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Home My WebLink AboutDRB 2018-05-08 #314.,,, SAN RAFAEL k THE CITY WITH A MISSION Community development — Planninq Division Meeting Date: May 8, 2018 Case Numbers: CDR18-001 Project Planner: All Giudice— (415) 485-3092 Agenda item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 1628 Fifth Avenue, (8 -Unit Multi -family Residential Project) —Request for Conceptual Design Review for a new 12,844 square -foot, 8 -unit multi -family residential project on a vacant 10,000 square foot lot; APN: 011-193-06; High Density Residential (HR1.5) District; Vincent and Joseph O'Flynn, owners; Scott Myers-Crome Architecture, applicant; File No(s).: CDR18-001. PROPERTY FACTS Location General Plan Designation Project Site: High Density Residential North- High Density Residential South: 51M RIO East: High Density Residential West: High Density Residential I.-ot Size Required: Required: 5,000 square feet Proposed: 10,003 square feet Height Allowed: 36 feat Proposed: 32 feet Parking Required: Required: 14 Spaces (1,5 spaces per unit + 1 unit) guest space per every 5 unit) Proposed: 15 Spaces Min. Lot Width (New lots) Required: 60 feet Proposed: 78.76 feet Outdoor Area Required: 1,200 square feet (150 square feet per Proposed unit) Proposed: 2,400 square feet Landscape Area Required' 570 square feet (50% of front yard) Proposed: X830 square feet Grading nla Total: TBD Zoning Designation HR1.5 HR1.5 51M RID HR1.5 HR1.5 Existing Land -Use Vacant Multi -family Multi -family and Commercial Multi -family Residential (under construction for conversion from office back to Residential) Lot Coverage (Max.) OR Natural State (Min.) Standard: 6,002 square feet (60% max. lot coverage) Proposed: 5,002 square feet Residential Density Allowed: 6.66 Units Proposed; 8 units (includes density bonus, See below) Upper Floor Area (Non -hillside residential) Allowed: N/A Proposed: NIA Setbacks Tree Removal Total(No.lspecles): NIA Required Proposed Proposed Front: 15 feet 15 feet 15 Side(s): 5 feet 5 feet 5 feet Ext. side: nla nla nla Ped. side: 12 feet TBD =8 feet Bldg. Sep: nla nla nla Rear: 5 feet 5 feet 5 feet Tree Removal Total(No.lspecles): NIA SUMMARY The proposed project is being referred to the Design Review Board for review of Conceptual Design Review for site and design improvements of a Multi -family residential project. The applicant has not decided whether this will be a rental or ownership project. The project will also include a Lot Line Adjustment to enlarge the existing lot to 10,003 square feet. With the Board's recommendation, the applicant will be able to submit a formal application for Environmental and Design Review, which will come back to the Board for a formal recommendation to be forwarded to the Planning Commission for final decision on the application. Staff is seeking the Boards evaluation of the project based the applicable design criteria, which is discussed in detail below, staff has concluded that the project adequately addresses the applicable criteria, however would like the Board's input on some of the items identified in the Analysis section below_ Specifically, staff asks the Board to consider the following: • Site Plan- Whether the proposed site plan demonstrates efficient use of the site given the densities that apply to this property. Architecture -Whether the modern design proposed for this project contributes to the mix of architectural styles of the neighborhood. + Materials and Colors - Whether the colors and materials are appropriate. • Landscaping- Whether the proposed landscaping is adequate and provides an appropriate contribution to the streetscape. BACKGROUND Site Description & Setting: The project is a vacant level lot. The site was previously developed with a multi -family residential building that burned down a number of years ago. Introduced landscaping, a pedestrian access path, and a paved driveway and curb cut that was part of that prior development still exists on the property. Along the property frontage is an approximately 5 -foot wide landscape strip. The site is surrounded by developed residential lots_ Directly west is a single-family building that has been used for commercial office uses but is in process of renovations and conversion to a residential unit; to the north is a multi family residential building; and to the east is a single family residential building. Across the street at 1623-1627 Fifth Avenue is The Victorian Village; a designated historic district, consisting of 4 office buildings. PROJECT DESCRIPTION Use: The project consists of a single 32 -foot tall, 12,844 square foot, residential building containing 8 units. The units would each contain 2 bedrooms. The building would consist of parking on the first level and 4 units each on the second and third floor. The roof level would accommodate a roof deck which includes seating and landscaping. Site Plan. The project is zoned HR1.5 and thus allows for 60% lot coverage. The site plan proposes a building footprint of 6,002 square feet, which is the total lot coverage allowed for this lot. Architecture: The project proposes a modern architectural design consisting of simple lines and rectangular forms. The applicant proposes a light colored stucco building with elements of wood and a light colored stone veneer. Balconies for each of the units face the rear and front of the building. Balcony railing consist of a combination metal railing with wood hand rails. Windows on the upper 2 levels incorporate large expanses of glass consisting of large floor to ceiling and wall to wall glass. The side elevations incorporate smaller groupings of tall narrow windows. The wood material that is used on the building elevations is also incorporated into the rooftop deck areas. Staff would like feedback from the Board regarding the modern architectural approach to this building given the mix of architectural styles along Fifth Avenue and the uniqueness of the Victorian Village development nearby. Landscaping: The applicant proposes approximately 530 square feet of landscaped front yard area. This includes two Crepe Myrtles that would be located within this area and an additional Crepe Myrtle on the northerly side yard near the front. Lighting: The project plans do not include light fixtures ANALYSIS General Plan 2020 Consistency: The property is located within the High Density Residential Land Use Designation. In addition the project is located on a parcel that has been identified as a housing opportunity site. The following General Plan policies are relevant to the project site: Land Use Policy— LU8 (Density of Residential Development) The property has a General Plan Land Use Designation of High Density Residential and a density range of 15-32 units per acre. The Zoning on the property is HR1.5, which provides development opportunity at an intensity of 1 unit per 1,506 square feet and allows development within the density range that is called for in the General Plan. The size of the project site, inclusive of the Lot Line Adjustment is a 10,003 square foot site (_23 acres). The General Plan mid-range density for this property is 5.4 units (.23 x 23.55.4) and the high -range density is 7.36 units (.23 x 32=7.36)_ The maximum base density permissible by the HR1,5 zoning district is 6.66 units (10,003 11,500=6.66) which falls within the mid- to high -range General Plan base density. The applicant is proposing a development project of 8 multi -family units, which can be accommodated through a density bonus as discussed under Housing Policy H14b below. Housing Policy - H14b: Pursuant to General Plan Policy H -14b, development of multifamily housing sites should occur at the mid to high range of zoning density and shall not be approved at below the minimum General Plan base density. The project site inclusive of the Lot Line Adjustment is a 10,003 square foot site (.23 acres). As mentioned above, the maximum base density permissible by the HR1.5 zoning district is 6.66 units (10,003 / 1,660=6.66) which falls within the mid- to high -range General Plan base density. The applicant proposes to offer 1 of the units at affordable rates allowing the applicant to take advantage of the City's Density Bonus opportunities. The Density Bonus regulations allow the applicant an additional density beyond the base density for projects that include affordable units. Depending on the level of affordability the applicant is eligible for at minimum a 20% increase in the allowable density beyond the base density allowable for this district. Inclusive of the 20% density bonus, the total number of units possible for the project site is 8 units. Land Use Policy- LU12 (Building Heights): General Plan Land Use Policy LU12 has establishes a maximum building height of 36 feet for this property. The applicant proposes to maintain a maximum 32 -foot height limit. Neighborhoods _-NH-45A General Plan Policy NH -45d calls for diversity in building styles along Fifth and Mission District with new buildings that are compatible in quality and landscaped front yards that include street trees. The following Residential Design Guidelines are relevant to the project. Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. Adjacent buildings should be considered and transitional elements included to minimize apparent height differences With respect to Policy NH -45, Staff requests that the Board comment an the following: • Whether the proposed modern design adequately respects the neighborhoods unique design qualities; • Whether the project contributes to the variety of architectural styles located along Fifth Avenue; • Whether the project incorporates transitional elements such stepped facades, balconies, and/or other architectural details to minimize height differences. Zoning Ordinance Consistency: The following development and performance standards are applicable to the project. As noted in the development summary table, the project proposes to comply with the HR1.5 district development standards except in those case specifically noted below. Side yard setback providing pedestrian access The HR1.5 development standards require the side yard setback providing pedestrian access to be a minimum of 12 feet wide_ The project plans do not appear to have a 12 foot setback. The applicant will be asked to address this requirement as part of the formal application. It may be necessary for the applicant to increase the extent of the Lot Line Adjustment on the west side to allow the appropriate setback on the east side, Front yard Landscape area The applicant proposes approximately 630 square feet of front yard landscape area to be located entirely within the property boundaries. There are two trees proposed on each side of the proposed driveway. There is an additional landscape strip between the street and the property line that is not currently landscaped. Fifth Avenue is a treedine street and this landscape strip provides opportunity for contributing to the street. Staff would like feedback from the Board regarding the adequacy of the landscape area along the site's frontage, as well as input on how the project might contribute with respect to the landscape strip_ Parking The project proposes to exceed the required parking for this project by 1 space_ The total parking obligation for the project is 14 spaces as outlined below. 2 bedroom units Guest Total Parking Ratio 5 spaces per unit per 5 units Parking Obligation Number of Units 8 Total parking required 12 2 14 Total Parking proposed 12 3 15 Bicycle Parking The applicant proposes a bicycle storage unit on the northeast corner of the garage. It is not clear whether these will be privately accessed spaces or whether this will be one enclosure that will be accessible by all tenants/property owners. Driveway Aisle within the Garage Pursuant to Section 14.18.130, the minimum driveway aisle width is 26 feet. The applicant will need to demonstrate compliance with this requirement as part of the formal application. It may be necessary for the applicant to increase the extent of the trot Line Adjustment on the west side to allow the appropriate setback on the east side. Garbage enclosure The project includes a garbage enclosure that will be located on the first floor, adjacent to the parking areas. The garbage enclosure will be accessed from the walkway on the east side of the building. Rooftop Solar Panels The project includes roof -top solar panels (see sheet Al .2). There are no other details provided in the diagrams. As part of the formal application the applicant will need to provide more information about the equipment and orientation of the equipment, as well as securing the equipment from public access. The applicant may be required to design panels to have low -reflectivity or glare -resistant surfaces, to be placed as close to roof surface, and to provide screening of the structural supports. Fencing and Screening Perimeter fencing along the property boundary consists of horizontal wood boards. The pedestrian access gate and the driveway gate will be a more subtle treatment using horizontal wood slats that provide some transparency beyond the gates. This treatment is similar to the screening that is used on the second and third floor balconies. San Rafael Design Guidelines: The San Rafael Design Guidelines serve as a guide for evaluating development. The project is a Multi- family residential project, The following criteria are applicable to the project: Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units, For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. • Adjacent buildings should be considered and transitional elements included to minimize apparent height differences There should be a clear, well-defined sense of entry from the street to the building. Where possible, the entrances of street front units should be oriented towards the street rather than to the interior of the lot or to the parking lot. The placement and size of windows in the building should be consistent with the overall building design and the neighborhood streetscape. Where windows do not reflect an existing pattern, greater attention should be paid to other means such as balcony overhangs, porches, materials, colors, etc. of articulating the facade. • Window proportions should be consistent with the proportions of the building and with other windows on the building. Windows should overlook the street, parking and public areas to permit surveillance and increased safety. + Driveway cuts and widths should be minimized, in compliance with zoning. Where possible, ground level parking areas should be recessed or placed to the rear of buildings. • Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. • Minimize large paved areas, for example by using alternative materials (i.e., turf block, stamped concrete or pavers). For multifamily buildings, parking should be distributed to provide easy access to units and/or building entrances. Visible front or structured parking should be screened, landscaped or have an articulated design. Landscaped front yards should contribute to the overall visual quality of the neighborhood and to create a strong landscaped character for the site. + Fences in the front and street side yards should include detailing in character with the house. • Landscaped areas adjacent to sidewalks are encouraged. • Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. • Shield light sources to prevent glare and illumination beyond the boundaries of the property. • Lighting fixtures should complement the architecture of the project. Staff seeks the Boards guidance regarding the following: • Whether the proposed modern design adequately respects the neighborhoods unique design qualities; • Whether the project contributes to the variety of architectural styles located along Fifth Avenue; + Whether the project incorporates transitional elements such stepped facades, balconies, and/or other architectural details to minimize height differences; • Whether the vehicular and pedestrian entries are clear and well defined; • Recommendations on screening of the solar panel support structure; • Whether the proposed site plan demonstrates efficient use of the site given the densities that apply to this property; • Whether the landscape area along the site's frontage adequately contributes to the Fifth Avenue Streetscape; and • Opportunities for the landscape strip located along the property frontage in terms of contributing to the overall streetscape. NEIGHBORHOOD CORRESPONDENCE Notice was sent to property owners and occupants within 300 feet of the site within 15 days of the board meeting. Notice was also posted on the site a minimum of 15 days prior to the meeting. No inquiries have been received as of the preparation of this staff report. CONCLUSION As mentioned above, the applicant has submitted a Conceptual Design Review application seeking input from the Board regarding architectural design approach, site design, and adequacy of the proposed landscaping. With the Board's recommendation, the applicant will be able to submit formal applications for Environmental and Design Review, which will come back to the Board for a formal recommendation to be forwarded to the Planning Commission for final decision on the application. EXHIBITS Reduced Project Plans Full-sized plans have been provided to the DRB members only. cc: Scott Myers Vincent and Joseph O"Flynn 9 IN THE COUNCIL CHAMBERS OF THE CITY OF SAN RAFAEL, April 17, 2018 k%%r.,q y V�`, Regular Meeting San Rafael Design Review Board Minutes For a complete video of this meeting, go to http://www.cityofsanrafael.org/meetings. CALL TO ORDER Present: Eric Spielman, Chair Jeff Kent Bob Huntsberry Don Blayney, Alternate Jack Robertson, PG Liaison Absent: Cheryl L.entini Stewart Summers Also Present: Raffi Boloyan, Planning Manager Alicia Giudice, Senior Planner Alan Montes, Assistant Planner Danielle O'Leary, Economic Development Director STAFF COMMUNICATION BOARD COMMUNICATION APPROVAL OF MINUTES Minutes, February G, 2018. Jeff Kent moved and Eric Spielman seconded to approve Motion to as presented. The vote is as follows: AYES: Eric Spielman, Jeff Kent, Bob Huntsberry, Chair, Don Blayney, Alternate NOES: None ABSTAIN: None ABSENT: Cheryl L_entini, Stewart Summers CONSENT OLD BUSINESS 111 Shoreline Parkway (Home Depot): Environmental and Design Review Permit and Use Permit for expansion to the Home Depot store, consisting of a new 11,520 sf fenced outdoor garden center, a 9,778 sf outdoor "seasonal sales" area in the parking lot, a permanent 3,356 sf outdoor display area along the front entrance, and 11,376 sf designated inventory "staging" areas along the cast/west and north (rear) of the property. In addition, the project proposes to legalize the existing food cart and upgrade landscaping on site_ No building expansion is proposed. APN: 009-320-40; Planned Development (PD1895) District; CP1 Development, owner; Scott Mommer, Consulting, applicant; File No(s): ED17-0211UP17-008. Project Planner: Caron Parker. Staff Report Jeff Kent moved and Eric Spielman seconded to recommend approval of project with direction to include landscape changes The vote is as follows: AYES: Eric Spielman, Jeff Kent, Bob Huntsberry, Chair, Don Blayney, Alternate NOES: None ABSTAIN None ABSENT: Cheryl Lentini, Stewart Summers NEW BUSINESS 3. 2 Capri Court (Tentative Address) — New Two -Story Single -Family Residence on a Vacant Lot; APN: 017-191-36; Single -Family Residential and Water (R5 -C, W) Zoning Districts with a Canal Overlay District; Bill Duan, Applicant; Connie and Queenie Zhang, Owners; Canal Neighborhood, Project Planner: Alan Mantes Staff Report Jeff Kent moved and Eric Spielman, Chair seconded to continue project to allow applicant to provide additional information and incorporate changes as follows: • Applicant should prepare a 3-D model or drawing to demonstrate massing. The ORB would like an understanding of the massing in context with the existing neighborhood development. • Architecture is not appropriate for this neighborhood. Applicant needs to revise architectural style and use materials that are more congruent with the existing development, which consists of more modest homes, • Need to provide a more detailed landscape plan prepared by a landscape architect and thal includes more appropriate landscaping. The vote is as follows: AYES: Eric Spielman, Jeff Kent, Bob Huntsberry, Chair, Don Blayney, Alternate NOES: None ABSTAIN: None ABSENT: Cheryl Lentini, Stewart Summers 4, Downtown Beautification Pilot Project — Fourth Street and A Street. Project Planner: Danielle O'Leary. Staff Report Exhibits 1 - 5 Plans The Board received a presentation on a pilot project that includes tree removal and replacement and removal of corner seat walls at the intersection of fourth and A Streets. The Board provided feedback in support of the tree replacement as long as it is done over a period of time. The majority of the Board was opposed to removal of the existing seat walls and suggested clean up as an alternative. No Motion was required for this item. ADJOURNMENT II. Next Scheduled Meeting: May 8, 2018 ANNE DERRICK, Administrative Assistant III APPROVED THIS DAY OF 2018 Eric Spielman, Chair