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HomeMy WebLinkAboutDRB 2018-12-18 #2Community Develo SAN RAFAEL Meeting Date: December 18, 2018 Case Numbers. CDR18-008 Project Planner: Steve Stafford - (415) 458-5048 Agenda Item', REPORT TO DESIGN REVIEW BOARD SUBJECT: 1530 and 1534 Fifth Ave. (Marin Academy Aquatic Center) - Conceptual Design Review to construct a new aquatic center with a 25 -yard x 33 -meter uncovered swimming pool, a two- story, 2,305.5 sq. ft. "pool house" structure (restrooms, indoor and outdoor showers, changing and office areas, mechanical equipment and chemical storage areas), flat work (concrete decking), site lighting and landscaping, perimeter chain link fencing and courtyard walls, bleacher seating and LED -illuminated scoreboard on two adjacent Downtown parcels with a combined lot area of 18,737 sq. ft. The existing sites are currently developed with two-story office buildings, each approximately 4,000-4,500 sq. ft. in size, and uncovered parking areas, which are proposed to be demolished; APNS: 011-195-05 and 011-201-07; Fifth/Mission ResidentiallOffice (51M RIO) District zone; Mike Joyce for Mann Academy, Applicant; Marin Academy, Owner; Downtown Neighborhood. PROPERTYFACTS Location General Plan Designation Project Site: 51M IIID North: PIQP South: 51M RIO E=ast 51M RIO West: PIQP Landscaping (Min.) Required: 10% (1,874 sq. ft.) Proposed. Unknown Height' Allowed: 36' Proposed: 16' Required Front: 15' Side(s): nla Street side n/a Rear: nia Zoning Designation 5IM RIO PIQ P 51M RIO 51M R1O PIQ P E=xisting Land -Use Medical office Marin Academy Professional office Medical office Marin Academy Floor Area Ratio (Max.) Allowed: 0.50 FAR (9,368.5 sq. ft.) Proposed: 0.12 (2,345.5 sq. ft.) Setbacks Proposed 77.5' (west)10' (east) nla 5' " Building height is measured from an established exterior finished grade elevation to top of roof deck of a flat roof building. SUMMARY The project is being referred to the design Review Board (Board) for concept review for the redevelopment and consolidation of two contiguous Downtown parcels, currently developed with existing 2 -story medical office buildings and associated surface parking. The project proposes to construct a new aquatic center for Marin Academy with a 25 -yard x 33 -meter uncovered swimming pool, a two-story, 2,305.5 sq. ft. "pool house" structure (restrooms, indoor and outdoor showers, changing and office areas, mechanical equipment and chemical storage areas), flat work (concrete decking), site lighting and landscaping, perimeter chain link fencing and courtyard walls, bleacher seating and LED-illurninated scoreboard. The project will require the following approvals, with the recommendations) of the Design Review Board (Board), A 'major' Environmental and Design Review Permit, for the new publiclquasi-public structure; A Use Permit to allow the expansion of Marin Academy on the project site with the proposed project; and A Lot Line Adjustment for the consolidation of the two contiguous parcels within the project site and to consolidate the project site with adjacent parcel (APN; 011-195-06) containing existing Marin Academy campus buildings, The applicant has submitted a Conceptual [Design Review, to allow the Board to provide preliminary design comments on the proposed project. The staff report outlines the project compliance with all pertinent design criteria. These comments will guide the formal project application submittal. Overall, staff finds that the concept design submittal, generally, appears to meet many of the applicable design -related General Plan policies, development standards for the Fifth/Mission ResidentiallOffice (51M RIO) District, review criteria for Environmental and Design Review Permits, and Downtown Design Guidelines, however, Staff finds the applicant can do more to further improve the landscape character on the project site and along both Fifth and Mission Avenue streetscape. . Staff requests that the Board provide recommendation(s) the following; Landscaping • Whether the new landscape concept for the project is appropriate. Whether the 15' required yard setback along the Fifth Ave. frontage should be fully landscaped, as recommended by the Downtown Design Guidelines and the Downtown Vision; Fifth/ Mission District Design Principles. Signage Whether the proposed signage for the project is appropriate, given the exceptional building setback, limited visibility and unique sign needs of the increased Marin Academy campus. Colors and Materials • Whether the proposed use of chain link fencing along the west property line is appropriate or would expansion of the courtyard wall, currently proposed along the east property line, to the west property line would provide superior screening and help mitigate potential noise and lighting impacts of the project. BACKGROUND Site Description & Setting: The project site is comprised of two (2) contiguous developed Downtown parcels with a combined 18,737 sq, ft. lot size. The project site has two frontages, Fifth Ave. and Mission Ave. It is relatively flat (4% average cross -slope; north -to -south trending) and located outside the Downtown parking district. It is currently developed with approx. 9,500 sq. ft. of combined medical office space within two, 2 -story buildings and surface parking areas. Access to the two parcels is currently along the Fifth Ave. frontage. The Marin Academy campus is located immediately west (current library and classrooms at 1540 Fifth Ave. and 2 Cottage Way) and north (athletic fields) of the project site, across Mission Ave. Medical office development is located immediately east of the project site. A combination of medical office and professional office development is located south of the project site, across Fifth Ave. History: On November 13, 2018, staff provided the applicant with Pre -application review comments. The scope of the project during Pre -application review was similar to that proposed in the Conceptual Design Review submittal. PROJECT DESCRIPTION Use: The project proposes redevelopment of two contiguous parcels currently developed with existing 2 - story medical office buildings and surface parking areas. The project proposes to construct a new aquatic center to replace the existing swimming pool located elsewhere on the Marin Academy campus. Required upgrades to the existing pool have proven to be cost -prohibited and the existing pool is proposed to be demolished_ Site Plan: The project proposes to construct a new, 25 -yard x 33 -meter uncovered swimming pool, a two-story, 2,305.5 sq. ft. "pool house" structure (restrooms, indoor and outdoor showers, changing and office areas, mechanical equipment and chemical storage areas), flat work (concrete decking), site lighting and landscaping, perimeter chain link fencing and courtyard walls, bleacher seating and LED - illuminated scoreboard. Primary pedestrian access to the new aquatic center is proposed along the Fifth Ave. frontage with additional pedestrian access along the Mission Ave. frontage_ No vehicular access is proposed by the project. No on-site parking is proposed by the project. The project proposes a dedicated, off-site bus loading area (approx..9.5' x 50') along the Mission Ave. or rear frontage, Architecture: The proposed 2,305.5 sq. ft. "pool house" structure will relate with the contemporary design of the more recently constructed buildings on the Marin Academy campus, including roof form (flat) and exterior colors (off-white exterior walls with dark gray window trim) and materials (lime piaster finish), The new building includes a 769,5 sq, ft. roof deck (95x 81') with bleacher seating. A Material and Color Board has been prepared by the applicant and will be presented during the Board meeting. Parking: The project proposes no on-site parking. Fencing: The project proposes perimeter fencing to secure the project site, An eight foot (8') -tall CMU 'courtyard' wall with metal pedestrian gates is proposed along the south front elevation, along the Fifth Ave. frontage, Eight -foot (8') -tall metal pedestrian gates are proposed along the north rear elevation, along the Mission Ave. frontage. An eight foot (8') -tall CMU `courtyard' wall is proposed along the east property line shared with 1526 Fifth Ave. And eight foot (8') -tall chain link fencing is proposed along the west property line shared with other Marin Academy campus buildings (1540 Fifth Ave 12 Gottage Ave.). Landscaping., The project proposes new landscaping though the submittal does not provide details, including total landscaping, and type, species, number, and container size of each proposed planting. The submitted landscape plans appears to propose landscape areas along north rear elevation, along the Mission Ave. frontage, and the south front elevation, along the Fifth Ave. frontage. The proposed landscape plan for the project includes new street trees along both frontages. Three (3) new street trees, 24" -box container size and matching the species of the existing street trees, are proposed along the principal entrance to the project site, along the Fifth Ave. frontage. Two (2) new street trees, 24" -box container size and matching the species of the existing street trees, are proposed along the secondary rear entrance to the project site, along the Mission Ave_ frontage. Lighting: The project proposes six (6) new lighting standards with fixtures on the concrete pool decking though details are provided on their height, no 'cut sheets' are provided on their design and no photometric study is provided on their projected illumination. In addition, LED accent lighting is proposed to `wash' the courtyard wall behind the proposed new signage along the f=ifth Ave. frontage. Again, no 'cut sheets' are provided on their design and no photometric study is provided on their projected illumination. Signage: The project proposes new signage though the submittal does not provide details. This new signage would be limited to the Fifth Ave. frontage, the primary public entrance to the project site, and would be limited to 2' -tall metal letters attached to the front courtyard wall. The project appears to propose 85 sq. ft, (2' x 42.5') of total signage. ANALYSIS General Plan 2020 Consistency: The General Plan land use designation for the project site is Fifth/Mission Residential/Office (51M RIO). The 51M RIO designation allows residential and office uses, with limited ground -floor commercial retail and personal services uses on cross streets east of C St. Land Use Policy LU -23 (Land Use Map and Categories) does not specifically identifying that quasi -public buildings and facilities, like the proposed new aquatics center on the Marin Academy campus, also would be allowed within the 51M RIO designation. However, a further review of the allowable land uses in the 51M RID District zoning indicates that quasi -public buildings and facilities are allowed, subject to Use Permit approval by the Planning Commission. As identified in the Property Facts section of staff's report above, the project would also be in accordance with Land Use Policy LU -12 (Building Height) and the maximum 36' building height, based on the City's current measurement for building height (Building height is measured from finished grade pursuant to the Uniform Building Code 1997 method). The project also is in accordance with the allowable FAR (Floor Area Ratio) for the site. The project should also be consistent with the following design -related General Plan Policies: Community Design Policy CD -1d (City Image: Landscape Improvements) recognizes that landscaping is a critical design component to. Encourage rnaximurn use of available landscape area to create visual interest and foster sense of the natural environment in new and existing developments_ Encourage the use of a variety of site appropriate plant materials. • GQ -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 4 o CD -10 (Nonresidential Design Guidelines) recognizes preserves and enhances the design elements that contribute to the economic vitality of commercial areas. develop design guidelines to ensure that new nonresidential and mixed-use development fits within and improves the immediate neighborhood and the community as a whole. • GD -98 (Landscaping) recognizes landscaping as a significant component of all site design. • GD -99 (Lighting) requires project lighting at adequate levels for safety purposes while controlling light spillover and off-site glare. Planning staff finds the level of details provided in the concept design submittal generally meets some of the applicable design -related General Plan Policies The project proposes to expand the Marin Academy campus with improvements which are a reduction to the existing level of development on the project site while upgrading the overall landscape character along both the Fifth Ave. and Mission Ave_ frontages. However, the level of details provided in the concept design submittal limits Planning staff's ability to determine whether the application meets applicable design -related General Plan Policies regarding site landscaping and lighting, specifically Community Design Policies CD -18 (Landscaping) and CD -19 (Lighting), Planning staff will require the formal project application submittal to provide details on the site landscaping and lighting through detailed landscape plans and a photometric study to calculate proposed lighting levels throughout the project site. Zoning Ordinance Consistency: Chapter 5 — Commercial and Office Districts The project site is located within the FifthlMission Residential/Office (51M RIO) District, a downtown zoning district. The proposed project will require consistency with the property development standards for the 51M RIO District, including minimum setbacks (15' front), building height (36') and minimum landscaping (10%). Those property development standards applicable to the project are identified in the Property Facts summary above. As conceptually designed, the project would be consistent with minimum setbacks and maximum height standards for the 51M Rl0 District. As stated earlier in staff's report, the level of details provided in the concept design submittal limits staff's ability to determine whether the application meets the minimum landscape requirement. the formal project application submittal will be required to provide landscape plans with the appropriate level of landscape details, including the total area of site landscaping, and the species, number, location and container size of each proposed planting. Staff requests the Board's comments on the following: 0 Whether the new landscape concept for the project is appropriate. Chapter 16 — Site and Use Regulations Floor Area Ratio (FAR) Under both the City's General Plan (Land Use Policy LU -9; Intensity of Nonresidential Development) and Section 14.16.150 (A) of the Zoning Ordinance (Floor Area Ratios and Densities Applicable to Nonresidential and Mixed -Use Development), the maximum allowable intensity of nonresidential development on the project site is 0.50 FAR (Floor Area Ratio), or 9,368.5 sq. ft. (based on the 18,737 sq, ft. combined lot area for the project site). The current development on the site is 0.12 FAR for the 2,305.5 sq. ft, proposed new pool house building. 5 Sight Distance Pursuant to Section 14.16,295 (Sight Distance) of the Zoning Ordinance, driveways on the project site, and those existing on an immediately adjacent site, shall provide a sight distance triangle of 15' from the curb return, or as determined by the City Engineer. While the project proposes no driveways or parking on-site, existing driveways on the immediate adjacent parcels to the west (1540 Fifth Ave i 2 Cottage Ave.) and east of the project site (1526 Fifth Ave.) do create a sight distance triangle which will impact development of the project site. While the conceptual plans do not provide many specific details, staff's review of the conceptual plans finds the proposed project would be consistent with the required sight distance triangle. Ghapter 17 — Performance Standards Outdoor Storage Pursuant to Section 14,05.022 (Commercial and Office Districts; Land Use Regulations) of the Zoning Ordinance, outdoor storage is not allowed on the project site If it was allowed, it would not be permitted to be located within the required front yard setback (15') and would be required to be fully -screened from public view, pursuant to Section 14.17.120 (Outdoor Storage). The project proposes outdoor storage which, while appearing to be screened from view by the proposed 8' -tall lime plaster courtyard walls, is located within the required 15' front yard setback along the Fifth Ave. frontage, Chapter 18 — Parkinq Standards Parking Requirement Pursuant to Section 14.18.040 (Parking Standards; Padding Requirements) of the Zoning Ordinance, the proposed improvements to the project site, including construction of a new 2,305.5 sq, ft. pool house building, does not require on-site parking. Unlike commercial development and sometimes residential development, parking is not required based on new building construction or expansion. Instead, parking requirements for private high school uses, like Marin Academy, are based on maximum enrollment capacity with one (1) parking space per four (4) students. The current Use Permit (UP14-013) for Marin Academy allows a maximum enrollment of 450 students and this project to replace and relocate the existing campus swimming pool does not request to increase the maximum enrollment limit. Chapter 19 — Signs Signs Pursuant to Section 14.19.065 (Signs; Downtown Districts) of the Zoning Ordinance, the proposed project is allowed two (2) non- or externally -illuminated signs with a maximum 36 sq. ft. of total signage for the project site. While the conceptual plans do not provide many specific details, it appears to staff the project proposes one (1) freestanding sign, approx. 85 sq, ft. in size (2' x 425), located on the $'- tall courtyard wall, at the front or primary pedestrian entrance to the project site, along the Fifth Ave. frontage, It appears to staff the proposed new freestanding sign will be non -illuminated though the wall behind the sign will be receive accent backlighting or 'wash' to create a contrasting background for the sign letter. Provisions in the sign ordinance allow for deviations in the in the size or height of proposed signage with the approval of a Sign Exception, subject to the following findings: 1) The exception is necessary to overcome special or unusual site conditions such as exceptional building setbacks, and lack of or limited visibility due to orientation, shape or width of the property and building improvements; 2) The exception is appropriate in that it would allow signage that would be in proper scale with the building and site improvements, would be compatible with other conforming signs in the immediate vicinity, and would promote a good design solution, and 6 3) The exception would permit an improvement that would not be detrimental or disruptive to the safety or flow of vehicular or pedestrian traffic either on-site or off-site. Staff believes the 77.5' building setback from the primary pedestrian entrance to the project site; the proposed perimeter courtyard walls/fencing and the proposed expansion of the Marin Academy campus lends itself to unusual sign circumstances for which an exception may be in order to allow greater sign area. Staff requests the Board's comments on the following: • Whether the proposed signage for the project is appropriate, given the exceptional building setback, limited visibility and unique sign needs of Marin Academy. Chapter 22 - Use Permits As discussed earlier in staff's report, the project will require the amendment of the current Use Permit for Marin Academy to allow the relocation of the swimming pool and expansion of the Marin Academy campus. Chapter 25 - Environmental and Design Review Permit The project will require Environmental and Design Review Permit approval by the Planning Commission (Commission), given that; it proposes to construct a new public/quasi-public structure or facility. 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 e.visting 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 entranced 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) pedestrimin-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 at/ 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 for?e 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_ Site Design The project proposes, essentially, to replace the current swimming pool and relocate it from the northern porion of Marin Academy campus to an expanding southern portion of campus. The primary pedestrian access to the aquatic center is proposed through a landscaped entrance along the fifth Ave. frontage with a secondary pedestrian access provided along the Mission Ave. frontage. No on-site parking and no vehicle access is proposed by the project, Staff generally supports the proposed site design if the proposed project is consistent with the landscape requirement. Architecture Staff also generally supports the proposed contemporary architecture of the new 2,345.5 sq. ft. pool house structure, which will relate with contemporary design features of the more recently constructed buildings on the Marin Academy campus, including roof form (flat) and exterior colors (off-white exterior wails with dark gray window trim and medium gray doors) and materials (lime plaster finish). The proposed two-story pool house is a significant reduction in scale from the current two (2), 4,0044,500 sq. ft., two-story medical office buildings on the project site, Due to grade differences between the project site and the immediate adjacent parcel which is also par of the Marin Academy campus, the new pool house also will be diminutive to the two-story scale of these other campus buildings. Staff generally supports the proposed architecture of the project. Colors and Materials The project proposes exterior colors for both the site and the new pool house building in the 'cool' off- white and gray shade colors. The proposed exterior material of both the new building and the 8' -tall courtyard wall is lime plaster finish, like the other Marin Academy campus buildings. The proposed exterior material of the new 8' -tall metal pedestrian gates is dark gray. The project also proposes dark gray chain link fencing along the west property line, between the project site and the other campus buildings. A Material and Color Board has been prepared by the applicant and will be presented during the Board meeting_ Staff generally supports the proposed colors and materials of the project, except for the chain link fencing. Staff believes chain link fencing, generally, lacks the same high-quality of the other materials proposed by the project. Staff further believes the chain link Fencing will be visible to eastbound vehicle traffic along Fifth Ave. Staff recommends expanding the use of the 8' -tall courtyard wall, currently proposed along the east property line, to the west property line as well. Staff believes expansion of the courtyard perimeter wall would have the added benefit of helping to mitigate light and noise impacts from the project. Staff requests the Board's comments on the following; W Whether the proposed use of chain link fencing along the west property line is appropriate or would expansion of the courtyard wall, currently proposed along the east property line, to the west property line would provide superior screening and help mitigate potential noise and lighting impacts of the project. Walls, Fences and Screeoing The project proposes 8' -tall courtyard walls along the south and east property lines, 8' -tall metal pedestrian gates at the primary entrance along the Fifth Ave. frontage and the secondary entrance along the Mission Ave. frontage, and 8' -tall chain link fencing along the west property line. As commented earlier in staffs report, staff has concerns on the quality of the proposed chain link fencing and believes expansion of the solid courtyard wall along the west property line would provide superior screening and help mitigate potential noise and lighting impacts of the project Exterior Lighting The project proposes six (6) new light standards and fixtures to illuminate the project site. Though the conceptual plans do not include height details, it appears to staff these new light standards will be 20' - tall above the new concrete pool deck. The conceptual plans also do not include photometric study of the proposed lighting levels or `cut sheet' details. When the project is submitted for formal review, staff will require Lighting Plans with and light fixture details and photometric study calculations for the entire site in compliance with the City's lighting standards, pursuant to Section 14.1 6.227 of the Zoning Ordinance (i.e., acceptable lighting levels of one (1) foot-candle overlap at entrances and doorways, one-half ("/x) foot-candle overlap in parking areas, and less than one (1) foot-candle at all property lines.). Additionally, the Board has historically recommended maximum lighting levels of 20-30 foot - candies for the remainder of the sites during redevelopment. The project also proposes an LED scoreboard. Though the conceptual plans do not include height details, it appears to staff the new lighted scoreboard will be 16 -tall above the new concrete pool deck. As commented earlier in staff's report, staff has concerns that the proposed chain link fencing along the west property line will create allow the LED scoreboard to be visible to eastbound vehicle traffic. Staff recommends expanding the use of the 8' -tall courtyard wall, currently proposed along the east property line, to the west property line, to help mitigate light and noise impacts from the proposed scoreboard and, possibly, an amplified PA system. Landscape design As commented earlier in staff's report, the project proposes new landscaping though the submittal does not provide details, including total landscaping, and type, species, number, and container size of each proposed planting. The submitted landscape plans appears to propose landscape areas along north rear elevation, along the Mission Ave. frontage, and the south front elevation, along the Fifth Ave, frontage. The proposed landscape plan for the project includes new street trees along both frontages. Three (3) new street trees, 24" -box container size and matching the species of the existing street trees, are proposed along the principal entrance to the project site, along the Fifth Ave. frontage. Two (2) new street trees, 24" -box container size and matching the species of the existing street trees, are proposed along the secondary rear entrance to the project site, along the Mission Ave. frontage. Staff will require the formal project application submittal provide details on the site landscaping and lighting through detailed landscape plans, including total landscaping, and type, species, number, and container size of each proposed planting, San Rafael Design Guidelines. Planning staff requests the Board's guidance in evaluating the project for consistency with the following applicable Downtown Design Guidelines Fifth / Mission District and Environs Fifth and Mission Streets are less active than Fourth Street, the core Downtown commercial district. Projects should help create a more attractive and comfortable walking environment. The project site is located within the boundaries of the Fifth / Mission District -and Environs area of the Downtown, where the following specific design guidelines apply- • To provide visual interest, long and monotonous walls should be avoided; • Where retaining walls are needed, they should be low, or terraced and landscaped; • Entries should be well-defined and orient to the street rather than to a parking lot; • Where setbacks are provided, they should be landscaped, and • Street trees are an important element and should be retained and enhanced. The project proposes to create the primary pedestrian access to the project site along the Fifth Ave_ frontage, which also includes a 15' required setback. Staff finds the overall site landscaping, as proposed in the conceptual plans, is limited. To be more consistent with the Downtown Design Guidelines, staff recommends the required setback along the Fifth Ave. frontage to be fully landscaped. Staff requests the Board's comments on the following: + Whether the 15' required yard setback along the Fifth Ave. frontage should be fully landscaped, as recommended by the Downtown Design Guidelines Downtown Vision. The proposed project is located should be consistent with as many of the applicable policies in the adopted Our Vision of Downtown San Rafael; Fifth / Mission District Design Principles, including'. • Enhance the small scale, interesting pedestrian character of the streets by: 1) Making sidewalks and crossings safer, 2) Preserving mature landscaping; and 3) Planting more street trees; and • Preserve the pleasing scale and character of the District, especially on Fifth Avenue west of "F" Street and on the east and west ends of Mission Avenue by' 1) Including landscaped front years and historic building characteristics: and 2) Respecting the low scale and profile of existing development. The project proposes to create the primary pedestrian access to the project site along the Fifth Ave. frontage, which also includes a 15' required setback. Staff finds the overall site landscaping, as proposed in the conceptual plans, is limited. To be more consistent with the Downtown Vision; Fifth / Mission District Design Principles, staff recommends the required setback along the Fifth Ave. frontage to be fully landscaped. Staff requests the Board's comments on the following: + Whether the 15' required yard setback along the Fifth Ave. frontage should be fully landscaped, as recommended by the Downtown Vision,- Fifth / Mission District Design Principles. Subdivision Ordinance Consistency The project proposes to allow construction of the proposed improvements, including the pool house building, concrete flatworm, fencing and courtyard walls, and landscaping over the current property boundaries of two adjacent Downtown parcels. In addition, the project proposes to allow the construction of the proposed improvements over the current property boundaries of the adjacent parcel (1540 Fifth Ave. / 2 Cottage Way; APN: 011-195-05) located immediately west of the project site, which is also owned by Marin Academy and is part of the Marin Academy campus. The project is subject to 10 the lot consolation provisions pursuant to Chapter 15.05. of the Subdivision Ordinance. The formal project application is required to include a Lot Line Adjustment/Consolidation submittal or the project may be conditioned to require the subsequent approval and recording of the lot consolidations prior to building permit issuance. NEIGHBORHOOD CORRESPONDENCE Notice of Conceptual Review for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Meeting was mailed to all property owners, residents, businesses and occupants within a 300 -foot radius of the project site and the appropriate neighborhood group (the Downtown Business Improvement District or Downtown BID), a minimum of 15 calendar days prior to the date of this hearing. Additionally, notice was posted on the project site, along both the Fifth Ave. frontage. Staff has received no comments on the proposed project as a result of noticing. CONCLUSION In general, staff finds the proposed project is on the right design track. The project proposes to rebuild an existing Marin Academy amenity, the campus swimming pool, and relocate it to the project site. The swimming pool has been determined by Marin County Environmental Health Services to not comply with current health and safety code requirements. Staff supports the proposed project, primarily, it appears to reduce many existing impacts (scale, parking, traffic) and the new impacts appear to be relatively easy to mitigate (light and noise), while providing an opportunity to improvement landscape character on the project site and along both Fifth and Mission Avenues There are a few areas noted throughout this report, where consistency with current design policies or standards needs to be reviewed and the project potentially refined. Both Downtown Design Guidelines and the Downtown Vision recommend the proposed project fully landscape the required front setback along the Fifth Ave_ frontage; and Due to visual, lighting and noise impacts, the 8' -tall chain link fencing proposed along the west property lure should be a more solid screening structure, similar to the 8' -tall courtyard wall proposed along the east property line At the time of formal project application submittal, staff will require the plans include the appropriate level of details to allow staff, the Board and the Planning Commission to adequately review the proposed project_ Staff requests the Board provide direction on the points specified in the Analysis section of this report and any other additional plans, details and materials that the Board would like to see when the proposed project returns for formal review. Following the Board's comments, the applicant will submit their formal project application. EXHIBITS 1. Vicinity Map 2 Reduced Project Plans Full-sized and reduced color plans have been provided to the DRB members only. cc; Mike Joyce — Marin Academy; 1040 Mission Ave.; San Rafael, CA 94901 11 ��; \ f kzr - . 2 7/@ /E / 8`« \ {%Q §t/ �2ƒ \&t 'a (U m / &/2 §§$ @z2 \/k � § � 26 E E our � § ®�3( 2 2 CL ) fu »uEk 6 : 41k' 7 § kdfl-/ p k _ � ��; \ f kzr - . 2 / \ z . D§) � FARM IT! 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