HomeMy WebLinkAboutDRB 2016-09-07 #3CITY of
11 4
'A
Community Development Department — Planning Division
Meeting Date: September 7, 2016
Case Numbers: ED16-047
Project Planner: Caron Parker (415) 485-3094
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 4136 Redwood — Environmental and Design Review Permit for a complete exterior fagade
renovation to building color and materials, and minor landscaping enhancements for the
existing 14,222 square foot two-story multi -tenant building on the 27,532 square foot site.
No change in building square footage is proposed. Upgrades to ADA parking would require
the loss of 2 parking spaces on site; APN: 155-074-02; General Commercial (GC) Zoning
District; Chris Dolan, applicant.
PROPERTY FACTS
SUMMARY
The project site consists of an existing two-story mixed use office/retail building on the east side of
Redwood Highway, (see Exhibit 1 -Vicinity Map). The project proposes an exterior modification to the
existing building. Pursuant to San Rafael Municipal Zoning Code Chapter 14.25.040C.5, an
administrative design review permit is required. Given the visibility of the building (freeway frontage),
staff determined that the proposed design should be brought before the Design Review Board (DRB)
for recommendations prior to staff administrative review.
The existing building was approved by the Planning Commission in 1977 (ED77-39) as a two-story
retail building. The second floor of the building is currently office space. A Use Permit was approved in
December 2015 (UP15-039) to allow the ground floor area to be converted from retail use to office
space. The applicant has recently indicated that a portion of the ground floor space (692 square feet)
will now be leased for retail use. No change to the building square footage is proposed. The number
of parking spaces would be reduced from 42 to 40 in order to accommodate required ADA parking.
The parking requirement for the office use and retail use is the same (1 space for each 250 square feet
of gross building area).
Changes to the site plan (see Plan Sheet A1.1) include the installation of two code compliant ADA
parking spaces (relocation of the two existing ADA parking spaces), 4 bike racks, a new accessible
walkway and guard rail, and new landscaping along the Redwood Highway frontage and near the new
ADA spaces. The main change for the building would be replacing the veneer stone with an
architectural panel system. This system is principally at the front and parking lot side. The remaining
elevations will have the existing plaster and trim renovated with a smoother textured finish (see Plan
Sheet A2.2 and A2.3 as well as color rendering). Also proposed are changes to the existing windows
Site Characteristics
General Plan Designation
Zoning Designation
Existing Land -Use
Project Site:
General Commercial
General Commercial
(GC)
Office and Retail
North
General Commercial
General Commercial
Office and Retail
South:
General Commercial
General Commercial
Retail
East:
Medium Density Residential
MDR MR3 Multi-famil , Office
Residential and Office
West:
N/A
N/A
Hwy 101
SUMMARY
The project site consists of an existing two-story mixed use office/retail building on the east side of
Redwood Highway, (see Exhibit 1 -Vicinity Map). The project proposes an exterior modification to the
existing building. Pursuant to San Rafael Municipal Zoning Code Chapter 14.25.040C.5, an
administrative design review permit is required. Given the visibility of the building (freeway frontage),
staff determined that the proposed design should be brought before the Design Review Board (DRB)
for recommendations prior to staff administrative review.
The existing building was approved by the Planning Commission in 1977 (ED77-39) as a two-story
retail building. The second floor of the building is currently office space. A Use Permit was approved in
December 2015 (UP15-039) to allow the ground floor area to be converted from retail use to office
space. The applicant has recently indicated that a portion of the ground floor space (692 square feet)
will now be leased for retail use. No change to the building square footage is proposed. The number
of parking spaces would be reduced from 42 to 40 in order to accommodate required ADA parking.
The parking requirement for the office use and retail use is the same (1 space for each 250 square feet
of gross building area).
Changes to the site plan (see Plan Sheet A1.1) include the installation of two code compliant ADA
parking spaces (relocation of the two existing ADA parking spaces), 4 bike racks, a new accessible
walkway and guard rail, and new landscaping along the Redwood Highway frontage and near the new
ADA spaces. The main change for the building would be replacing the veneer stone with an
architectural panel system. This system is principally at the front and parking lot side. The remaining
elevations will have the existing plaster and trim renovated with a smoother textured finish (see Plan
Sheet A2.2 and A2.3 as well as color rendering). Also proposed are changes to the existing windows
and the main entry doors, addition of a new window and elimination of some of the existing trim. The
existing asphalt composite roofing materials would remain.
Staff is generally supportive of the project, but is seeking the DRB's recommendations on the design
concept's ability to comply with all pertinent design criteria. Specifically, staff is requesting that the DRB
consider the following:
Architecture
® Whether the new exterior fagade and materials/colors would integrate with the architecture as
proposed.
® Whether the proposed curtain wall glazing system for the windows is in keeping with the building
design.
® Whether the guardrail material is in keeping with the building design.
Landscaping
® Whether the proposed trees/shrubs chosen for the landscape upgrades are appropriate and/or
adequate for the site renovation proposal.
BACKGROUND
Site Description & Setting:
The 27,532 square foot lot is a located on the east side of the Highway 101 between Professional
Center Parkway and Marin Center Drive (see Exhibit 1: Project Vicinity Map). The existing 14,222
square foot 2 -story building currently has ground floor retail and second floor office. The project site is
part of a 3 building complex (4100 Redwood, 4110 Redwood and 4140 Redwood) with shared access
and parking. The subject site (4136 Redwood Highway) has direct access to 42 existing parking
spaces, as shown on Plan Sheet A1.0, and these spaces are shared with the adjacent building (4140
Redwood). The site has operated with shared parking and access for many years without issue. No
changes to access to the site or parking are being proposed.
PROJECT DESCRIPTION
Site Plan:
No major changes are proposed to the parking lot or site circulation. The installation of 2 code
compliant ADA spaces will result in a loss of 2 spaces on site and reduce the total parking in this area
of the lot from 42 to 40 spaces. Loss of parking for required ADA parking is permitted by the code and
does not require replacement pursuant to Zoning Ordinance Section 14.18.240.B.
Floor Plan:
The project is proposing a combination of retail and office use on the ground floor. Total retail square
footage is 692 square feet (see Plan Sheet A1.4). The remainder of the space will be designed with
standard office space, with offices, meeting rooms, a break room and bathrooms.
Architecture:
The existing stone veneer exterior materials will be completely replaced (see Elevations — Exhibit 2).
The new 2" diameter painted metal railings for the stairs will be painted to match the building color. A
Color and Material Board will be presented at the hearing. The project architect has submitted the
following narrative about the proposed fagade changes:
2
"The Exterior fenestration has been revised to conform with a more ordered arrangement that reflects
back to the original building design (a copy of the original building design elevation has been included
in the submission for ease of reference). The existing fapade material on the west (freeway) elevation
and north (part) elevation facing the parking lot shall be removed and replaced with an attractive
architectural panel system with lighter coloration and accent features of dark granite. The existing
recess in the Vilest fagade shall be bumped out to create a more continuous volume above the slightly
protruding granite form below. The remainder of the elevation treatment around the less visible sides
of the building shall consist of removing dated trim work and refinishing the stucco with a lighter less
textured finish that sits comfortably adjacent to the panel material. The existing overhanging roof eaves
though heavy looking is a relatively new remodel and will be largely left as is, other than removing
some trim work and painting to match the lower wall finishes. "
Landscaping:
No existing trees are proposed to be removed from the site. There would be an additional 120
groundcover plants and perennials planted as shown on Plan Sheet L-1.
Lighting:
Plan Sheet A1.1 shows 21 existing recessed eave soffit light fixtures. The owner has stated that he
would prefer not to change the recent work done to the eave including the lighting. However, the
applicant has provided an example of the lights that could be used as a replacement for the existing
lights (see fixtures E1, E2 and E3 on Lighting Systems Sheet). The applicant has said that he would
consider changing out the fixtures if considered necessary by the Design Review Board. A photometric
plan has been provided as part of the plan set submitted. Any future lighting change would be subject
to design review, pursuant to Zoning Ordinance Section 14.16.227. Also, pursuant to Section
14.16.227.G, all new lighting shall be subject to a 90 -day post installation inspection to allow for
adjustment and assure compliance with this section.
Signage: No signage is proposed as part of this application. The applicant has been informed that a
sign permit will be required for any new building signs, as well as any signs on the existing pylon sign.
ANALYSIS
General Plan 2020 Consistency:
The General Plan Land Use Designation for the project site is General Commercial (GC). Office uses
are allowed in this zoning district with an approved use permit. A Use Permit (UP15-039) for the
proposed ground floor office was approved in December 2015. As such, the proposed project is
consistent with the General Plan policies with regard to LU -23 (Land Use). 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.
® 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. Staff is generally
supportive of the proposed project and determined that the changes are generally consistent with the
General Plan 2020 policies. However, staff does recognize that the proposed exterior change to the
facade is a major departure from the existing approved design. Staff analysis of the proposed changes
are been discussed below as part of the Chapter 25 Design Review Criteria. Compliance with the
General Plan 2020 would be addressed through the project being found to adequately address the
zoning ordinance design criteria and the San Rafael Non -Residential Design Guidelines; which are
discussed below.
Zoning Ordinance Consistency:
The proposed changes to the building focus on exterior architectural design and landscape changes,
with no change to the building square footage or number of parking spaces. Therefore, the proposed
project remains consistent with the Chapter 14.05.020 Base District regulations for the General
Commercial (GC) Zoning District and Chapter 18 (Parking Standards). No changes are proposed to
signage at this time. The applicant is aware that a sign permit is required for future signage. Future
changes to lighting may be subject to Administrative Design Review pursuant to Zoning Ordinance
Section 14.16.227 (Lighting Review).
Chapter 18- Parking
The proposed re -tenanting of the existing space from retail to retail and office would be subject to the
same parking requirement (1:250) and as such, would not change the existing parking requirement.
The proposed project would require a loss of two spaces in order to create two code compliant ADA
spaces. Staff supports the project and does not anticipate any impacts to the existing parking on site.
Chapter 25 — Environmental and Design Review Permit
The proposed new building design seeks to update the building architecture, bringing it more in line
with the modern design elements and architecture. San Rafael Municipal Code Section 14.25.050 and
the Non -Residential Design Guidelines provides design review criteria that encourage development to
be harmoniously integrated in relation to the site and surrounding architecture (e.g., colors, materials,
scale and building design). Specific architectural design considerations include, but are not limited to
the following:
➢ Creation of interest in the building elevation
➢ Design that addresses all visible building elevations
➢ Pedestrian -oriented design in appropriate locations
➢ Landscape design that integrates with the site, pedestrian areas should be made visually
attractive with special plantings and flowering trees
➢ Materials and colors that would be consistent with the surrounding area
➢ Shield light sources to prevent glare and illumination beyond the boundaries of the property
➢ Lighting fixtures should complement the architecture of the project
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 to be compatible with the
architectural design of the adjacent buildings near the project site, which have a mixture of styles
4
included brick, stucco and stone; 2) the proposed materials and colors are compatible with the existing
surroundings; 3) the architecture for the development is a mixture of several materials to add interest to
all building elevations; 4) a new walkway would be created as well as a code compliant ADA path of
travel; 5) landscaping would be added to the site, including 120 new perennials and groundcover
plants; and 6) existing lighting (recessed eave soffits) are not proposed to be changed, and the
photometric plans show low lighting levels along the property line.
In terms of landscaping, the proposed project would increase landscaping on site from 2,426 square
feet of existing landscaping on site to 2,447 square feet of landscaping. The minimum landscaping
requirement for the General Commercial (GC) zoning district is 15% (4,129 square feet), and while the
project site does not meet this requirement, the existing site is well landscaped with many existing
mature trees, and the proposed additional landscape would enhance the site as well as bring it into
further conformity with the zoning standards. Staff generally supports the project and requests that the
DRB comment on the following:
® Whether the new exterior fagade and materials/colors would integrate with the architecture as
proposed.
® Whether the proposed curtain wall glazing system for the windows is in keeping with the building
design.
® Whether the guardrail material is in keeping with the building design.
® Whether the proposed trees/shrubs chosen for the landscape upgrades are appropriate and/or
adequate for the site renovation proposal
NEIGHBORHOOD CORRESPONDENCE
(Notice of the DRB hearing was mailed to surrounding property owners and occupants within 300 feet
on August 19, 2016, at least 15 days before the meeting. At time of completion of this staff report, no
phone calls or comments had been received in response to the Notice of Public Hearing.
CONCLUSION
Staff supports the overall design of the project and requests that the DRB provide comments on the
specific points raised in this staff report.
EXHIBITS
Vicinity Map
Full-sized plans, 11 " x 17" plans/color renderings provided to the DR8 members only.
cc:
Chris Dolan, project applicant, 1438 Market Street, San Francisco, CA 94102
Daniel MacDonald, project architect, 1595 Grant Avenue, Suite 200, (Novato, CA 94945
SanRafael
-.i,. ,
Legend LJ
I L
C�
Is t4
N LID
'A goAp N
AOL -L
511)
if I
X: Y. 1 feature(s) selected on 1 layer(s)
I of 1
http://gis.cityofsanrafael.org/sanrafael/fasion.php
4222
-7
4212
4 00
2 0]
J,U.SEPH CT
G 4182-4 86
4.74
law
4162-41_72'1
j
16g
I
14d -
�S$IS
tj
W
9-24 t r N W
LJ
en
ba
1: F2417.8936
Exhibit 1
8/30/2016 4:33 PM
5
Fl
El
E
in
o
a
4 Z
i
Pet
Q)
rz
co
,Z3
Q)
4 --
-LA 41 z
<
Eli
RS
rz
co
,Z3
Q)
4 --
-LA 41 z
<
O
cn
03
Exhibit 2
