The URL can be used to link to this page

Home My WebLink AboutDRB 2013-10-08 #4CITY OF Community Development Department - Planning Division Meeting Date: October 8, 2013 Case Numbers: ED13-027 & UP 1,37001 Project Planner: Kraig Tamborn 415) 485-3092 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 5800 Northgate Mall Drive (Northgate Mall Renovation Project Amendment) — Environmental and Design Review Permit and Use Permit for renovation of the existing 29,538 square foot vacant pad building at 1500 Northgate Mall Drive (formerly Rite Aid) with a parking modification (to reduce number of spaces required and dimensions), as an amendment to the prior renovation project approvals granted under ED07-90, SR07-91, UP07-56 & DA07-01; APN: 175-060-61, 66, 67, 59, 40, & 12; General Commercial (GC) Zone; Macerich, LLC, Owner; North San Rafael Neighborhood. -- Continued to Consent Calendar from September 4, 2013 -- BACKGROUND At its September 4, 2013 meeting the Board formally reviewed the subject project, and recommended approval of the building design approach, with direction that the following details return to the Board for review, on consent, prior to proceeding to the Planning Commission: ➢ Revise final parking plan to eliminate the dead end parking rows in parking lot north of the building, with typical square planters provided between the parking rows and addition of finger islands in the parking rows west of the building. ➢ Investigate whether the mature pine trees can be retained (in addition to the mature Redwood tree) located at the northeast corner of the frontage landscaping. The prior staff report can be found and Board meeting can be viewed and heard online at: http://www.citvofsanrafael.org/meetings/; by clicking on the Design Review Board meeting of September 4, 2013. The applicant has requested review on the October 8 Board meeting in order to be calendared for the October 15 Planning Commission meeting. This schedule is considered important in order to meet the intended opening date for the Home Goods tenant. A response to the October 8 Board meeting provide by the applicants engineer, Kimley-Horn, is attached as Exhibit 2. DISCUSSION The Department of Public Works (DPW) provided updated comments on the parking layout (Exhibit 3), received after the applicant provided its revised layout. The applicant's concept proposes to maintain the current driveway openings along the entry drive aisle. The DPW configuration recommends a possible one-way layout, that would eliminate the dead end parking rows, and is also consistent with the Board's recommendation. There have been no issues identified with the requested parking reduction, as justified by the Kimley-Horn parking study (previously provided and reviewed at the September 4 meeting). Staff recommends that the Board review and discuss the revised concepts, with the following staff comments: ➢ Consider accepting the parking layout for the northerly parking area suggested by Public Works. ➢ Recommend that the revised parking lot include the box planters, consistent with the current parking design. The item is recommended for further discussion of these final details by the Board. No further public comment is required, as the hearing has been closed and the item was recommended for review on Consent. It is recommended that the Board provide its final recommendation on the details for consideration by the Planning Commission, with the further refinements recommended by staff. EXHIBITS 1. Vicinity Map 2. Kimley-Horn Response to the October 8 Board Comments 3. Public Works October 1, 2013 Memorandum Full-sized plans, including the colors & materials details, have been provided to the DRB members only. cc: Ashil Anne, Macerich Tom Coppin, Kimley-Horn rExhbil. I `-, Vod[d'�y ME p (5-)800 Nmlhg-to MhAl II.Xipie) 1 u.+Itl.v Diu, Iy HIVE, �♦lea �V � SCALE 1 :6,815 500 0 500 1,000 1,500 FEET O � DR, h 4 , Tuesday, August 27, 2013 4:46 PM f� t G a 1 u.+Itl.v Diu, Iy HIVE, �♦lea �V � SCALE 1 :6,815 500 0 500 1,000 1,500 FEET O � DR, h 4 , Tuesday, August 27, 2013 4:46 PM EXHIBIT 2 EM" Kimley-Horn and Associates, Inc. Kraig Tambornini, Senior Planner City of San Rafael 1400 Fifth Avenue San Rafael, CA 95915-1560 Re: 5800 Northgate Mall Drive (APN: 175-060-67, etc.) Northgate Mall Renovation Project Amendment Follow Up (DRB Hearing) Dear Mr. Tambornini, Per our discussion, Macerich, the owner of the Northgate Mall, will move forward without DPW's formal response in order to comply for the October 15th Planning Commission Hearing. We are writing in response to the September 9th letter regarding Design Review Board comments on revised parking and landscape details. 1) Parking stalled marked as 8ft. This was an incorrect marking. Dimensions have been verified and corrected to read 8.5' on all civil site plan sheets. 2) What happened to the existing ADA connectivity between Macy's & HomeGoods? There is no existing connection there now. We are not changing nor disrupting existing ADA connections. We believe the DRB was referring to a different existing connection. According to the civil engineer, the existing layout and the wide width of the main drive way are unsafe elements in creating a new ADA connectivity. Instead, our proposed plans address these liability concerns by directing shoppers to use a new pedestrian walkway between the HomeGoods building and the Main Mall. CM rJ Kimley-Horn and Associates, Inc. 3) No dead-end parking aisles and narrow landscape strips? Per DRB's comments regarding traffic circulation, we will reopen the parking aisles in front of the HomeGoods building (running North & South) to avoid dead-end parking. This change will eliminate proposed narrow parking strips, also addressing another DRB comment. 4) Try to save 3 large existing trees at front corner of HG near Promenade Unfortunately due to grading a retaining wall will be placed along the Promenade to allow for its construction which will not allow us to save the trees at the front corner of HomeGoods. 5) Drip system for hanging baskets in lieu of hand watering Per DRB's comment, we will be installing an individual irrigation system per basket. 6) Parking distribution vs. Parking provided The imbalance is partially affected by the popularity, clustering of individual stores, and walking distance to building entrances. But much of the unevenness is a result of the shopping center's orientation and connection to the adjacent street network. The popular areas of the mall have more convenient connections to major roadways (Las Galinas Avenue, Manuel Freitas Parkway, Merrydale Road). 7) Consider square planters ("diamonds") in long rows of parking. Long rows of parking may need "finger" planters between some of the spaces to break up & diagonal angle is tight Proposed long rows of parking resemble the rest of the shopping center parking lot. The middle parking bay (west of HomeGoods) already proposes wide, triangular landscape islands to accommodate additional planting. We have added enlarged tree wells at every tree location (every fourth stall) in front of the main mall entrance which are shown on the revised civil and landscape site plan sheets. 9) Instead of Ficus Pumila. consider Dlantine Boston We have had success with Ficus Pumila at the shopping center based on the previously approved landscape plan. However, we can consider planting Boston Ivy instead per DRB comments upon mall management's agreement (we have experienced rat infestation related to Boston Ivy at other shopping centers). 10) Sear loading dock should not be used for additional parking Per DRB's comment, this area will only be used for additional employee parking. This will open prime parking areas for mall shoppers, which also addresses DRB's concern for even parking distribution. Kimley-Horn and Associates, Inc. 11) Can we keep the pine tree(s)? The routing and realignment due to the promenade construction necessitates the removal of the pine trees. Sincerely, KIM�LEY-HORN AND ASSOCIATES, INC. Tom Coppin, P.E. Vice President Review Comments 5800 Northgate Mall TO: FROI 111: CITY OF SAN RAFAEL, CALIFORNIA DEPARTMENT OF PUBLIC WORKS MEMORANDUM RAFFI BOLOYAN DATE: October 1, 2013 PRINICAPL PLANNER LD 13-113 KEVIN MCGOWAN FILE NO: 13.02.1€3 ASSISTANTPUBLIC WORKS DIRECTOR/CITY ENGINEER EXHIBIT 3 SUBJECT: 5800 Northgate Mall (Home Goods Store/Promenade — Kraig Tambornini, Project Planner) _ We have reviewed the referenced design referral and find the submittal complete. Items to be addressed prior to the issuance of a building permit 1.0 Parking 1.1 Modify the parking layout next to Rite Aid to have more of a one way circulation pattern. See attached sketch. Make sure the one way aisles are 20 feet wide and the two way aisles are 26 feet wide per the municipal code. Modifications to the landscape area may be required to meet these criteria. 1.2 We recommend that the accessible parking location be moved closer to the entrance on the north side of the building. 1.3 Utilize standard vehicle parking spaces in order to provide the enough room for all vehicles who utilize this facility. 2.0 Grading 2.1 Show the location, heights, and typical cross-section of all retaining walls on the plan. Indicate whether reinforcement fabric is utilized and at what depth the fabric is to be placed. 2.2 Show the limits of grading on the plan. 2.3 Show the cut and fill quantities on the plan. 3.0 Site Work 3.1 An Encroachment Permit is required for the sidewalk, curb, and gutter work. An application can be obtained from the Department of Public Works, I I I Morphew Street. 4.0 Driveways 4.1 Show the concrete driveway apron at 8" thick to match the County Standard. 3.0 Surface Runoff Water Quality A. I Include and make part of the project plans, the sheet "Pollution Prevention -It's part of the plan" See Attached Department of Public Works Page I of 2 City of San Rafael Review Comments 5800 Northgate Mall LD13-113 6.0 Drainage 6.1 Show the drainage facilities in which the new system is connected. 6.2 Provide drainage calculations to justify the size of the culverts and treatment systems installed. 7.0 Traffic 7.1 Additional traffic mitigation fees may be required based on the information provided regarding the examination of frilly occupied space. 8.0 Landscaping 8.1 Further detailed examination of the landscaping within the promenade will be addressed prior to issuance of the building permit. Department of Public Works Page 2 of 2 City of San Rafael