HomeMy WebLinkAboutDRB 2019-10-08 #3Project Planner: Steve Stafford — (415) 458-5048
THE CITY WITH A MISSION
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 800 Mission Ave. (Formerly 1203-1211 Lincoln Ave.) — Review of final details on the
proposed site landscaping, exterior lighting and outdoor terrace finishes of an approved 88-
bed/77-suite assisted living facility with memory care services ("Aegis San Rafael") located on
two vacant parcels at the northwest corner of Lincoln and Mission Ave. A Use Permit and an
Environmental and Design Review Permit were approved for the project, subject to conditions,
on September 4, 2018; APNS: 011-184-08 & -09; Multifamily Residential — High Density
(HR1) District Zone; Geoff Forner, Applicant; ASG San Rafael, LLC, Owner; Downtown
Neighborhood.
BACKGROUND
On June 5, 2018, the Design Review Board (Board) reviewed and recommended approval to the
Planning Commission (Commission) a project proposing to construct a new, 88 -bed, assisted living
facility, located at the northwest corner of Lincoln and Mission Avenues. On July 10, 2018, the
Commission conditionally approved a Use Permit (UP17-030) and an Environmental and Design
Review Permit (ED17-090) for the project, which was appealed (AP18-002) to the City Council. On
September 4, 2018, the City Council adopted a resolution (Resolution No. 14575) denying the appeal of
the project and upholding the Planning Commission's conditional approval of the project.
One of the conditions of approval encapsulated a consensus recommendation provided by the Board
that the project return to the Board for final review of specific design details; the site landscaping, the
exterior lighting and the outdoor terrace finishes.
ANALYSIS
Site Landscaping
The project is located within the Multifamily — High Density Residential (HR1) District. One of the
development standards in the HR1 District is that 50% of the required front and street side setbacks
shall be landscaped. There is 2,513 sq. ft. within the required front yard setback (Lincoln Ave. frontage),
1,330 sq. ft. (53%) of which is proposed to be landscaped. There is 1,813 sq. ft. (51 %) within the
required street side setback (Mission Ave. frontage), 930 sq. ft. of which is proposed to be landscaped.
Site landscaping is proposed along both street frontages at grade, around the rear "memory care
terrace" and throughout the roof terrace, and includes a combination of new trees (14, predominantly,
24"- and 36" -box sizes) shrubs (918, predominantly 1 -gallon size, grasses (79, 1 -gallon size) and vines
(7, 1 -gallon size) The site landscaping includes a water feature/fountain along the frontage, at the
intersection of Mission and Lincoln Avenues, and a decorative light well within the rear memory care
terrace. Artificial turf is also proposed within rear memory care terrace to allow adequate space for staff
to clean exterior windows on the adjacent residential `suites'. The site landscaping proposes to remove
all five (5) existing street trees along the Lincoln Avenue frontage and install three (3) replacement
trees (36" -box size). See Sh. 12 — 16 of the enclosed plans for site landscape details.
Staff's comments: Staff questions the appropriateness of the artificial turf within the rear memory care
terrace. Either landscaping or the terrace deck is adjacent to the other rear -facing `suites'. Staff finds
either additional landscaping or expansion of the terrace deck would improve the project's site design
and common/shared outdoor amenities for the residents in lieu of artificial turf. Staff also questions the
proposed location of the decorative light well. This domed skylight is proposed to be located above the
"kitchen" for the assisted living facility. Staff finds relocation of the skylight further east and slightly
south, above the "activity" space, would improve the project's site design by providing natural light to
the interior common/shared indoor amenities for the residents, it likely would worsen the design of the
rear memory care terrace.
Exterior Lighting
According to the City's adopted light and glare standards (Section 14.16.227 of the San Rafael
Municipal Code or SRMC), lighting fixtures shall be appropriately designed and/or shielded to conceal
light sources from view off-site and should provide the following recommended lighting levels:
® One foot-candle at ground -level overlap at all building entryways, walkways and parking lots
to provide a sense of security; and
® One-half foot-candle at ground -level overlap at all property lines.
The project proposes exterior lighting, or exterior -visible lighting, along both street frontages, the porte
cochere along Lincoln Ave., the rear terrace deck and the roof terrace. The project additionally
proposes to illuminate or wash the two blue -tiled domes with "tape light". See Sh. 17 — 19 of the
enclosed plans for exterior lighting details.
Staff's comments: Staff has reviewed the exterior lighting details and finds the anticipated lighting
levels are relatively low, even and well-designed. The exterior lighting levels generally comply with the
City's recommended lighting levels. Please note that the project approvals included a condition
providing a 90 -day review period following the issuance of the Certificate of Occupancy to adjust the
light fixtures to reduce or eliminate off-site glare (Condition #91 of ED17-090; City Council Resolution
No. 14575).
Outdoor Terraces
The project proposes four (4) common or share outdoor terrace areas; the "outdoor dining" terrace
along the Mission Avenue frontage, the 'wrap-around' terrace along the Lincoln Avenue frontage, the
rear memory care terrace and the roof terrace. Each outdoor terrace is proposed to be finished with
either 12" x 12" decorative tile paving or colored concrete paving in neutral earthtone/woodtone colors
to complement the approved earthtone/woodtone building colors (See Sh. 12 — 14 of the enclosed
plans for outdoor terrace finishes; see Sh. 11 of the enclosed plans for approved building colors).
Staff's comments: Staff has reviewed the proposed outdoor terrace finishes and finds their design
(colors and materials) to coordinate well with those approved for the site and building.
CONCLUSION
Planning staff believes the level of details provided meets the Board's recommendation. Staff finds
these design details improve the overall design of the approved project. Staff, however, requests the
Board provide comments on the appropriateness of the artificial turf proposed within the rear memory
care terrace.
2
EXHIBITS
1. Vicinity Map
2. Project Plans
Full-sized and reduced (11"x 17') color plans have been provided to Board members only.
ASG San Rafael, LLC — Attn: Walter Braun; 415 11811 Ave. SE; Bellevue, WA 94941
Geoff Forner — 1 Belvedere PI.; Mill Valley, CA 94941
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