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HomeMy WebLinkAboutDRB 2019-05-21 #2Meeting Date: May 21, 2019 SANRAF „ E L Case Numbers: ED16-038, UP16-018, S16-001 Project Planner: Steve Stafford (415) 458-5048 THE CITY WITH A MISSION Agenda Item: 2_1 — Community Development Department - Planning Division REPORT TO DESIGN REVIEW BOARD SUBJECT: 1007, 1010, 1020 & 1030 Northgate Dr. (Temporary addresses; formerly 1005 and 1010 Northgate Dr.) — Request for an Environmental and Design Review Permit, a Use Permit and a Vesting Tentative Map to allow the construction of 136 units within three, 36 -tall, new residential condominium buildings on three developed or improved parcels with garage parking and miscellaneous site improvements. An existing service station (Gateway Gas) and small commercial building (UPS Store) are proposed to be demolished. An existing hotel is proposed to remain on its own parcel; APNS: 178-240-17 & -21; Office (0) District Zone (1005 Northgate Dr.) and Multifamily Residential — High Density (HR1) District Zone (1010 Northgate Dr.); Peter Stackpole for LCA Architects, Applicant; San Rafael Commercial, LLC (1005 Northgate Dr.) and San Rafael Hillcrest, LLC (1010 Northgate Dr.), Owners; North San Rafael Commercial Center, Neighborhood. ***Continued from the January 23, 2019 Design Review Board Meeting*** BACKGROUND & DISCUSSION On January 23, 2019, the Design Review Board (Board) reviewed a project proposing to construct a total of 136 units within three (3) new, 36' -tall, residential condominium buildings with garage parking and miscellaneous site improvements, including landscaping, drainage and lighting. At this meeting, the Board indicated that the project, generally, was well-designed, the site is challenging and appropriate for high-density multifamily residential redevelopment. The Board, ultimately, continued their review of the project and provided the following recommendations: • The architectural of the buildings needs to better relate to the design character elements found in Terra Linda and that of the adjacent hotel. (The applicant is encouraged to pick up elements of the Eichler "vocabulary" and simplify or combined vertical and horizontal articulation.) • A pullout/drop-off area should be included in the site design for 1007 Northgate Dr. • The shadow study needs to be re -analyzed for accuracy and enhanced to make it easier to evaluate the shading impacts. The shadow study shall include a 9 a.m. analysis with the noon and 3 p.m. analysis. • The project amenities need to include an outdoor cooking/BBQ area. The applicant is encouraged to explore locating this in the vicinity of the proposed pool. • The project amenities need to include some type of outdoor play structure or area. The applicant is encouraged to explore locating this in the vicinity of the proposed pool. • The tree species proposed in the Landscape Plan needs to be re-evaluated, including the Texas Privet and Deodar Cedar. • In lieu of providing a pool amenity for 1007 Northgate Dr, the senior residents should have access to the proposed swimming pool at 1030 Northgate Dr similar to other residents. To assist the Board in their review of the proposed design changes, staff is providing plans from the January 23, 2019 prior design and the current proposed design changes. Planning staff has concluded that the revised project generally responds well to the Board's prior recommendations. However, staff requests the Board specifically provide comments on the following: ® Whether the revised architectural of the project adequately relates to the predominant design elements which generally define Terra Linda. • Whether the proposed passive indoor and outdoor entertainment areas at 1007 Northgate Dr. are adequate. PROPOSED DESIGN CHANGES The Board's recommendations are provided below in bold, followed by staff's comments on the proposed design changes in response: • The architectural of the buildings needs to better relate to the design character elements found in Terra Linda and that of the adjacent hotel. (The applicant is encouraged to pick up elements of the Eichler "vocabulary" and simplify or combined vertical and horizontal articulation). The project plans have been revised to propose a new mid-century modern architectural design concept which is prevalent in Terra Linda through the Eichler single-family residential subdivisions. The low -scale Eichler aesthetic verbatim proved difficult to apply literally to the three (3) -story multifamily residential scale proposed by the project. Aesthetics instead were chosen to provide a compatible more contemporary soft -modern style which incorporates large window glazing and shallow -sloped roof profiles. The revised architectural design also features dark anodized recessed window profiles, painted cementitious board siding and painted cement plaster (stucco) exterior finishes in colors of light browns and grays (current exterior color of hotel is light tan), ground -level extruded metal awnings and upper -story perforated metal BOK Modern -type panel railings painted to match the dark anodized window finishes. A material and color board will be presented at the Board's meeting. Staff's Comments. Staff finds the revised plans generally comply with the Board's recommendation that the project better relate to predominant design character elements found in Terra Linda. Staff requests the Board's comments on the following: • Whether the revised architectural of the project adequately relates to the predominant design elements which generally define Terra Linda. • A pullout/drop-off area should be included in the site design for 1007 Northgate Dr. The project plans have been revised to provide a new passenger loading/unloading area at the front of the new senior residential building at 1007 Northgate Dr., along the Manuel T. Freitas Pkwy frontage (see Sh. A1.4). However, the City's Traffic Engineer (Department of Public Works) is unable to support the proposed location of the new passenger loading/unloading area due to safety concerns. The project is now proposing an alternative location: in front of lobby for the new mixed-use building at 1020 Northgate Dr. The dimensions of this new passenger loading/unloading area is 9' x 32'. It would require the elimination of previously approved landscape area and site landscaping; however, this landscaping will be relocated to the front of new senior residential building at 1007 Northgate. This the prior location of the passenger loading/unloading area. This alternative location was designed for the convenience of future senior residents at 1007 Northgate Dr., who will use an elevator before exiting the rear of the building before traveling a relative short, flat distance directly across the main driveway, via a crosswalk, to the alternative location of the passenger loading/unloading area. This alternative location has the added benefit of also providing a passenger 2 loading/unloading area for the proposed mixed-use building at 1020 Northgate Dr. Wayfinding signage are proposed to help direct passengers and rideshare drivers to the passenger loading/unloading area. The City's Traffic Engineer has reviewed and supports the alternative location for the passenger loading/unloading area. Staff s Comments. Staff finds the revised plans comply with the Board's recommendation that the project provide a passenger loading/unloading area convenient for the future residents of the new senior residential building at 1007 Northgate Dr. The shadow study needs to be re -analyzed for accuracy and enhanced to make it easier to evaluate the shading impacts. The shadow study shall include a 9 a.m. analysis with the noon and 3 p.m. analysis. The project plans include shadow studies that have been re-evaluated and corrected for better accuracy. Additionally, the shadow studies include a study of the shading impacts of the project at 9 a.m. on December 21 st. To better assist in evaluating these shading impacts, the shadow studies now include yellow outlines to show the extent of shading created by the project. Staff's Comments. The Zoning Ordnance (Title 14 of the San Rafael Municipal Code) provides guidelines only for evaluating the shadow impacts created by new two-story single-family residences, upper -story additions to single-family residences and `lift -and -fill' construction. It is not intended to preclude development, but rather require design changes to reduce shadow impacts on adjacent properties. In these instances, shading of existing solar collectors and primary, active recreational areas in rear or side yards should not exceed 10% or increase existing shading by more than 10% between noon and 3 p.m. on December 21St. (See Section 14.25.050 (F) (6) (g)). The application of this shadow guideline to the project is questionable. It is a multifamily residential development project. There are no known permitted solar collectors on the San Rafael Manor site. The 9 a.m. shadow study clearly shows shading impacts on the adjacent San Rafael Manor property; however, the shading impacts appear to affect less than 10% of the side or rear yards, which is measured using the entire site. Staff finds the revised plans comply with the Board's recommendation that the shadow studies include a study of the shading impacts of the project at 9 a.m. on December 21St The project amenities need to include an outdoor cooking/BBQ area. The applicant is encouraged to explore locating this in the vicinity of the proposed pool. The landscape plans (Sh. L1.1, L1.2. L2.1 and L2.2) have been revised to replace a previously proposed outdoor fireplace with an outdoor cooking area featuring a BBQ `island' and 42" gas grill, located on the pool deck and immediately adjacent to the proposed pool. This new outdoor cooking area is screened by new landscape plantings along the U.S. Highway 101 frontage. Staff s Comments. Staff finds the revised plans comply with the Board's recommendation that the project provide a BBQ amenity, preferably located in close proximity to the proposed swimming pool. The project amenities need to include some type of outdoor play structure or area. The applicant is encouraged to explore locating this in the vicinity of the proposed pool. The landscape plans (Sh. L1.1, L1.2. L2.1 and L2.2) have been revised to include commercial playground equipment (Playcraft Systems #3182) to be located south of the proposed new residential building at 1030 Northgate Dr., along the U.S. Highway 101 frontage. The proposed playground equipment is marketed for use by "toddlers, 6-23 months". Perimeter security fencing and a bench is included in the design of the new proposed playground area, which would be screened by new landscape plantings along the U.S. Highway 101 frontage. Staff's Comments. Staff finds the revised plans comply with the Board's recommendation that the project provide a playground area or equipment. While the proposed new playground area is not adjacent to the new swimming pool, it would be in close proximity to two (2) of the new residential buildings (1020 and 1030 Northgate Dr.). • The tree species proposed in the Landscape Plan needs to be reevaluated, including the Texas Privet and Deodar Cedar. The landscape plans (Sh. 1-1.1, 1-1.2. L2.1 and L2.2) have been revised to replace several specific plant species as requested by the Board. Eight (8) Deodar cedar trees (Cedrus dedara) and 17 Canary Island pine trees (Pinus canariensis), both 24" -box containers, have been replaced with 42 Incense cedar trees (Calocedrus decurrens) in 24" -box containers. Additionally, six (6) Columbia sycamore trees (Platanus x acerifolia `Columbia'), in 24" -box containers, have been replaced with six (6) `Green Vase' Zelkova trees (Zelkova serrata `Green Vase'), in 24" -box containers. Staffs Comments. Staff finds the revised landscape plan complies with the Board's recommendation. • In lieu of providing a pool amenity for 1007 Northgate Dr, the senior residents should have access to the proposed swimming pool at 1030 Northgate Dr similar to other residents. The applicant has submitted responses to the Board's recommendations (see Exhibit 2) which includes a statement that the project continues to study the possibility of providing shared access to the swimming pool at 1030 Northgate Dr. to the senior residents at 1007 Northgate Dr. Staff s Comments. Staff finds the revised project submittal does not comply with the Board's recommendation that the project provide shared access to the swimming pool at 1030 Northgate Dr to the senior residents at 1007 Northgate Dr. The project design proposes three floors of roof decks and a "Club Room" on the ground floor to provide passive indoor and outdoor entertainment area options for the residents. Staff requests the Board's comments on the following: • Whether the proposed passive indoor and outdoor entertainment areas at 1007 Northgate Dr. are adequate. NEIGHBORHOOD CORRESPONDENCE Notice of all meetings for the project, including this Board meeting, have been 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 occupants within a 300 -foot radius of the project site, the appropriate neighborhood groups (Terra Linda Homeowners' Association, Quail Hill Townhomes Homeowners' Association, Meadows of Terra Linda Homeowners' Association, Santa Margarita Neighborhood Association, Villa Marin Homeowners' Association, Mont Marin/San Rafael Park Neighborhood Association, and San Rafael Manor, Inc.), and all other interested parties, a minimum of 15 calendar days prior to the date of this meeting. In addition, the project site was posted with notice a minimum of 15 calendar days prior to the date of this meeting. Staff received a very high volume of public comments on the project, nearly all in opposition due to traffic, noise, light pollution and environmental (service station on 1005 Northgate Dr.) concerns, between the conceptual review of the project and the formal application submittal. Since formal application submittal, staff continued to receive public comments in opposition to the project due to similar concerns, though far fewer. Since the Board's initial January 23, 2019 review of the project, staff received two (2) public comments: one (1) comment concerning the shadow impacts of the project with a supporting alternative shade analysis and the one (1) comment in support of the project, stating that it will help provide more affordable housing to the area. All public comments on the project received from inception to the printing of this staff report (5/16/19) are provided on the project page on the City's web site (https://www.citvofsanrafael.orci/northciate-walk/), then clicking on the public comments link. CONCLUSION As detailed in this report, Planning staff has concluded that the revised project generally responds well to the Board's prior 1/23/19 recommendations. Staff further recommends approval of the project design with the proposed revisions. Staff will be incorporating the recommendation of the Board into staff report to the Planning Commission for action on the revised project. EXHIBITS 1. Vicinity Map 2. Applicant's Response to Board's Recommendations 3. Proposed Project Colors Reduced (11"x 17) color plans of the prior (1/23/19) project design and the proposed revised design have been provided to the Design Review Board only. cc: Peter Stackpole — LCA Architects; 590 Ygnacio Valley Rd., Suite 310; Walnut Creek, CA 94596 San Rafael Hillcrest, LLC — 1801 Century Park East, Suite 2400; Century City, CA 90067 San Rafael Commercial, LLC -- 1801 Century Park East, Suite 2400; Century City, CA 90067 North San Rafael Coalition of Residents — Carolyn Lenert; P.O. Box 6449; San Rafael, CA 94903 San Rafael Manor, Inc. — 7655 Redwood Blvd., Suite B; Novato, CA 94945 Becky Page — Board President, San Rafael Manor, Inc.; 1030 Los Gamos Rd., CA 94903 c (15 o� T C c si E E br = r v u c 541 an U _ zOn > 0 u cu o •D Lai u'7�.) �`i '1iV.j,�1 ilflllTfT�.l..- :y,_ on C14 ri CL 0 Cc b o u --�. - +� 0 o CL on a o c a o Ql > _ ai Z N w 0 3 o a st3 "l •Sat ~ it ` .. ti `tl LO CD r '�y, L � n y � r' �1 j1j� CC. ,g. as ir ;, 4 i41 O 4 C4717 am LLIt• A 11'9 b r EXHIBIT 1 Response to Design Review Board Hearing Comments Northgate Walk Project - From the January 23,d, 2019 Hearing "The architecture of the buildings needs to better relate to the design character elements found in Terra Linda and that of the adjacent hotel. (The applicant is encouraged to pick up elements of the Eichler "vocabulary" and simplify or combined vertical and horizontal articulation.) The architecture of the project, for all elevations on all three buildings, has been completely redesigned to be compatible with the mid-century modern style prevalent in Terra Linda. That is not to say we have chosen to apply the single -family -scale Eichler aesthetic verbatim. Our studies in that direction indicated the literal aesthetic would not scale up convincingly to the multi -family scale buildings we are addressing. We have chosen to provide a more contemporary, soft -modern style that incorporates the large glass areas and shallow slope roof profiles of Eichlers, but without the some of the specific (and more dated) motifs and materials. The exterior materials are painted cementitous board siding (that recalls the painted wood siding of the Eichlers) and painted stucco (cement plaster). Windows are a dark anodized, recessed profile, extruded aluminum system (a sample will be available for inspection at the hearing). The balcony railings are proposed to be a painted, perforated metal BOK Modern type panel in a horizontal pattern that is complementary to the overall look. Freestanding columns and posts will be painted metal. Colors are soft light browns and grays that will reside quietly on the tree -surrounded hilltop location and will be compatible with (but not mimic) the lighter color of the hotel building. Please note that this is the fourth architectural style concept that has been prepared over six years since the project was first brought to the City for initial discussions. These widely varying concepts have been prepared by several different architects earnestly attempting to respond to City comments and concerns. We believe this current design is architecturally appealing, and location appropriate. We hope you will agree and would appreciate your support to move the project forward as currently shown. A pullout/drop-off area should be included in the site design for 1007 Northgate Dr." A passenger loading area was subsequently proposed at the main Freitas street -front entry for the 1007 building and included in the re -submittal drawings. Subsequent discussions with the City Public Works and Traffic officials led to an alternate location preferred by the City at the top of Northgate Drive. This location is easily accessed from the 1007 building hilltop entry and is directly across the driveway from the building. A crosswalk is provided there. This location would also make the passenger loading area useful for the 1020 building. Wayfinding signage would be provided at the site entry to direct rideshare drivers to the pick-up location. A sketch for this alternate passenger loading zone location is included on sheet A1.4. "The shadow study needs to be re -analyzed for accuracy and enhanced to make it easier to evaluate the shading impacts. The shadow study shall include a 9 a.m. analysis with the noon and 3 p.m. analysis." The shadow studies have been checked for accuracy and revised to include a shadow study for 9am on December 21St. This is the gam study that will have an impact on adjacent sites. The studies have also been revised to include yellow outlines to indicate new shadowing created EXHIBIT 2 specifically by the proposed project. We have also added modelling and shadows specifically for the Manor project buildings in the shadow studies. Our shadow studies have the advantage of access to the actual surveyed grades for the site and directly adjacent areas as well as detailed, up-to-date, and accurate project building forms, locations and heights. We use advanced software: including 3d terrain and building modelling in REVIT, with refinement and shadow casting in 3D STUDIO MAX. Shadow directions and distances are generated by the professional database built into 3D Studio Max. However, we cross-checked these shadows in another software package to ensure they are consistent and accurate. Note also that the overall background aerial photo is from Google Earth Pro. This image shows shadows of other off-site buildings at the time/date of the aerial photograph by Google. "The project amenities need to include an outdoor cooking/BBQ area. The applicant is encouraged to explore locating this in the vicinity of the proposed pool." An outdoor BBQ area has been added to the project adjacent to the pool area. See sheets L-1.1 and L-1.2. "The project amenities need to include some type of outdoor play structure or area. The applicant is encouraged to explore locating this in the vicinity of the proposed pool." A toddler play area with fencing and a parent's bench has been added to the project in the green belt area at the southeast side of the site. See sheets L-1.1 and L-1.2. "The tree species proposed in the Landscape Plan needs to be re-evaluated, including the Texas Privet and Deodar Cedar." We replaced Cedrus deodora (CED DEO) and Pinus canariensis (PIN CAN) trees with Calocedrus decurrens (CAL DEC) trees and replaced Platanus x acerifolia `Columbia' (PLA COL) trees with Zelkova serrata `Green Vase' (ZEL SER) trees. See sheets L-2.1 and L-2.2. Also updated plant quantities. See sheets L-2.1 and L-2.2 "In lieu of providing a pool amenity for 1007 Northgate Dr, the senior residents should have access to the proposed swimming pool at 1030 Northgate Dr similar to other residents. " We are continuing to study the possibility of shared access to the pool, but at this time we do not have an acceptable means to accomplish this.