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HomeMy WebLinkAboutDRB 2019-02-20 #2AN R AFAE L THE CITY WITH A MISSION Community Development Departmant — Planning Division Meeting Date_ February 20, 2019 Case Numbers: GDR19-001 Project Planner: Krystle Rizzi (415)-485-3198 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 88 Vivian Street (Country Club Bowl) — Request for Conceptual Design Review to redevelop the existing site as a 68 -unit townhome development; APN: 008-092-02; Neighborhood Commercial (NC) Zoning District; CLK Properties, LLC, Owner; WIE Development, LLC, Applicant; File No.: CDR19-001. PROPERTYFACTS Location General Plan Zoning Existing Land Use Project Site: NC NC Commercial: North: HDR HR11HR1.5 Multi -Family: South: GC GG Commercial: East: LI/C CCI/O Industrial: 68 units Parking Multi -Family: West: NC NG Misc. Commercial: Country Club Bowl Apartment Complexes 76 Gas Station/Sarvice Center; Hotel Auto Services; Computer Repair 4 -Unit Apartment House Grocery; Restaurant; Laundromat Lot Size Lot Coverage. Required: 6,000 square feet Permitted: NR Proposed: 104,979 square feet Proposed: 47.5% Height Residential Density Permitted: 30 feet Permitted: 58 base units (1 du/1.800 square feet) Proposed: 29 A feet Proposed: 68 units Parking Setbacks Required ProVosed Required (Resident): 2lunit Front NR 7' 7" Proposed (Resident): 136 spaces Side - Street NR 7' 8" Required (Guest): 115 units Side - Interior NR TS" Proposed (Guest): 14 spaces Rear NIS T 7° Outdoor Area Landscape Area Required ' equi ed. NR Required: 10% Proposed: 23,300 square feet Proposed. Not specified SUMMARY The project is being referred to the Design Review Board (Board) for review of a proposed 68 - unit for -sale townhome development on an approximately 105,000 square foot site. The residential density of the zoning district in which the project is located allows for a total of 58 units and has a 20 percent affordability requirement. By virtue of meeting the 20 percent inclusionary housing requirement, the project is eligible for a maximum 20 percent density bonus, or 12 additional market -rate units. The project proposes to provide 68 townhome units of which 26 are two-bedroom units and 42 are 3 -bedroom units. As required by San Rafael Municipal Code (SRMC) 14.18,030, 20 percent of the base density (12 units) will be below market rate (BMR). The project also voluntarily proposes useable outdoor area for residents in the form of private second floor decks and roof top decks as well as 23,300 square feet of common open space. The site is currently developed with a bowling alley, large surface parking lot, and site improvements. The applicant is seeking the Board's recommendations on the proposed project design which will be the basis for submittal of a formal application. With the Board's recommendation, the applicant will submit a formal application for a Conditional Use Permit to allow a multifamily development in a commercial zoning district and an Environmental and Design Review Permit for the new construction of three or more dwelling Units. Once a formal application has been submitted, the project will be scheduled to return to the Design Review Board for a formal recommendation which will be forwarded to the Planning Commission for final decision. Staff is seeking the Board's evaluation of the project's consistency with design criteria contained in the applicable design -related General Plan policies, Zoning Ordinance regulations, and San Rafael Design Guidelines for residential development, discussed in detail below. Staff is requesting that the Board provide recommendations on how to effectively address 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. Colors and Materials - Whether the calors and materials are appropriate. Landscaping - Whether the proposed landscaping is adequate in location and proportion and provides an appropriate contribution to the streetscape, BACKGROUND Site Description & Setting: The project site is approximately 105,000 square feet and is currently developed with the Country Club Bowl, large surface parking lot, and associated site improvements. The site is bounded by Vivian Street to the west, Belvedere Street to the north, and a mixture of commercial and industrial uses to the east and south. Located on Louise Street, adjacent to the project site is an existing four -unit multi -family development. Additional multi -family developments exist along Belvedere Street north of the project site. The property is identified in the Housing Element of the San Rafael General Plan 2020 as a Housing Opportunity Site_ PROJECT DESCRIPTION Use. The conceptual design proposes 29 1/2 - foot tall townhomes with private roof decks. Roof deck stair enclosures extend 7'/� feet above the 30 -foot height limit and are permissible through a design review permit. The proposed project will demolish the existing bowling alley and construct 68 townhomes. Twenty-six (26) units will be two-bedroom units and 42 units will be three-bedroom units_ The project will meet the 20 percent inclusionary housing unit requirement for residential developments of 21 units or more. By meeting the 20 percent inclusionary housing requirement the project is eligible for a maximum 20 percent Density Bonus, or up to 12 additional market rate units. All units propose ground floor garages, second floor living area, and third floor bedrooms with roof decks. Site Plan: The subject property is zoned Neighborhood Commercial (NC), which does not have maximum lot coverage requirements. The project proposes a lot coverage of 47.5%, Similarly, the NC zoning district does not have setback requirements, however, the site plan indicates that the project will provide 77' front and rear setbacks and 7'8" side setbacks. The site plan indicates two 20 -foot vehicular access points on Vivian Street at the north and south end of the property. Architecture: The proposed design features stucco and wood siding, wood guardrails, and vinyl windows. Units located adjacent to public rights-of-way propose entries which face the street. Interior units have entries which face public areas. Landscaping: Plans submitted for conceptual review do not include a landscape plan, however, it appears that the project will provide landscaping adjacent to public rights-of-way, along interior property lines, between interior units, and in the proposed common open space area. Upon submittal of a formal application the project will need to demonstrate compliance with the ten percent landscaping requirement as specified in the development standards for the zoning district. ANALYSIS Conceptual Design Review provides an opportunity for feedback on the design, color, and material concept of a proposed project priorto formal application submittal. The conceptual review seeks feedback from the Design Review Board, City Staff, and the public and provides comments to the applicant on appropriateness of design and compliance with design review criteria_ Staff has reviewed the proposed project and provided preliminary feedback and questions regarding the design approach for the Board to consider in providing its comments. Below is a general analysis of the project's consistency with the City of San Rafael General Plan 2020, Zoning Ordinance, and Design Guidelines. General Plan 2020 Consistency: In general, the project is consistent with the applicable design -related San Rafael General Plan policies. A full consistency review will be conducted upon formal project submittal. The site is designated Neighborhood Commercial on the General Plan 2020 Land Use Map, which allows for residential uses. design -related policies applicable to the project at a conceptual stage and how the project complies with these policies are described below. Land Use Policy LU- 8 Density of Residential Developments The property has a General Plan Land Use Designation of Neighborhood Commercial which allows residential development at a gross density range of 6.5-15 units per acre. The applicable NC Zoning district provides development opportunity at an intensity of I unit per 1,800 square feet. The size of the project site is 104,884 square feet (2.4 acres), which allows for a base density of up to 58 units and is within the highest density range called for in the General Plan. By taking advantage of the State Density Bonus Law, the applicant is allowed a maximum of 70 multi -family units and is proposing a development project of 68 multi -family units. Land Use Polis LU -92 (Building Helgirts Exhibit 7 of the General Flan identifies maximum building height limits in Central San Rafael. The Neighborhood Commercial Land Use Designation allows residential buildings to be a maximum of 30 feet. The project proposes a height of 29' 6", which is consistent with the maximum allowable height for the site. Housin Polis H-2 Desi n That Fits into the Nei hborhood Context) recognizes that construction of new housing can add to the appearance and value of the neighborhood if it fits into the established character of the area. The proposed design complies with development standards. San Rafael Design Guidelines for residential development, along with the Board's feedback will provide the applicant with information on how to design the project in such a way that it will be compatible with the Canal neighborhood. Housin folic H�94b Efficient Use of IVlulti-famil Nousin Srtes development of multi -family housing sites shall not be approved below the minimum General Plan base density. For residential -only projects the density should be in the mid to high range of the zoning district. As discussed previously, the project proposes to provide the maximum units allowed by the zoning district and will be increasing density by utilizing Density Bonus opportunities_ Nei hborhoods Polis NH -48 New Residential Areas calls for development of well-designed new residential areas at medium to high densities within the Canal Neighborhood. The project proposes the highest allowable density within the Neighborhood Commercial district. Recommendations provided by the Board and compliance with the City's residential design guidelines will ensure compliance with Policy NH -48. Community Design CD -3 Ner hborhoods seeks to preserve and enhance the positive qualities that are unique to each neighborhood. The Board is being asked to recommend design qualities that will fit within the context of the Canal Neighborhood. Zoning Ordinance Consistency: The following development and performance standards are applicable to the project. As rioted in the development summary table earlier in the staff report, the project proposes to comply with the development standards of the NC district. The following items are applicable to the project. As noted some items will need to be addressed or clarified upon submittal of a formal application: He qht The applicant proposes to comply with the maximum height permitted by the zoning district. Surrounding development is smaller in scale than the proposed development, therefore, staff is seeming the Board's recommendation on design modifications, if any, that will be required to maintain neighborhood compatibility. Landsca in The NC district requires a minimum landscaped area of ten percent of the project site_ Plans submitted for a formal application will need to demonstrate compliance with this requirement. Useable Outdoor Area The NC district does not require the project to provide outdoor useable area, however, the project voluntarily proposes to provide private second floor decks and roof top decks as well as 23,000 square feet of common open space centrally located within the project site. Reruse Pursuant to Section 14.18.025 of the SRMC, the proposed project will be required upon formal submittal to provide an area on-site suitable for collection of trash and recyclable materials. Plans shall demonstrate that refuse storage and pickup will be possible without impacting driveway aisle, garage spaces, or guest parking spaces_ Refuse storage areas shall not be placed within required landscape or parking areas required for the use or site. Parkins The total parking obligation for the project, inclusive of resident and guest parking, is 150 spaces. The project proposes to meet the required parking for this project, as follows: Parking ObIl ation Parkin Ratio Number of Units Parking Required Parking Proposed Residential 2/unit 68 J 136 136 Guest 115 units 68 _ 14 14 _ Total - 68 I50 154 Bicycle Parking On November 19, 2018, the City Council adopted amendments to Section 14.18.690 of the Zoning Ordinance. This amendment expands the bicycle parking requirement to multi -family developments. The number of short-term bicycle parking spaces required is equal to five percent of the required automobile spaces with a minimum of one rack that can accommodate two bicycles. The total number of short-term bicycle parking spaces required to be provided by the project is eight. Flans submitted for conceptual design review do not indicate bicycle parking. Plans submitted for formal review will need to demonstrate how bicycle parking will be accommodated and shall comply with design standards pursuant to section 14.18.494(E} of the SRMC. Driveway Aisle Pursuant to Section 14.18.136 of the SRMC, the minimum driveway aisle width for two-way drive aisles is 26 feet. The conceptual site plan shows 20 -foot wide driveways. As part of the formal application, the driveway aisle will need to be modified to demonstrate compliance with this requirement. Fencing and Screening No fencing is proposed on plans submitted for Conceptual Design Review_ Pursuant to Section 14.18.160 of the SRMC, new parking lots with more than five spaces shall provide landscaping to screen parking spaces from the public right-of-way. As proposed, the guest parking spaces are located on the interior portion of the lot and are screened from the public -right -of way by buildings. Additionally, trees will be planted to screen parking spaces from adjoining lots to the east. Upon formal application submittal, review of the landscape plan will ensure the project complies with screening and landscaping criteria as required by the Zoning Ordinance. dight and Glare Pursuant to Section 14.16.227 of the SRMC, colors, materials, and lighting shall be designed to avoid creating undue offsite light and glare. The proposed colors and materials appear to be consistent with this requirement. Plans submitted for Conceptual Design Review do not specify lighting for the property, Upon formal application, a lighting plan with photometric study will need to be provided. Shading It is unclear how the proposed development will affect shading on adjacent properties. As part of the formal application the applicant will need to submit a shadow diagram which evaluates potential shading of adjacent properties. San Rafael Design Guidelines: The San Rafael Design Guidelines serve as a guide for evaluating development. The project is a multifamily residential project. The project will need to demonstrate compliance with the Design Guidelines for residential development. Criteria applicable to the project are as follows • 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 fagade_ • 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 and designed in compliance with zoning. • Where possible, ground level parking areas should be recessed or placed to the rear of building's facade. • 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 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 In general, the project appears to be consistent with most criteria included in the guidelines. Staff seeks the Boards guidance regarding the following. • Overall consistency with the design -related General Plan Policies and Residential Design Guidelines; • Context of the project in relation to surrounding development and whether the proposed design imagery provides an appropriate and adequate representation of how the project should contribute to the neighborhoods unique design qualities; • Mow the project could best incorporate transitional elements such as stepped facades, balconies, and/or other architectural details to minimize height differences; • Whether the proposed site plan demonstrates efficient use of the site given the densities that apply to the property, • Whether the landscape areas along the site's frontage adequately contributes to the streetscape; NEIGHBORHOOD CORRESPONDENCE Pursuant to Chapter 29 of the Zoning Ordinance, notice of the meeting was mailed to the surrounding residents, businesses, and property owners within 300 feet of the site, at least 15 days prior to this Design Review Board meeting. Notice was also posted on the site along both the Vivian and Belvedere Street frontages. The City has received one comment from a nearby business requesting information on parking proposed by the development. Written statements are attached. CONCLUSION As stated above, the applicant has submitted an application for Conceptual Design Review seeking input from the Board with regards to architectural design, site design, and adequacy of landscaping. With the Board's recommendation, the applicant will be able to submit a formal application for a Use Permit and an Environmental and Design Review Permit, which will return to the Board for a formal recommendation to be forwarded to the Planning Commission for a final decision on the application. EXHIBITS 1. Vicinity Map 2, Applicant's Narrative 3. Public Comments 4. Site Plans (full-sized and reduced color plans provided to Board members only) cc: Chris Encheff W/E Development, LLC 17383 Sunset Blvd Pacific palisades, CA 90272 ƒ26 k a FE= � e� u z )\B Sr 7&\ ]2® 233 ' igk =S� - \\Z) �@E � - o= Eau> 0 2 2 �o%= 2T , $BEa j $2}u e � � \ m Exhibit I RECEIVED )AN - 7 201$ SAN RAFAEL f'.STM rNs,ru P DF_m_-i L0I_1 M F N I- SANITATION DIST January 2, 2019 Mr. Raffi Boloyan CITY OF SAN RAFAEL 1400 Fifth Avenue San Rafael, CA 94901 BE. 88 Vivian Street Conceptual Design and Pre -Application Review Dear Raffi, Thattlt you for the opportunity to submit the enclosed Conceptual Design and Pre -Application Review of our proposed 68 unit project. We are very excited about working with you, the City of San Rafael and the surrounding community on this very forward -thinking project. Site Conditions: The property is approximately 2.41 acres and is currently the Country Club Howl. Oriented in a predominantly northeasterly configuration, the site area is fiat with a rectangular shape. The proposed site plan takes into consideration the elevation and topography of the site area and does nut contemplate any significant changes. The Intent and Zoning: The property currently has a general plan and zoning designation of "Neighborhood Commercial." Therefore, our intent for the project is to process a (i) code compliant application that (ii) enhances the Canal District with a wall designed development that is (iii) a highly amenitized commutiity with its own sense of place, yet also embraces (iv) the adjacent uses and (v) the evolution of San Rafael's and the Canal District's housing needs, Expanding on item (i) above, as it is currently drawn the proposed site plan is 100% code compliant. By conforming with the NG development standards, our proposal will have zero environmental impacts beyond what was contemplated when the property was designated Neighborhood Commercial by the City's general plan. The Product: The development's product as proposed will be 3 -story townhomes, compliant with the 30ft height limit. The units will be a mix of two and three bedrooms, ranging from approximately 1,200sf to 1,875sf. Groundfloors will consist ofrton-living area to conform with FEMA requirements. Private open space, from both a code and marketability standpoint, will be significant per unit and satisfied via groundfloor patios, second floor decks and roof decks. Each unit will have a 2 -car, side-by-side direct access garage. Lastly, the Exhibit 2 17383 Sunset Boulevard 1 Suite A400 l P11CHIC P.iiisadea, CA 90272 1 (858) 926-6487 development's proposed density is approximately 2$ du/ac, based an a density bonus afforded the community by providing 20% [SMR units. The Design: The project is designed to help usher along the Canal District's evolution, while Simultaneously atterapting to blend -in with the current surroundings. With the proposcd "Modem Arebitecturel" styling& and units along Vivian and Belvedere Streets oriented to the street, the project will create a vibrant street scene currently missing from the area. Future residents of the project's Vivian or Belvedere frontages will open -onto area retail and residential neighbors, instilling a "brownstone" sense of community the current use of the property cannot provide. Running further with the concept of community and being a good neighbor, the proposed articulation of the architecture, both horizontally and vertically significant, will be pleasing to the eye; but more importantly help buffer against height discrepancies to adjacent uses. Due to FEMA regulations related to allowable uses on the groundfloor, the project is forced to maximize the NC zone's 3 -story (30ft) allowable height. To offset the verticality ofthe units resulting from FEMA, we have introduced significant vertical articulation via second story decks, changing materials for vertical architectural features and angled stair wells leading to the proposed roof decks. Additional consideration has been given to neighbors by (i) orienting the development's internal units to face inward and, (ii) regardless of the NC zone allowing for no setbacks, include a "buffer" to the uses to the cast that includes setback and guest parking areas totaling 18ft at its widest point. The final consideration given to creating a sense of community, for both the development and neighbors, is the inclusion of a centralized open space amenity along the project's eastern boundary. This centralized amenity provides additional buffer to the neighbors by breaking the roofline of the project, yet jointly provides the residents within the development a b.alf--acre common amenity not typically provided by infill developments. The Project's Role in the Fan Rafael Market: Regardless of the simple fact the development will help fulfill Marin County's need for housing, the project lends itself to the Canal District by offering entry-level product to the area. Adjacent retailers and property owners will benefit from the additional rooftops and increases to property values this development will create; all the while, catering to young families and providing twelve (12) new SMR units to the region. Finally, and most importantly, the project is going to create jobs. The project will create jobs via the entitlement, construction and sale process; however, unlike traditional suburban residential projects, job creation will continue as this development's economic influence on the Canal District reaches the adjacent retailers. Summary: Thank you again for the opportunity to submit the enclosed Conceptual Design and FTe-Application Review package. We hope you will agree that our proposal is justified because (i) our development is 100% consistent with not only the site's Neighborhood Cormnercial code requirements, but the Canal District's vision for a pedestrian friendly community as well, (ii) we have taken great lengths to design product that maximizes the site's development potential in -light of FORA requirements, yet is sensitive to our neighbors, (iii) our proposal's architecture will be an aesthetically pleasing design that is unique, but not out -of -place, to the- neighborhood heneighborhood and (iv) the project's development will play a beneficial role to both the area's housing, but more importantly, job markets. Sincerely, Chris Encheff Principal AI ,,►NFIN")l FU Kr stle Rizzi From: Heather Neidenbach �HNeidenbach@harborfreight.com> Sent: Monday, February 11., 2019 4:53 PM To; Krystle Rizzi Subject: Design Review 6orad Notice - 88 Vivian Street Hi Krystle, I left you a voice message inquiring about a site plan and information on the plans for parking for the 68 units for the proposed development. Is there a site plan for this development that you could send me? What are the plans for providing parking for the development? Thank you for your help, Heather Neidenbach Paralegal Harbor Freight Tools 26541 Agoura Road Calabasas, CA 91302 Office: 818.836.5570 Fax: 818.444.5875 HARBOR FREIGHT TOOLS Quality Tools at Ridiculously Low Prices This e-mail, its content and any files transmitted with it are intended solely for the addressee(s) and are PRIVILEGED and CONFIDENTIAL. Access by any other party is unauthorized without the express prior written, permission of Harbor Freight tools. If you have received this e-mail In error you may not copy, disclose to any third party or use the contents, attachments or information In anyway. Please delete all copies of the a -mail and the attachment(s), If any and notify the sender. Thank You Exhibit 3