The URL can be used to link to this page

Home My WebLink AboutDRB 2018-12-18 #3SAN RAFAEL THE CITY WITH A MISSION Community Development Department — Planning Division Meeting Date: December 18, 2018 Case Numbers: EDI 8-074 Project Planner: Caron Parker (415) 485-3004 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 75 Bellam (Marin Square) — Environmental and Design Review to remodel the fagade of the buildings at Marin Square Shopping Center, upgrade landscaping and re-seallre-stripe parking lot; APN* 180-051-20; General Commercial (GC) Zoning District; Dave Johnson, Johnson/Lyman Architects, applicant; Zack Faidl, owner; Canal Neighborhood. PROPERTY FACTS SUMMARY The proposed project is being referred to the Design Review Board (DRB) for review of exterior design changes to the existing commercial buildings at Marin Square Shopping Center as required pursuant to San Rafael Municipal Code (SRMC) Section 14.25.040.C.5. The proposed project is an amendment to the previously approved Design Review Permit (ED80-75), The Board's recommendation(s) will be forwarded to the Community Development Director for determination. Based on review of the applicable design criteria, which is discussed in detail below, staff finds that the project generally complies with the applicable criteria. However, staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria and specifically to consider the following: Materials and Colors * Whether the proposed materials and colors are appropriate, including the proposed now metal trellis feature and the proposed new lighting (wall sconces). Landscaping • Whether the proposed replacement of existing Pine trees and Modesto Ash trees with Palm trees is appropriate • Whether keeping the existing lawn area along Bellam is appropriate Architecture + Whether the proposed new flat rooflines and tower elements are appropriate • Whether the proposed increase in ,building height is appropriate (project complies with 36' height limit) Site Characteristics General Plan Designation Zoning Designation Existing Land -Use Project Site; General Commercial(GC),GC Commercial retail and office Forth Light Industrial/Office 1-110 Commercial South: GC/Public/Quasi-Public GC/Public/Quasi-Public Commercial/Post Office East: GC GC Freeway on -ram West: N/A - State Hwy 101 N/A -State Hwy 580 Freeway overpass SUMMARY The proposed project is being referred to the Design Review Board (DRB) for review of exterior design changes to the existing commercial buildings at Marin Square Shopping Center as required pursuant to San Rafael Municipal Code (SRMC) Section 14.25.040.C.5. The proposed project is an amendment to the previously approved Design Review Permit (ED80-75), The Board's recommendation(s) will be forwarded to the Community Development Director for determination. Based on review of the applicable design criteria, which is discussed in detail below, staff finds that the project generally complies with the applicable criteria. However, staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria and specifically to consider the following: Materials and Colors * Whether the proposed materials and colors are appropriate, including the proposed now metal trellis feature and the proposed new lighting (wall sconces). Landscaping • Whether the proposed replacement of existing Pine trees and Modesto Ash trees with Palm trees is appropriate • Whether keeping the existing lawn area along Bellam is appropriate Architecture + Whether the proposed new flat rooflines and tower elements are appropriate • Whether the proposed increase in ,building height is appropriate (project complies with 36' height limit) BACKGROUND Site Description & Setting: The project site consists of an approximately 6.2 -acre parcel developed with retail and office buildings on the northwest corner of Bellam Boulevard, near Andersen Drive (see Exhibit 1 -Vicinity Map). Pursuant to SRMC Chapter 14.25.040C,5, an Administrative Design Review permit is required for the proposed exterior changes. Given the prominence of the structure, staff determined that the proposed design should be brought before the DRB for recommendations prior to staff administrative action. PROJECT DESCRIPTION The project proposes to remove the existing sloping canopy roof features and re -clad the exterior facades of all buildings on site (see Exhibit 2 - applicant's project description). No increase in building square footage is proposed, but a new lobby area will be created to link two buildings on the southeast side of the project site (see Plan Sheet Al). Staff notes that the project proposed to convert existing ground floor office space in these two buildings to ground floor retail. This will not impact required parking on site as both uses are parked at the same rate (1:250). Upgrades to landscaping, new ADA parking/ramps, and re -sealing and re -striping of the parking lot is also proposed Architecture: The existing buildings on site are designed with essentially a sloping canopy roof parapet structure along the front facade. This would be removed and replaced with a uniformly fiat fapade design with tower elements and decorative cornices (see Plan Sheet CB). Overall building height would remain 20'6" in some portions, increase in height to 23'6" in other portions and have a maximum height of 26'6" for the proposed new tower elements. The proposed new heights comply with the 36' maximum height allowed on the project site. See Plan Sheet A2 through A5 for details on other proposed changes which include: r metal trellis features at the entry to several buildings i metal railings for walkways and ADA ramps _ painting the existing cedar shingles along the rear of the buildings A Color and Material Board will be presented at the hearing (11" x 17" plans are in color). Landscaping: A variety of shrubs, perennials and grasses are proposed to replace existing dead/dying landscaping on site. In addition, 19 trees are proposed to be removed (primarily along the Bellam Boulevard frontage). An Arborist Report was submitted by Arborscience (see Exhibit 3), which concluded that the trees identified for removal "range in condition from severe decline to good." The report recommends that these trees be replaced "for both safety and aesthetic reasons." The recommended replacement trees are 42 new Palm trees, 5 Crape Myrtle and 3 Chinese Pistache trees (see Sheets L1 and Sheet L-2 for planting palette information). The project also proposes to construct a new 280 sq.i!t, common outdoor patio area (14' x 20') in front of Building Pad 1, fronting on Bellam Boulevard (see Plan Sheet Al). The original 1980 approved landscape plan is included in the DRB packet. Lighting: New decorative wall sconces are proposed on the building tower elements (3.6' in length, as shown on Plan Sheet CB). Any future lighting change would be subject to design review, pursuant to Zoning Ordinance Section 14.16.227. Also, Pursuant to Section 14.16.227G, all new lighting shall be subject to a 90 -day post installation inspection to allow for adjustment and assure compliance with this section. Parking: There are no changes proposed to the existing number of parking spaces, except that 2 spaces will be removed to accommodate ADA parking (see Plan Sheet Al). However, there are small deviations in the existing parking configuration that do not coincide with the originally approved parking plan (ED00-75). It is not clear when the changes occurred, but there is no record on file that the changes were reviewed by the City. DPW has reviewed the project and deemed the plans to be 2 incomplete, DPVV's comments focus specifically on issues regarding ADA access/path of travel, compact parking stall sizes, parking lot striping/stop bar location and site drainage, None of the DPW comments will impact exterior design and should have only minimal impacts on landscaping (if any). As such, staff determined the project could move forward for DRB review. Staff will continue to work with DPW and the applicant during the next phase of staff level project review. Signage: The existing signage in Marin Square was approved as part of a Sign Program in 1985 (SR85-7). The applicant has indicated that they will submit plans for new signage at a later date, Staff has advised the applicant that minor changes to the existing signage can be reviewed at a staff level (possibly with DRQ review) as a Minor Sign Program Amendment. However, major changes or increases in the number of signs would require review by the DRB and Planning Commission. ANALYSIS General Plan 2020 Consistency; The General Plan Land Use Designation for the project site is General Commercial (GC)_ The proposed project continues to be consistent with the General Plan policies with regard to LU -23 (Land Use). In fact, the change from ground floor office to ground floor retail in two of the building on site would be more in keeping with the GC Land Use Category, which lists office use a "secondary use". The proposed change allows more ground floor retail lease space and keeps the office space on the second floor only. Other General Plan Policies applicable are listed below: CD -10 (Non -Residential Design Guidelines): Recognize, preserve and enhance the design elements that contribute to the economic vitality of commercial areas :- CD -10a: Visual Compatibility. Ensure that new structure is visually compatible with the neighborhood and encourage neighborhood gathering places CD -10b: Compatibility of Patterns. Ensure compatibility of non-residential buildings patterns. Also, non-residential issues to consider include parking lots; landscaping, pedestrian circulation, building form, entryways, material and colors. 03 CD -18 (Landscaping)- Recognize the unique constitution provided by landscaping and make it a significant component of all site design. The proposed project entails exterior changes and landscaping enhancements. However, staff does recognize that the proposed exterior change to the fagade is a major departure from the existing approved design. Staff analysis of the proposed changes will be discussed below as part of the Zoning Ordinance Consistency, below. Zoning Ordinance Consistency: Staff is generally supportive of the proposed project and determined that the changes are generally consistent with the General Pian 2020 policies. The proposed changes are focused on exterior architectural design (with no change to the Building square footage) and landscape changes. Therefore, the proposed project remains consistent with the Chapter 14.05 regulations for the General Commercial (GC) Zoning District and Chapter 18 (Parking Standards). No change to signage is proposed at this time. Future changes to signage may be subject to Design Review andlor a Sign Program Amendment, as discussed above. Chapter 25 T Environmental and Design Review_ Permit Specific architectural design considerations include, but are not limited to the following: ➢ Creation of interest in the building elevation Pedestrian-orienled design in appropriate locations `r Landscape design Provision of a sense of entry Materials and colors should be consistent with the surrounding area San Rafael Design Guidelines The San Rafael Design Guidelines are discretionary and intended to assist projects in achieving high quality design. Staff has determined the following Design Guidelines should be discussed as part of the proposed project design: > Building Form: Consider the pedestrian experience when designing the ground floor; a continuity of design, materials, color, form and architectural details is encouraged for all portions of a building and between buildings on the site. Y Landscaving: Pedestrian areas should be made visually attractive with special planting and flowering trees Parking lots: Auto and pedestrian entrances into the development should be easy to find, for example, special entry treatments like colored concrete, special planting and signage should be encouraged at entry sites; shade trees should be provided in parking lots. ➢ Pedestrian Circulation: include a well-defined pedestrian walkway between the street and building entries, clearly define pedestrian movement through the parking lot, example: using changes in pavement or separate landscaped walkways; include outdoor gathering places and seating for the public Entryways: A defined sense of entry with pedestrian orientation, building entrances should be defined with architectural elements such as roof form changes, awnings or other architectural elements. Materials and Colors: exterior materials should minimize reflectivity; use color to provide appropriate accents on a building. The project is generally consistent with the design criteria of Section 14.25.050 of the Zoning Ordinance in that: 1) the proposed development has been designed with modern fagade elements that have been approved for other shopping center remodels; 2) the exterior materials are a mixture of several materials to add interest to all building elevations and create a modern look for the site, which could be encouraging to new retail tenants; 3) the proposed materials and colors are compatible with the colors previously approved; 4) the metal trellis feature would add interest and a sense of entry to the building; 5) the new common area proposed will promote pedestrian gathering; 6) new ADA ramps will improve site accessibility; and 7) landscaping would be added to the site, including a total of 50 trees and a variety of shrubs and perennials. Staff is generally support of the project design choices and has determined that the project is consistent with the intent of both Chapter 25 and the Non -Residential Design Guidelines. However, staff requests that the Board's comment on the following (as listed on Page 1): • Whether the proposed materials and colors are appropriate, including the proposed new metal trellis and the proposed new lighting (wall sconces). • Whether the proposed new flat rooflines and tower elements are appropriate + Whether the proposed increase in building height is appropriate (project complies with 36' height limit) Whether the proposed replacement of existing Pine trees and Modesto Ash trees along the Bellam Boulevard frontage is appropriate • Whether keeping the existing lawn area along Bellam is appropriate NEIGHBORHOOD CORRESPONDENCE Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and 4 occupants within a 300 -foot radius of the subject site 15 calendar days prior to the date of this hearing. Additionally, a public hearing notice was posted on the site along the Beliam Boulevard frontage. At the time staff's report was printed and distributed, the Planning Division received no public comments as a result of noticing. CONCLUSION Staff recommends that the Board provide the applicant with feedback regarding the proposal, as necessary, The Board should also provide a formal recommendation to be forwarded to the Community Development Director to consider as part of the staff level Environmental and Design Review Permit review that will follow this hearing. EXHIBITS 1. Vicinity Map 2, Applicant's Project Description 3, Arborist Report, dated October 10, 2018 Full-sized plans (including originally approved Landscape Plan ED81-49d) and 11 " x 17" plan reductions have been provided to the DRB members only. cc: Zack Faidi, property owner, zfaidi chelsea acific.com Dave Johnson, Johnson Lyman Architects, dayefc2iohnsonlyman.coni SaaRafael loft httF//gis.eityofsanrafael.org/sanrafaeVfusion-php S y cly-) EX uNll II ll JOHNSON LYMAN ARCHITECTS Marin Square Renovation Our design goal was revitalize the project by breaking down the building facades, and interrupt the architecture at curtain areas. The challenge of the project is that all the buildings are on post tensioned slabs, so no new columns could not be added without a significant cost of driving piles. Therefore we kept the existing structure in place but greatly enhanced the facades by removing the sloping canopy roofs along the front, and incorporated new tower elements, with a vertical composite material that create a contemporary wood like aesthetic, and the parapets between the towers has a different wood tone color, with a horizontal emphasis. Vertical corrugated metal siding has also been introduced, including a metal trellis element in front of the fagade, in order to create a stronger retail presence. New sconce lighting has been introduced as well and the existing cedar siding in the gear will be replaced with composite siding. All the existing storefronts are to remain, as well as site lighting. At the existing two story offices, new metal trellis elements, similar to the retail buildings has been incorporated, to break down the facades. Two different types of composite siding are proposed to further break down the building, along with a new cornice to provide a termination element At the flatwork areas, we will be adding new metal cable rails where necessary, and renovate all accessible ramps to current codes, and replace some of the ramps with stairs.. New landscaping is proposed in certain area and the parking area will be resealed and striped. FXHIBIT 2 1375 Locust Street, Suite 202, Walnut Creek, CA 94596 - 925,930.9690 fax 930.903 . email: stgg2jk[ins oriL an.com ARBORIST REPORT MARIN SQUARE SHOPPING CENTER 75 Bellam Boulevard (APN: 018-051-20) Prepared for. Chelsea Pacific Investments, LLC 1100 Mar West Street, Suite D Tiburon, California 94920 Rick Stover Thomas Baak and Associates, LLP Landscape Architects 1620 North Main Street, Suite 4 Walnut Creek, CA 04596 Dave Johnson Johnson Lyman Architects 1375 Locust Street, 4202 Walnut Creek, CA 94596 Prepared by: Dr. Kent Julin ISA Certified Arborist ;SCIENCE er 10, 2018 P.O. Box 111 o Woodacre, CA 94973-0111 Office: 415.419.5197 a Field: 415.419.6960 4. PayPal: kent.julin@gmall.com Web: http://arborscientist.corn EXHIBIT 3 EXECUTIVE SUMMARY Trees surveyed at the Marin Square Shopping Center are in relatively poor condition and should be considered for replacement. Heavy foot traffic in the landscaping has damaged tree -root systems and seriously compacted soils. In addition, structural defects in several of the trees make them unsafe. These trees are part of the original landscaping for the Shopping Center and are not likely considered "Street Trees" that are regulated by the City of San Rafael Municipal Code. ASSIGNMENT Chelsea Pacific Group hired Aih B0R8ClEHC:1; to examine 19 selected trees at the Marin Square Shopping Center in San Rafael. I conducted my inspection on October 9, 2018. SCOPE OF WORK AND LIMITATIONS Opinions in this report are given based on observations made and using generally accepted professional judgment, however, because trees are living organisms and subject to change, damage and disease, the results, observations, recommendations, and analysis as set out in this assessment are valid only at the date any such observations and analysis took place and no guarantee, warranty, representation or opinion is offered or made by Arborscience as to the length of the validity of the results, observations, recommendations and analysis contained within this assessment. As a result the client shall not rely upon this Assessment, save and except for representing the circumstances and observations, analysis and recommendations that were made as at the date of such inspections. It is recommended that the trees discussed in this assessment should be re- assessed periodically. SITE DESCRIPTION AND CONTEXT The Marin Square Center Shopping Center was developed in 1984 on a near level 11.3 -acre parcel (APN: 018-051-20). Property improvements include mature landscaping, asphalt -paved parking lots, and retail, commercial, and office buildings. The subject trees are concentrated in the southern portion of fihe property (Tree Map, attached). SUBJECT TREE. DESCRIPTIONS The subject trees include 19 non-native planted trees growing in the property frontages of Bellam Boulevard and Anderson Drive and interior of the property (Tree Map, attached). These were planted as part of the original landscaping for the property and range in condition from severe decline to good.. Tree species in order of numerical abundance include 10 Canary Island pines (Pings canarlensis), i Modesto Ashes (Fraxinus volutina), 1 sweetgum (Liquidambar styraciflua), and 1 Victorian box (Pittosporum undulatum). Micraclimatic conditions in this setting are relatively harsh to trees with extensive paved surfaces that limit water infiltration and radiate heat. Soils consist of highly compacted engineered fill material (site was formerly a salt water ARBORSClENCE— 75 Bellam Boulevard, Sari Rafael marsh) that is relatively infertile and forces roots to grow near the soil surface. Extremely heavy use by day -laborer foot traffic has severely damaged surface roots on most of these trees making them unstable. The two most common defects found on the trees include exposed structural roots (photo below left) and poor form due to multiple trunks from old topping cuts (photo below right). A summary of the subject trees is provided in Table 1 and tree locations are plotted on the Tree Map (both attached). CONCLUSIONS AND RECOMMENDATIONS Trees surveyed at the Marin Square Shopping Center have been subject to heavy foot traffic or have structural defects that make them unsafe. I recommend that all of these trees be replaced for both safety and aesthetic reasons. It is unlikely that the subject trees would be considered "Street Trees" subject. to regulation under the San Rafael Municipal Code. The City of San Rafael may be interested knowing the scope of tree -replacement work should major remodeling of nearby improvements occur. Sincerely, 1.1:7 - *];I_14314 W 4 Dr. Kent R. Julin ISA Certified Arborist #WE -8733A ISA Tree Risk Assessor Qualified California Registered Professional Forester #2648 ARBORSCIENCB — 75 Bellam Boulevard, Sara Rafael w t3 vi � = = °- a 0:� m an oC a[: cn (n ❑ oc aC" ❑ ❑ QoC' oC ❑ ❑ ❑ ❑ C7 a q LI ❑ ❑ ❑ Q z O F^ � m rr7 ct m N N N nl N N N tv ry r -i � N N M m � O o. u CL 0 Ln C C C c s C C C C c c c C C C c c a a 0 0 0 a a a a a 0 0 o a a o a a❑ z z z z z z z z z z z z;4� z z z z z LnL z 0 r- 0 ;^ ' w Lr ) Lf) m L(7 Af7 LYS L(1 O C1 Lr•S O Lf'j O yrj Lel " w n! N4•� -1 P6 r i ra N L° "t x-4 cr , + LYS s� Q N 00Ca ri [� w r -I <t ri (D r{ r I N r-, —4 L6 r7 Ln r -I til D . LO cu 0 m 0 to 0) z� co CO to W to .03 cd cc (13 co [R •� � � c13 II � CC LZ 5i -r-- �.. Lr--► 7 uU] tl] }t QS LZ ) J- o LZ N N (3) N Z l- w ro cn m m m ca cn 0 S (b 5- a) S Q] 'D � (Uz ° — c c c vs GO � 0) U)� � X ers 0) co cU w ca z cg � vs z 4 � 03 ca (b4440.4�U LU- n. � II aD as '0- ai w '0- w .Q w as as w w >c I CV OL C a CL CL t kn Ln -J-- v, -q- LA Ln v, a 4n O w r C c C C C C C c c 0 0 0 0 0 c 4 C❑ C vi vi v� yr yr sn vt 7 'n 41 0 2 _n � � GJ Gn ami i a a 0 0 0 aLir ❑ U C C C C C C C } ftiz U [p U fii I.] (k7 u N u m u 0 u m u m u i0 CJ Qi co � OG w ri N m T Ln w r- on Q 1 O H "4 r-4rrii rri i r-1 r rr4 H r -•i II II r ' z U C 42) 0 U) C) 0 r