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HomeMy WebLinkAboutDRB 2011-05-17 #3 CITY OF Community Development Department – Planning Division Meeting Date: May 17, 2011 Case Numbers: ED11-007; UP11-024 Project Planner: Sarjit Dhaliwal – (415) 485-3397 REPORT TO DESIGN REVIEW BOARD SUBJECT: 350 Los Ranchitos Road (Guide Dogs for the Blind) – Request for an Environmental and Design Review Permit and Use Permit to demolish an existing 22,560-sq. ft. residential hall and rebuild it as a 26,626-sq. ft. structure (this application if approved would amend a previously approved Environmental and Design Review Permit (ED10-001) and Use Permit (UP10-002) for this facility); APN: 175-250-03; Public/Quasi-Public (P/QP) District; Phred Starkweather, applicant; Guide Dogs for the Blind, owner; Rafael Meadows (Los Ranchitos) Neighborhood. PROPERTY FACTS Site Characteristics General Plan Designation Zoning Designation Existing Land-Use Project Site: P/QP P/QP Guide Dogs for the Blind North: P/QP P/QP Cemetery South: LDR LDR Single-family Residences East: LI/O LI/O Storage warehouse West: HDR PD1821, PD1537 Multifamily residential Site Development Summary Lot Size Lot Coverage or Natural State Required: No Requirement (NR) Proposed: 496,148 sq. ft. (11.39 ac) (existing) Allow/Req: NR Proposed: 25.3%; 125,275 sq. ft. (existing: 24.4%; 121,209 sq. ft.) Height Density or Floor Area Allowed: 36 ft. Proposed: 22.5 ft. Allowed: 1.0 (existing FAR 0.24) Proposed: 0.25 FAR (125,275 sq. ft. total floor area) Parking Upper Floor Area Required: 139 (181 existing) Proposed: 183 Allowed: NR Proposed: None. Lot Width, Yard or Landscape Area Setbacks Required Proposed1 Required: 10% Landscape Area Proposed: 22.18% (110,038 sq. ft.) Front: Side(s): Rear: Ext. side: Ped. side: NR NR NR NR N/A 200+ ft. 60+ ft. More than 300 ft. N/A N/A Grading Tree Removal Total: 713 cy cut; 171 cy fill Total(No./Species): 30 trees Off-Haul: 542 cy Requirement: 8 required in the new parking lot Proposed: 51 trees (15 shade trees in the parking lot) 1 Proposed setbacks are indicated from new exterior walls of buildings or additions. See report for detailed discussion of compliance or issues, if any. 2 SUMMARY The existing Guide Dogs’ facility use was originally approved by Marin County with a Use Permit in 1951. Since then, the facility has been amended/expanded with appropriate Planning and Building Permits from the City. The proposal requires a Use Permit amendment and an Environmental and Design Review Permit for demolition and reconstruction of existing building and site improvements. Since a similar modification to the facility design was approved by Planning Commission in 2010, the proposed modification would require Planning Commission review. The newly reconstructed residence building would be one-story, modern design and screened by existing and proposed landscaping from the street and the neighboring single-family residential development to the south. The building would utilize high quality materials and natural finishes. Minimal grading is required for demolition of existing hardscape to prepare the site for the new building, parking and driveway improvements. Based on review of the applicable design criteria, discussed in detail below, staff has concluded that the project adequately addresses the criteria. The proposed Site Plan would improve emergency and passenger vehicular circulation, update parking space dimensions and expand parking capacity to meet current codes, improve and redesign the existing landscaping, and provide a new building in compliance with the current building codes. BACKGROUND Site Description & Setting: The property is located at 350 Los Ranchitos Road and is relatively level, exhibiting a slight downslope from the street to the rear of the property. The property is currently developed with a facility for dogs for the blind (Guide Dogs for the Blind). The existing development is significantly screened by a large number of trees of varying types and sizes. The property is bounded by Mt. Olivet Cemetery to the north; single family Residences to the south; Highway 101 and a storage warehouse to the east and multifamily residential development across Los Ranchitos Road to the west. History: The existing use was originally approved by Marin County with a Use Permit in 1951. After the 1975 annexation of the property into the City, the development has been expanded/altered several times. Currently the development consists of an administration building, a volunteer center, residential hall for students, a dog kennel, parking and landscaping. The property has been consistently well maintained. In March 2010, the Design Review Board favorably reviewed an Environmental and Design Review Permit (ED10-001) and a Use Permit (UP10-002) application for the subject property. The project consisted of demolition of several buildings, with relocation and reconstruction of the two main buildings (Administration and Residence Hall) along with associated parking and landscaping improvements. The Planning Commission approved that project in April 2010. PROJECT DESCRIPTION Use: The project includes demolition of an existing 22,560 sq. ft. residential hall and rebuilding it as a 26,626 sq. ft. building, modified walkways and landscaping adjacent to the residence hall, expansion of existing on-site loop road, addition of 22 new parking spaces and updating of 27 nonconforming 3 parking spaces to meet current code standards. As a result, the total number of parking spaces would increase from the 181 to 183 spaces. Site Plan: The proposed Site Plan would improve emergency and passenger vehicular circulation and slightly expand parking capacity. Due to the location of the project site and the limited proposed building height, the proposed design would not impact views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills from public streets and public vantage points. The rebuilt residential hall would be a U-shape building with the court containing a covered area along the building for dog relief. The central area of the court would be off-leash dog play area. Architecture: The new building would be one-story modern design structure, incorporating elements of natural finished vertical wood siding, zinc gray colored standing seam metal roofing and fascia, and painted exterior plaster. The building includes deep overhangs and significant amount of glass surfaces. The modern design would be consistent with the existing character of the neighboring development in terms of the height, which would be appropriately setback and screened from the street and the neighboring single family-residential development to the south. The building would provide a flat floor, day lit Auditorium for graduation ceremonies and other assembly functions. The Auditorium would be linked to the outdoor pedestrian area. The rebuilt Residence Hall would be designed in a U-shaped configuration in order to orient all the guest rooms to a common centralized courtyard which contains the Dog Relieving Area. The Hall would contain 18 single-occupancy guest rooms as compared to 12 double-occupancy guest rooms in the existing Hall. Landscaping: The project proposes the removal of 30 trees and replanting of 51 new trees. Eight of the new trees would be shade trees located in the new (modified) parking lot. Additionally, ground cover and shrubs would be planted. The project would result in a total 110,038 sq. ft. (22.18%) landscape areas, including the existing landscape areas. Grading: The project would require grading of 713 cy cut and 171 cy fill. A total of 542 cy of fill would be exported. The required grading is necessary to obtain the finish floor level of the new buildings for the desired use. On average, grade cuts would be 1.0 foot in depth over the project area. ANALYSIS The relevant General Plan 2020 policies, Zoning Ordinance design criteria and San Rafael Design Guidelines policies that the Board should use when evaluating the project, are fully analyzed in the attached consistency tables (Exhibits 2-4) and summarized below as follows: General Plan 2020 Consistency: The General Plan Land Use designation for the subject site is Public/Quasi Public, which permits government or quasi-public buildings or facilities; utility facilities and similar facilities owned or 4 operated by public/non-profit agencies; and residential uses. In terms of the intensity of development, this designation allows 1.0 FAR (floor area ratio). Lastly, the General Plan identifies that this site has a 36-ft. height limit. As proposed, this project would be consistent with the land use designation and intensity standards of the General Plan. In addition to these standards, the General Plan 2020 contains design-related policies. Applicable policies are provided below in italics, followed by staff comments: Ø Community Design Policy CD-10a (Visual Compatibility) directs to ensure that new structures are visually compatible with the neighborhood… Ø Community Design Policy CD-19 (Lighting) specifies allowance for adequate site lighting for safety purposes while controlling excessive lighting spillover and/or glare. Ø Community Design Policy CD-21 (Parking Lot Landscaping) requires provision of parking lot landscaping to control heat build up, reduce air pollution, provide shade for vehicles and soften the appearance of parking lots. Staff believes the proposed buildings would be consistent with the existing neighborhood of single- and two-story residential and commercial buildings with variety of designs and colors. The proposed project would comply with parking lot lighting and landscaping requirements. The project as proposed is either in compliance with the applicable General Plan policies, or would be able to comply. Pertinent design criteria are also reflected in the Zoning Code and the San Rafael Design Guidelines. Staff requests comments from the Board on any design changes or details required, which would assure compliance with the General Plan design policies. Zoning Ordinance Consistency: As noted in the Site Development Summary on page 1 of this report, the project meets applicable P/QP zoning development standards. The pertinent design criteria are identified and discussed below: Chapter 25 - Environmental and Design Review Permits The project should be evaluated for conformance with the following design review criteria, identified in Chapter 25 Environmental and Design Review Permits of the Zoning Ordinance: · Creation of interest in the building elevation. · Provision of a sense of entry. · Variation of building height. · Equal design of visible facades. · Landscaping should enhance site features and provide buffers. · Use of natural colors and materials. The design criteria call for development that integrates good design practices to create a well- designed project. Staff believes the proposed site plan and buildings provide a sense of entry and placement of the rebuilt building in good relationship to surrounding development. The proposed single-story height of the building would be consistent with the existing single-story building to be rebuilt and with the existing single family residential development to the south of the site. Further, the building would increase the side setback to approximately 60 feet, as compared to the existing setback of approximately 44 feet. The project plans demonstrate compliance with landscaping and lighting requirements. Staff believes the proposed project is consistent with the applicable design criteria. The Board recommendation and comments are requested to assist the applicants to further refine the project design. 5 San Rafael Design Guidelines: The San Rafael Residential Design Guidelines, adopted November 15, 2004, strive to improve the design of all residential and non-residential development. Applicable criteria from the San Rafael Design Guidelines are provided below in italics, followed by staff comments: Nonresidential Design Guidelines · As modifications are made to San Rafael, whether through public improvements or as private development affects neighborhoods or the Downtown, the design quality of these changes should improve the quality of life in San Rafael. These guidelines provide a framework of design principles that builds on the strength of the existing character of an area and that strives to improve the visual unity of the area. Parking Lots · A logical sequence of entry and arrival as part of the site’s design should be provided. · Where possible, design entrances from the street to direct views toward the building entry. · Parking areas should be screened from the street subject to security considerations. · Auto and pedestrian entrances into development should be easy to find. Use of special entry treatment, special plantings and signage should be located at the entries. Landscaping · Landscaped areas should be planned as and integral part of the development. · Trees should be planted in a variety of locations. · Add street trees where practical. 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 boundaries of the property. · Lighting fixtures should compliment the project architecture. Pedestrian Circulation · Consider pedestrian orientation when designing building entries, windows, signage and doors. · Include a well-defined pedestrian walkway between the street and building entry. · Clearly define pedestrian movement through parking lots by using pavement treatment and landscaped walkways. · Adequate facilities for bicycle parking should be provided. Building Form · Consider the development’s visual and spatial relationship to adjacent buildings and other structures in the area. · Building entrances should be defined with architectural elements · Where appropriate, provide awnings to enhance the design of the building, provide weather protection, and create a sense of human scale. The entrance to the proposed facility is directly accessible off Los Ranchitos Road and visually leads to the pedestrian complex. The access to the pedestrian area from the parking areas is logical and easily identifiable. The rebuilt residential hall would have a direct entrance off the pedestrian area. Although the Zoning Ordinance does not require bicycle parking facilities for this type of project, the project provides bike parking to the northeast of the administration building. 6 Landscaping would screen the structure from view off site thus minimizing privacy or design conflicts. The proposed building would introduce an interesting and different modern design in a neighborhood with varying designs of residential and office structures. The project proposes to remove 14 plant species and replant 15 plant species. The proposed landscape plan identifies 15 shade trees (required 8 trees) in the new parking lot. The proposed lighting levels would range as follows: Average: 1.22 – 2.81 Fc Minimum: 0.2 to 0.4 Fc Maximum: 5.8 – 7.3 Fc The proposed lighting levels are in appropriate consideration of the neighboring residential uses. Staff believes the proposed project is consistent with the San Rafael Design Guidelines. Board recommendations and comments are requested on any landscaping, lighting or design elements that may require further attention to assure a high quality, sustainable design is achieved that is compatible with and sensitive to surrounding development. Staff believes there are no issues with the project design. NEIGHBORHOOD CORRESPONDENCE A public meeting notice was mailed to all property owners and occupants within 300 feet of the subject site within fifteen (15) days prior to the Board’s meeting. Public notice also was mailed to the Marin Gardens Homeowners Association and Rafael Meadows Improvement Association. Public notice was further posted the Los Ranchitos Road frontage of the property. To date, staff has received no comments. CONCLUSION Overall, staff recommends that the project design is generally consistent with the City’s development standards and design-related policies. The Board’s recommendations and comments are requested on the proposed design. EXHIBITS 1. Vicinity Map 2. General Plan 2020 Consistency Table 3. Zoning Ordinance Consistency Table 4. San Rafael Design Guidelines Consistency Table Full-sized and 11”x17” plans have been provided to the DRB members only. cc: Phred Starkweather. 110 Linden Street, Suite 110 Oakland, CA 94607 Mike Fryer Guide Dogs for the Blind 350 Los Ranchitos Road San Rafael, CA 94903 Rusty Rubinsky 7 Marin Gardens HOA 200 Los Ranchitos Road San Rafael, CA 94903 Jay Morse Rafael Meadows Improvement Association 33 Corrillo Drive San Rafael, CA 94903