HomeMy WebLinkAboutDRB 2019-09-17 #3REPORT TO DESIGN REVIEW BOARD SUBJECT 46 Castro Ave. (Station 54) — Request for an Environmental and Design Review Permit to renovate the existing fire station including: 1) rebuilding of the living quarters portion of the building, 2) changing roof pitch over living quarters to a sloped roof; 3) seismically upgrading the equipment bay portion of the building, and 4) incorporating new exterior materials and colors on the entire building; APN: 009-191-06; Light Industrial/Office (LI/0) District; City of San Rafael, owner/applicant; File No.: Canal Neighborhood PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: Public/Quasi-Public (P/QP) LI/O Fire Station North: General Commercial (GC)/Light LI/O & GC Retail Industrial Office (LI./O) East: GC & LI/O LI/O & GC Retail & auto repair West: GC GC Auto repair & retail South: GC & LI/O GC & LI/O Former Dodge Dealership/light industrial buildings Lot Size Lot Coverage (Max.) Required: 6,000 sq ft Standard: Not required Proposed: 13,186 sq ft Proposed: 37% Height * Floor Area Ratio Allowed: 36 ft; Allowed: 1.0 Proposed: 19'5" / 16'2" (peak of roof) / Actual Proposed: 0.37 height measurement (mid point) Parking Upper Floor Area (Non -hillside residential) Required: Based on a parking study Allowed: NA Proposed: 12 spaces Proposed: NA Min. Lot Width (New lots) Setbacks Required: NA Required Existing Proposed Proposed: NA Front: 20 ft 32'2" ft 24'6" ft Side(s): 10 ft or / 13'9" ft/l 0 ft 147710 ft Landscape Area 20 ft /0 ft Required: 20% coverage Rear: loft +/- 45 ft. + /- 38 ft Proposed: 8 % coverage Grading Tree Removal Total: TBD, only minor grading Total(No./Species): 0 Cut: TBD Requirement: 0 Fill: TBD Proposed: 0 Off -Haul: TBD SUMMARY The project proposes to renovate the existing Fire Station 54 through the rebuilding of the living quarters, including raising the roof pitch, along with a seismic upgrade of the existing apparatus bay and complete recladding of the exterior with new materials/colors. The project is being referred to the DRB (Board) for review of the site and design improvements as required pursuant to San Rafael Municipal Zoning Code Section 14.25.040B.1.j (Minor Physical Improvement, additions/alterations to nonresidential structures less than 40%). The Board's recommendation will be forwarded to staff, which is the final decision maker in this level of project. As this is a City -sponsored project, the City Council will also review and take action on the final design. The project is being referred to the DRB (Board) for review of the site and design improvements as required pursuant to San Rafael Municipal Zoning Code Section 14.25.040B.1.j (Minor Physical Improvement, additions/alterations to nonresidential structures less than 40%). The Board's recommendation will be forwarded to staff, which is the final decision maker in this level of project. As this is a City -sponsored project, the City Council will also review and take action on the final design. The exterior renovation is well designed and provides a greatly needed upgrade. Staff recommends that the proposed new design adequately addresses the applicable Environmental and Design Review Permit criteria of SRMC Section 14.25.050 and the City's other design -related policies. Staff requests that the Board review this project and provide any design input for consideration by the design team and ultimate Council approval of the bid package. BACKGROUND Site Description & Setting: The subject property is a level, 0.31 -acre site (13,037 sq. ft.) that is located on the east side of Castro Ave, between Bellam Blvd and Francisco Blvd. The property is owned by the City of San Rafael and is currently developed with a one-story fire station (San Rafael Fire Station 54), which is approximately 4,172 sq. ft. in size and contains both living quarters and apparatus bays. Vehicle access to the apparatus bays is provided by the existing driveway from Castro Ave (one driveway). Most of the existing site is paved. The existing Fire Station 54 serves the eastern part of San Rafael, which includes the Canal residential and nonresidential areas, Spinnaker /Bay Point residential areas Surrounding uses include the various commercial, automotive and light industrial uses on the north, west and east ides and the former Dodge dealership, currently a vacant lot, on the south side Montecito/Happy Valley neighborhood (residential). History: Station 54 was originally constructed in 1964. It currently hosts a ladder truck and engine company. In 2015, the City Council adopted the San Rafael Essential Facilities Strategic Plan, which presents the City's road map for the replacement or improvements to aging emergency service facilities. Phase 1 projects are underway or recently completed, including rebuilding of Fire Station 52 / Fire training center at 210 3rd St (completed), rebuilding Fire Station 57 at 3501 Civic Center Dr (under construction and nearing completion) and a new Public Safety Center (Fire Station 52- Downtown and Police Department facilities) on 1301 5th Avenue (under construction). Phase II of the Essential Facilities project is now in the planning phase and includes the proposed renovations of this station (Station 54) along with Station 55 at 995 Pt San Pedro Rd. 2 PROJECT DESCRIPTION Use: The project proposes no changes to the use of the existing fire station building, which will continue to include apparatus bays for Engine 54 and Truck 54 and renovated living quarters to house fire fighters in a 24-hour shift. The plan includes two, back -in, apparatus bays and living quarters composed of a dayroom, office, kitchen, two restrooms, four sleeping quarters, gym, storage and turnout area). Site Plan: This is a renovation of an existing building and the site plan would generally match the exiting, except for small bump outs to square off the building and enlarge the building by approximately 675 sq ft. The squaring off would add building to the front (northwest corner) and rear (southeast corner). Access to the secured parking area at the rear would continue along the northern edge of the building. A secured patio, landscaped area, flag pole and entry ramp would be created in the front. An emergency generator would be added on the south side yard, within a CMU enclosure. Architecture: The station design presents a contemporary design that promotes strong, horizontal roof and building elements. The living quarters would be completely rebuilt, and the floor height would be raised by 2 feet. The roof over the living quarters would also be sloped and connect to the gable roof over the apparatus bay. A new standing seam metal roof would be installed over the living quarters and the apparatus bays. A new accent tower would be created at the building entry. All four sides of the building would be reclad in the new materials and colors building. Materials include standing seam metal roofing, painted cement plaster, wood facia and metal roll up door and black anodized store doors and windows. Landscaping: Landscaping is proposed within the front yard area, outside the walkway and driveways and would total 533 sq ft. Sheet L1 illustrates the proposed landscape plan which includes: shrubs (Yellow Iris and Blue oat grass) and ground covers (Blue Fescue Lantana) within the front of the building. Lighting: Exterior lighting includes new wall -mounted sconces on the building. Signage: New building mounted signage is proposed, including backlit metal letters on the living quarters portion of the building "City of San Rafael Fire Department" and the "54" on the entry tower and "truck 54" and "engine 54" over the apparatus bays ANALYSIS General Plan 2020 Consistency: The project has been reviewed for consistency with the pertinent goals, policies and programs of the San Rafael General Plan 2020. This is a renovation of an existing fire station and the use is allowable under the Public/Quasi Public General Plan Land. Use Designation. A summary of key policies and programs is provided below, along with a staff response. The project is consistent with the pertinent policies of the Land Use Element including; Policy LU -23 (Land Use and Map Categories — Public/Quasi-Public); Policy LU -9 (Intensity of Nonresidential Land Use Development — 1.0 floor area ratio cap); Policy LU -12 (Building Heights- maximum height of 36 feet and Policy LU -14 (Land Use Compatibility). Other key policies to consider are as follows, including neighborhood policies that are specific to the Canal neighborhood, including NH -51 (Existing Business Areas), Community Design CD -12 (Industrial Areas) and CD -18 (Landscaping) Staff Comments: Overall, as proposed, staff finds that the project is consistent with the pertinent policies and programs of the San Rafael General Plan 2020. The scale of the project generally matches the existing fire station and would continue to be compatible with the scale of improvements in the area. Regarding Community Design Element CD -18 Landscaping), careful review of the landscape design is requested to ensure that the project provides adequate and appropriate landscaping. Given- the use program proposed for the site, on-site landscaping opportunities are extremely limited, except along for pockets in the front yard. To off -set the limited amount of on-site landscape and sidewalk width permitting, consideration could be given to incorporating street tree planting along Castro Ave. Zoning Ordinance Consistency: Chapter 6 — Base District The project is subject to the development standards for the Light Industrial/Office (LI/0) District, pursuant to Chapter 6 (Section 14.06.040) of the municipal code (Zoning Ordinance). The property development standards that are applicable to the project are identified in the Site Development Summary Matrix presented at the beginning of this report. Staff Comments: The project meets the site development standards of the LI/O District, with the exception of the landscaping. The project is a renovation of existing fire station and there is not ample space to provide additional landscaping, along the visible public street frontage. Chapter 18 — Parking Standards Chapter 18 does not specify a specific parking standard for public facility uses but does require that the parking requirement be determined based on a parking study. Section 14.18.160 requires that parking areas be screened and that one canopy tree be provided for every four parking spaces. Staff Comments: A detailed parking study has not been prepared for this project. However, the off- street parking that is proposed is based on demand and need of the existing use, which has proven to be adequate over the years that the station has been in operation. Parking lot landscaping/tree cover is not currently provided nor is there any proposed to be added. Landscape coverage is at approximately 4% of the site, which does not meet the current minimum requirement of 20% but is in line with the existing condition. All possible front yard areas that can be landscaped, are proposed to be landscaped and there does not appear to be more room to increase landscaping at the most visible portion of the site, the front of the building. Although there are some pockets of areas along the south side yard and the rear parking lot that could be landscaped or have parking lot trees added, these areas are not visible from the public right of way. Furthermore, these areas, particularly the rear parking lot, would be located in a very active portion of the site, with parking, training and other storage of equipment and materials, that could conflict with any new landscaping added. Therefore, for those reasons, staff does not recommend the addition of landscaping along these areas. Chapter 25 — Environmental and Design Review Permit The project is subject to the review criteria for Environmental and Design Review Permits, pursuant to SRMC Section 14.25.050 (Review criteria: Environmental and Design Review Permits) of the Zoning Ordinance, as follows: Site Design. There should be a harmonious relationship between structures within the development and between the structures and the site. Proposed structures and site development should be related accordant to existing development in the vicinity. There must be a consistent organization of materials and a balanced relationship of major elements. Site Features and Constraints such as significant trees and wetlands access, parking, circulation and drainage should be considered. 4 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, and should enhance important community gateways, view corridors and waterways as identified in the general pla,i. Energy-efficient design should be considered. Materials and Colors. Materials and colors should be consistent with the context of the surrounding area. To minimize contrast of the structure with its background as viewed from the surrounding neighborhood, color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High-quality building materials are required. In hillside areas, as identified in Section 14.12.020 of this title, natural materials and colors in the earth tone and woodnote range are generally preferred. Other colors and materials may be used which are appropriate to the architectural style, harmonious with the site and/or compatible with the character of the surrounding environment. Exterior Lighting. Light sources should provide safety for the building occupants, but not create a glare or hazard on adjoining streets or be annoying to adjacent properties or residential areas. Landscape Design. The natural landscape should be preserved in its natural state, insofar as practicable, by minimizing grading, and tree and rock removal. The landscaping shall be designed as an integral enhancement of the site, sensitive to natural site features (e.g., trees and wetlands), as well as water -efficient landscaping (MMWD water conservation ordinance compliance) should be considered. Staff Comments: Staff finds that the design of the project generally complies with these criteria. The contemporary architecture and choice of building materials and colors should be reviewed to ensure that the project is harmonious with the surrounding neighborhood and improvements. The addition of the sloped roof over the living quarters along with the entry tower provide a better sense of entry and more cohesive design. San Rafael Design Guidelines: On November 15, 2004, The City Council adopted Resolution 11667, adopting interim San Rafael Design Guidelines. The interim design guidelines provide City staff with direction in reviewing the design of new development for consistency with the San Rafael General Plan 2020 Community Design Element. These interim guidelines provide a framework of design principles in order to improve visual unity of the area. Staff requests that the Board provide guidance in evaluating the project for consistency with the following applicable to Non -Residential Design Guidelines: Parking Lots • Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. • Parking areas should be screened from the street with hedges, walls, fences or berms, subject to security considerations. • Shade trees should be provided in parking lots per the zoning ordinance. Lighting • 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. Building Form 5 • A continuity of design, materials, color, form and architectural details is encouraged for all portions of a building and between all the buildings on the site. • Consider the development's visual and spatial relationship to adjacent buildings and other structures in the area. Materials and Colors • Use articulation, texturing and detailing on all concrete exposed to exterior view. • Exterior materials should minimize reflectivity. • Use color to provide appropriate accents on a building. Staff Comments: In general, the project meets the City's interim design guidelines. The renovation of this station would improve the aesthetic of the dated architecture along with the functional and safety improvements to this important building. NEIGHBORHOOD CORRESPONDENCE Public notice of this meeting was provided to property owners and residents within 300 feet of the subject property. In addition, a notice board was posted on the subject property informing the public about the scope of the project and the date/time of the Design Review Board meeting. No public comments have been received at the time of printing of the staff report. Any comments received following the distribution of the staff report, will be forwarded to the Board. CONCLUSION Overall, this renovation of an existing fire station presents a nice upgrade to the dated building. Not only will the renovation improve livability for the fire fighters, but it will structurally and seismically upgrade the building to high standards. The new contemporary design provides a comprehensive update, uses high quality materials and incorporates 360 -degree design. EXHIBITS 1. Vicinity Map 2. Station 54 Project Description 3. Reduced Project Plans 11x17 plans have been provided to the DRB members only. cc: Greg Barton, LCA Architects (via email) Bill Guerin, Public Works Director (via email) Chris Gray, Fire Chief (via email) Fabiola Guillen-Urfer, Public Works Project Manager (via email) N � tN6 O CL N ro (U Ea u N � c c� ro v v L v N c'� to U c L tr 'E 3 on U Q1 aj -n G � ro on V C � c � U u LO u .I �Ql FJ O L ro on L c � •o a' CL E o -n ,5 0 U T E u v v L O L O N O 0- O O O T 0 d O L >�on� L U Df1 v v Y 3 � � v N E ai <u n - 11' LCA ARCHITECTS A CALIFORNIA CORPORATION August 12, 2019 Raffi Boloyan, PLANNING MANAGER CITY OF SAN RAFAEL 1400 5th Ave San Rafael CA 94901 Reference: Design Review Submittal - Fire Station 54 Remodel Narrative for Fire Station 54 Remodel and Addition The existing living quarters for Station 54 will be demolished and rebuilt to meet modern fire station standards for ADA accessibility, functionality,, durability, safety and rapid response times to civic emergencies. The new living area will be expanded to provide an entry vestibule, indoor exercise area, additional storage and a dedicated data room for the electronic systems needed for alerting and communications. The existing concrete Apparatus Bay will remain in place and be seismically upgraded to meet current codes. A turnout locker room and decontamination room will be built off the App Bay separate from the living area in order to keep harmful contaminants isolated from the firefighters assigned to the station. The new station will receive a new metal roof throughout, stucco walls at the new living area, a new patio area for the firefighters with a wood screen, new high efficiency mechanical and electrical systems, and an emergency back-up generator in and CMU enclosure. The living quarters will be raised 24" above existing grade to prevent potential flooding of the station. The paved area at the rear of the site will be regraded to correct any drainage issues and the parking lot restriped. The front of the site will receive a minimal amount of landscaping to accent the new ADA ramp and partially screen the CMU generator enclosure. 590 Ygnacio Valley Road, Suite 310 o Walnut Creek, CA 94596 •925.944.1626 1970 Broadway, Suite 800 a Oakland, CA 94612 , 510.272.1060 www.lca-architects.com J z i-- W2w S2 n LL o z_ w ZZo Q z F- _ ui�W mag o O �- �w V � z M O U qT r ° n �/ i I �- J holl"dii, VOSV6VINdOJnVO'l3VdVd NVS"Od Oa03d NVS 1NIOd 936 99 NOIlV1S MIA MtO VINdO41WO -WdVd NVS "3AV MUM SV 49 NOIl`d1S 32J1:1 lWou NVS d0-10 L S10311HO21d � �� 18896 tlINtlOiIIWJ'l3tlitlMNYB"OLOY03dNtl8WI0d856 i1�43��vs� � S �A r .i SS NOIlV1S 3a1� 1� Ik:s : r1 \� ❑ �q I t89 NOLLVIS93tldtltlNtlS"3AtlON18tl08V N a " s .s1E" 112 tiS Nollvls aal� §I $� P$F ! III '13tldtltl NVSM0 10 LL S1:)311HDNV ®� 8 IM11VINNOJ-13VdV—"OUOtltl3dNV -1-90 ■r X558 ai SS NOIltl1S 32i1� @q9 gg S gg ;Wn VINHOJM'HWdVM NVS"RAV ON18VO 9V 0 S.L331IHD21b g g� �oevevineoinvo'i3vevarays•oaoaa3dNvswioasss rrg age �, vm IW NOLLVIS IW I 5 4� ! oz g�d 3y ggyya O6V6tlINtlOiIIV�'l3tl�Vtl NtlS "3AtlO ABtlOBO 'SE a z E 7$$8F v 9 @99 43V�N�ADAIJo IIS $1�311H�21t/ 3 gS we>emwaaarro�'r�nn�vai+vs••oaoaoearayswioasse $�3��iP$as � eS SS NOIlH1S 3iJl� S Y3 3g � e oz ®�/J/ '"I iias>svwaainw�ti3vevaNvs'anvoaisvoso§y�( Y �� JSck 08 bS NOI1tl1S 32114 3! iii€Ii6i4 ww ��.VV/ `€ 3�E A H'S a 119 GN LLVI 3 9 N SIDEUMO21dr, 9 ®� 1 � LJ Hill RIS g US 41 a 10666 VIMHOAIIV3'13VdVtl NVS "OU 02103d NVS iNIOd SSS 55 NOI1tl1S 3?ild 10665 tllNtlOdIltlO'1 3Vdvu we"3Atl O111StlO 96 45 NOIIHIS AHI -A IW4d NVe dO ALO I I I — . I , ,,,,,,...- ... _� I I •l ilc`"3:�Ri 'li' - . '�� , ai ��� il>I ��Y - . I��� i � I__II I � �I��,,►- Ilii A , _ .�. ��� �-_ __ , _ m K T S.L�31IH�21b' r� a g! VJI E Wsm vMoArvo'mwv Nvs.. UadNVemlodss6 SS NOIIVIS 3TJI=I MOB VI aodM-GVd"Nvs^snv oatsvo sr VS NOIIVIS 3NI3 lsvd Nvsdo, o I |§§� �A�m�V �s*�m�J� -\^ -� •,-\� © m \ � / �■ K Q 1. 1. . . ! a- .!— _- . q m ¥ NI K o )§ P §§ § § m � ` z , . .' q E- - - - - - -- - 6 k § � d| / §° � (§ )) 7 . u _ ! m ! j A ! \ . § Tip. \ !i § \ \ | \ lalI § «tA \AIr|!U / �` G§ c r ui , \ | L j ,mk k�� / ƒ) ( ( § � | E |§ | ! z; !H Is | | } | ` weva "OU~ ^\IM / ' �1091! | / § 2 § ( § « � � § L | § '74 - LO Z O Q � U) m CE F -I LU E U- = § /\ oE a # \%2 L)0 < =c>»z Wiz=§; ƒ»7#E « � § U k§§±. - = wJi) �zalc< /})\/3 8_ C-) / §G) . /}ƒ${/ \