistlestop/Eden Housing component of the proposed project is generally consistent with building design for projects in the 2/3 MU District. The proposal includes 100% affordable housing and thus qualifies for special concessions pursuant to the State Density Bonus. As such, concessions specific to density, siting, and landscaping are automatically granted. A fourth concession, a height maximum of 66' is allowed due to,the provision of affordable housing pursuant to the San Rafael Municipal Code. Staff requests that the Board comment on the following: Height • The proposed senior residence building eight feet taller than allowed in the 2/3 MU District. Is the proposed building heights appropriate for this area of downtown San Rafael. • Whether a proposed rooftop trellis on the Whistlestop/Eden project is an architectural feature which should be excluded from building height calculations. Architecture • Is the proposed Whistlestop/Eden Housing design concept consistent with the subject property and neighboring uses, including the BioMarin R&D buildings. • Is the massing and articulation adequate for the site and its surrounding Materials and Colors • Are the proposed materials and colors consistent with the surrounding district • Are the proposed materials compatible/in contrast with the adjacent BioMarin R&D buildings General Plan 2020 Consistency: The General Plan land use designation for the project site is Second/Third Street Mixed Use (2/3 MU). The 2/3 MU designation allows office and office -support service uses, and residential as part of mixed- use development. The proposed senior residential use, with the senior center as an office -support service, would therefore be consistent with Land Use Policy LU -23 (Land Use Map and Categories). Recent BioMarin projects at the SRCC classified laboratory uses as research and development and included it as part of the master Use Permit for the entire SRCC campus. As discussed below, laboratory uses are conditionally allowed in the 2/3 MU Zoning District, so this use is consistent with the current zoning. However, to accommodate the FAR, parking, and height considerations for the proposed project a planning amendment would be required: a PD Amendment, a General Plan Amendment, and/or a Zoning Amendment to allow for the use on the subject property. BioMarin As proposed, the BioMarin portion of the project would not be in accordance with Land Use Policy LU - 13 (Height Bonuses) with the granting of a concession under the State Density Bonus law as it technically does not include housing within the R&D buildings. Furthermore, the proposed height increase is greater than the allowed 12 -ft extension. Staff has determined that a General Plan Map and Text Amendment would likely be required to allow for the greater height. This would include a new maximum height bonus of 16 -ft, plus a text provision that would allow for the extension. This provision would most likely be the fact that BioMarin is providing a development space for the Whistlestop/Eden Housing project and serving a public benefit though facilitating the relocation of Whistlestop. Furthermore,- in order to allow for the larger development FAR, an additional General Plan Amendment would be required to change the maximum FAR for the project site to accommodate the total development. The rationale behind the increased FAR is that BioMarin is facilitating the relocation of Whistlestop and giving up a portion of their site to accommodate the Whistlestop project Whistlestop The proposed Whistlestop portion of the project would be in accordance with Land Use Policy LU -13 (Height Bonuses) with the granting of a concession under the State Density Bonus law. This project also would be in accordance with Housing Policy H-18 (Inclusionary Housing Requirements) by providing 100% affordable housing units or 54 units. Project Site Staff requests the Board's guidance in evaluating the project (as a whole) for consistency with the following design -related General Plan Policies: • Housing Policy H-2 (Design That Fits into the Neighborhood Context) seeks to design new housing, remodels and additions to be compatible to the surrounding neighborhood. New housing development should incorporate transitions in height and setbacks from adjacent properties to respect adjacent development character and privacy. New housing development should respect existing landforms and minimize effects on adjacent properties. ® Neighborhoods Policy NH -40 (Second Third Mixed Use District) encourages the redevelopment of the project site with a mix of uses, including residential that would also extend the uses of the SRCC. New buildings design should: Auto -oriented uses. Allow a vital, varied and compatible mix of offices, retail uses, and residential uses, where appropriate. Uses usually accessed by car should be 0 concentrated along the west end of Second Street to take advantage of the high traffic volumes. Enhance pedestrian character. Enhance the pedestrian character of the A and B cross streets by encouraging a variety of uses, including neighborhood serving and specialty retail uses, and residential uses. PG&E office building site. This site offers a major redevelopment opportunity as an infill site that could accommodate a mix of land uses, including residential if feasible, that would take advantage of the site's high visibility from Second and Third Streets, extend the uses on the San Rafael Corporate Center, or provide patrons for the Fourth Street Retail Core. Transportation Corridor. Make Second and Third Streets a very attractive, safe and efficient transportation corridor that allows smooth travel through Downtown, provides easy access to the Fourth Street Core via the cross streets and is safe to walk along and cross. V3:eignuo `i0ocis i O� ' y h li -SFV (SecOfid- Tir-drd IrWiixed Use Disixict Design Considerations) encourages an inviting appearance to people travelling Second and Third Streets. New buildings design should: • Inviting appearance with attractive, creative and varied architecture • Enhance Pedestrian character by encouraging a variety of uses • Varying heights up to four stories • Community Design Policy CD -1 (City Image) seeks to reinforce the City's positive and distinctive image by recognizing the natural features of the City, protecting historic resources, and by strengthening the positive qualities of the City's focal points, gateways, corridors and neighborhoods. • CD -3 (Neighborhoods) seeks to recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. New development should respect the context and scale of existing neighborhoods. • CD -5 (Views) seeks to respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public- streets, parks and publicly accessible pathways. • CD -11 (Multifamily Design Guidelines) recognizes preserves and enhances the design elements that ensure multifamily housing is visually and functionally compatible with other buildings in the neighborhood. Develop design guidelines to ensure that new development fits within and improves the character defining elements of neighborhoods. • CD -14 (Recreational Areas) requires multifamily development to provide private outdoor areas and on-site common spaces for low and medium densities. For high density and mixed-use development, private and/or common outdoor areas are encouraged. Common spaces may include recreation facilities, gathering spaces, and site amenities such as picnicking and play areas. • CD -18 (Landscaping) recognizes landscaping as a significant component of all site design. Staff finds the proposed concept design would be consistent with Neighborhoods Policy NH -40 and 41 Second Third Mixed Use District and Design Considerations because of the unique architectural design and provides an interesting development in a transitional area of Downtown San Rafael. Staff finds the project would generally be in accordance with Community Design Policy CD -5 (Views), which seeks to 10 respect and enhance to the greatest extent possible, views of St. Raphael's church bell tower, Mt. Tamalpais, and hills and ridgelines from public streets, parks and publicly accessible pathways. The project would include replacing existing 1- and 2 -story buildings on the site with two 4 -story, 70 -ft buildings and one 5 -story, 62 -ft building. Staff would require further understanding of project design such that there would be negligible impacts to public views of hills, ridgelines or St. Raphael's church bell tower. At formal project submittal, photo simulations, in addition to those provided in the conceptual review package may be required. Staff would work with the applicant to identify locations for additional photo simulations. The BioMarin landscaping plan provides a consistent theme for the entire block, but the Whistlestop portion of the project would not include landscaping. Zoning Ordinance Consistency: Chapter 5 — Commercial and Office Districts The project site is located within the Second/Third St. Mixed Use East (2/3 MUE) District, a Downtown zoning district. The proposed project will require consistency with the property development standards for the 2/3 MUE District, including maximum density (600 sq. ft. of lot area/unit), minimum setbacks (5 -ft front), building height (54 -ft + 12 -ft height bonus) and minimum landscaping (10% including required front setback).! Those property development standards applicable to the project are identified in the Property Facts summary above. Overall, the site would be developed with many uses, including a senior center, general office and research and development uses. BioMarin As proposed, it appears that the applicant may be requesting to rezone the BioMarin portion of the site to Planned Development and combine it with the current Planned Development District for the SRCC campus and that the Whistlestop portion would remain under the conventional zoning of 2/3 MUE Whistlestop As conceptually designed, the Whistlestop portion of project would conditionally comply with the maximum density and height standards for the 2/3 MUE District with a.12 -ft height bonus and concessions under the State Density Bonus law for a height bonus and a density bonus above the 35% allowed and as allowed per SRMC Section 14..16.030(H)(2). (see discussion below). The project also would conditionally comply with the minimum setback requirement with a setback waiver as another concession under the State Density Bonus law for meeting the City's affordable housing requirement (100% or 54 units). In addition, the project would also conditionally comply with the landscaping requirement as a concession under the State Density Bonus. The project would be consistent with Section 14.05.022 of the Zoning Ordinance, which allows residential uses in the 2/3 MUE District as part of mixed-use projects. Chapter 16 — Site and Use Requlations BioMarin Transfer of density among properties AAs noted above, the BioMarin portion of the project would require some type of planning approval to allow for the additional FAR for the 999 3rd Street parcel. If, as proposed, the project site is incorporated into the SRCC campus PD, it is possible that a TDR between parcels can be achieved. Pursuant to Section 12.16.330. The provision of a public benefit, such as senior affordable housing, qualifies as a unique or special circumstance. Whistlestop Affordable Housinq and Density Bonus Requirement Pursuant to Section 14.16.030 (Affordable Housing Requirements) of the Zoning Ordinance, projects proposing 21 or more housing units are required to provide 20% of the proposed units as `affordable' housing units. Assuming the base density, for the Whistlestop site (15,000 sq. ft. lot/600 sq. ft. density 11 standard), the project is allowed 25 units. The project proposes all 54 units as affordable and is therefore eligible for a 35% density bonus (or 8.75 bonus units). That would make the total of 33.75 units. However, SRMC Section 14.16.030(H)(2) allows the City the ability to grant a greater density than allowed under the State Density Bonus if a project includes more affordability than the minimum required. This affordability will allow the project to seek the maximum allowable density bonus, plus the additional discretionary density bonus (116% or 29 units) and three (3) concessions (12' height bonus, setback waiver, and 0% landscaping) under the State Density Bonus law. At the time of formal project submittal, the applicant will be required to provide a financial pro forma demonstrating that the additional density bonus results in "identifiable, financially sufficient and actual cost reductions" (underline .added) to the project. This concession requesting a density bonus above the maximum allowed under the State Density Bonus law is discretionary, allows staff to hire a consulting economist for peer review (at the applicant's cost) and requires City Council review and approval. If such additional density bonus is granted by the city and accepted by the applicant, the additional density bonus shall be considered an additional concession or incentive. Pursuant to Section 14.17.100 (Residential Uses in Commercial Districts) of the Zoning Ordinance, Use Permit approval is required to allow residential uses in commercial zoning districts, which is subject to performance standards. Chapter 18 — Parkina Standards BioMarin BioMarin is requesting that the proposed project could be incorporated as part of the SRCC campus and PD 1936. BioMarin has recently received approvals for a parking structure extension at 788 Lincoln which would brought the total requirement for the SRCC to 1,561 campus wide stalls. The applicant received a minor parking reduction of 25 stalls for a parking ratio of 3.25/1000 for the entire SRCC. However, that design included the approval of the laboratory/office building at 755 Lindaro (NLB II) for a total campus development of 478,396 sq ft. Therefore, the applicant is proposing to add the 118,099 sq ft of 999 3rdt street to the overall 676,923 sq ft of the SRCC for a total land area of 795,022 sq ft. The applicant has included a project description in the conceptual plan submittal stating that a "blended" ratio of parking will be applied for all the entitled buildings in the new SRCC PD. Staff does not have enough information at this time to determine appropriateness of the blended ratio, but the applicant will be required to address these concepts at formal submittal. Whistlestop The Whistlestop portion of the project includes 20 total spaces, 19 spaces for the senior center, and one space for the on-site residential manager. The City of San Rafael calculates parking requirement based on FAR. The Whistlestop proposal includes 18,000 sq ft for the senior center. Based on requirements in the SRMC Section 12.18.040, the senior center would require 4 spaces 11,000 sq ft. However, the project site is within the Downtown Parkin District which discounts 1.0 FAR (or 15,000 sq ft). Therefore, the Whistlestop project would be required to provide 12 total spaces. Pursuant to SRMC Section 14.18.040, senior housing is required to provide .75 spaces per unit (or specified by use permit) for a total of 40 spaces. However, the project is proposing for a parking reduction as part of the formal application because residents of the senior housing will not do not own cars and would not be active drivers. Furthermore, because.the project is located in the downtown parking district, visitor parking is adjacent at public lots and street parking is readily available. Chapter 22 — Use Permits As discussed earlier in staff's report, the project will require Use Permit approval to allow: 1) Residential uses in a commercial (2/3 MUE) zoning district; and 2) Parking Modification to allow: A) Reduction in on-site parking, from 293 required parking spaces to 50 proposed parking spaces (30 for BioMarin, 20 for Whistlestop). 12 Chapter 25 — Environmental and Design Review Permit This project would require Environmental and Design Review Permit approval by the Planning Commission (Commission), given that; it proposes to construct two new R&D (office) buildings and a new multifamily residential structure. However, the City Council will have final decision on the project, based on the recommendations of both the Board and the Commission, due to possible GP and/or Zoning Amendments and the major concessions requested (additional 29 -unit density bonus and elimination of required 5 -ft landscaped front setback, and 10% site landscaping) under the State Density Bonus law. The pertinent review criteria for Environmental and Design Review Permits, pursuant to Section 14.25.050 (Review Criteria; Environmental and Design Review Permits), are as follows: Site Design. Proposed structures and site development should relate to the existing development in the vicinity. The development should have good vehicular and pedestrian circulation and access. Safe and convenient parking areas should be designed to provide easy access to building entrances. The traffic capacity of adjoining streets must be considered. Major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills should be preserved and enhanced from public streets and public vantage points. In addition, respect views of St. Raphael's Church up "A" Street. Architecture. The project architecture should be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale and building design. The design should be sensitive to and compatible with historic and architecturally significant buildings in the vicinity. Design elements and approaches which are encouraged include: a) creation of interest in the building elevation; b) pedestrian -oriented design in appropriate locations; c) energy-efficient design; d) provision of a sense of entry; e) variation in building placement and height; and f) equal attention to design given to all facades in sensitive location. Materials and colors. Exterior finishes should be consistent with the context of the surrounding area. Color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High-quality building materials are required. Natural materials and colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should be colored, textured, sculptured, and/or patterned to serve design as well as a structural function. ® Walls, Fences and Screening. Walls, fences and screening shall be used to screen parking and loading areas, refuse collection areas and mechanical equipment from view. Screening of mechanical equipment shall be designed as an integrated architectural component of the building and the landscape. Utility meters and transformers shall be incorporated into the overall project design. ® Landscape Design. Landscaping shall be designed as an integral enhancement of the site and existing tree shall be preserved as much as possible. Water -conserving landscape design shall be required. A landscaped berm around the perimeter of parking areas is encouraged. Smaller scale, seasonal color street trees should be proposed along pedestrian -oriented streets while high -canopy, traffic -tolerant trees should be proposed for primary vehicular circulation streets. The review criteria for Environmental and Design Review Permits require that the proposed design (architecture, form, scale, materials and color, etc.) of all new development `relate' to the predominant design or `character -defining' design elements existing in the vicinity. 13 San Rafael Design Guidelines: The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004) strive to improve the design of all residential and non-residential development. Overall, staff has reviewed the proposed project for compliance with the non-residential design guidelines, but a more thorough review will be prepared when more details plans are provided as part of the formal application process. Planning staff requests the Board's guidance in evaluating the project for consistency with the following applicable Downtown Design Guidelines: Second/Third and Environs Second and Third Streets are to be attractive, landscaped major transportation corridors. While increased pedestrian safety and comfort is desired on Second and Third, greater pedestrian use of the cross streets is encouraged. The project site is located within the boundaries of the Second/Third and Environs area of the Downtown, where the following specific design guidelines apply: provide visna; interest, iong aI u i i ionotonous walls �iioU U e avUiiiuU. • Building walls should be articulated; • To create a boulevard effect along Second and Third Streets, varied landscape setbacks are appropriate; • Additional high -canopy, traffic -tolerant street trees are strongly encouraged; • Where possible, residential buildings in this area should orient to the more -pedestrian- friendly side street; and • Driveway cuts and widths should be minimized to prevent vehicular conflicts. Downtown Vision. • The proposed project should be consistent with as many of the applicable policies in the adopted Our Vision of Downtown San Rafael; Second/Third Corridor Vision, including: • Capitalize on the proximity to the freeway, Transportation Center and vitality of the Lindaro District, in the area east of B Street with housing in mixed use projects with ground -floor retail uses to support the needs of the residents and surrounding office uses. • Make Second and Third Street more attractive and safe for pedestrians by: A) Planting for street trees; B) creating a visual buffer between pedestrians and the street; and C) Reducing the number of driveways which interrupt sidewalks. • Encourage safe and efficient auto transportation to and through.the Downtown on Second and Third :Streets and respect the needs of pedestrians. Second and Third Streets are the county access streets. • Vary building heights and densities, concentrating the most intense development towards the east, closest to the freeway and Transportation Center, including building heights of two to five stories and higher densities east of B Street and heights of one to three stories and lower densities west of B Street The proposed project would be consistent with most of the applicable policies in the Downtown Vision document. INTER -DEPARTMENTAL REVIEW The applicant has not submitted a formal application or a pre -application review at this time. The have previously submitted for a pre -application in early 2017 and received initial feedback on general concepts from City staff. The purpose of the Conceptual Design Review is to now receive feedback from the DRB regarding the bulk/mass/look and feel of the proposed R&D buildings. As such, the project plans have not been circulated through other departmental agencies. Once the applicant has 14 received feedback from the DRB, they will revise plans as requested and follow up with a formal submittal. NEIGHBORHOOD CORRESPONDENCE Notice of the hearing was posted on site and mailed to the surrounding residents and property owners within 300 feet, as well as the Gerstle Park Neighborhood Association, Bret Harte HOA, Federation of San Rafael Neighborhoods, Montecito Area Association and the SR Hill/Lincoln Association 15 days prior to this Design Review Board meeting. As of the reproduction of this staff report, no comments have been received on this conceptual application. CONCLUSION Overall, staff finds that the conceptual project design is generally consistent with the overall design aesthetic of the 2/3 MUE district. The height and configuration of the initial component of the proposed buildings are similar to the overall appearance and scale of the San Rafael Corporate Center. The project is proposing to exceed the allowable maximum height limit by four feet which is a policy issue the Commission and Council will have to review and consider. Proposed landscaping for the new additions is also consistent with the overall landscape plan for the SRCC. As noted above, staff will work with the Applicant to address issues related to height, FAR, and parking, so that the formal application has a clear method for processing the submittal pursuant to San Rafael General Plan and Zoning Ordinance consistency. Staff requests that the Board provide their feedback on the Conceptual Design approach, including the items raised by staff in this report and included in the summary. There are still many details that need to be developed, but this Conceptual Review provides the City, public and the applicant with an initial opportunity weigh on the proposal Furthermore, the Board, in fulfilling its role of providing professional design advice to the City, may have additional concerns, information requests, and may provide any additional recommendations it deems appropriate for these conceptual Design Review applications. 01511 -mol i1 1. Vicinity Map 2. 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