HomeMy WebLinkAboutDRB 2013-11-05 #3CITYOF Meeting Date: November 5, 2013 Case Numbers: ED13-46,UP13-r'41 A13-03,EX13-06 Project Planner: Kraig Tamb ni5) 485-3092 Community Development Department - Planning Division Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 1415 Third Street (Dialysis Center) — Environmental and Design Review Permit, Use Permit, Lot Line Adjustment and Subdivision Exception for demolition of an existing (8,429 sq. ft.) commercial building on a 16,977 sq. ft. parcel and construct a new 10,652 sq. ft. medical office building for a dialysis center in a two-level building (one floor over ground level parking), with 36 covered and uncovered on-site parking spaces, parking modification to allow a reduced parking standard, adjustment to increase the subject property and reduce the adjacent property at 814 E Street by 798 sq. ft. (resulting in 17,829 sq. ft. and 5,000 sq. ft. lot sizes, respectively) and exception to allow the smaller lot to be reduced further below a minimum required 6,000 sq. ft. lot size; APN: 011-252-20; 2/3MUW District Zone; Mike Conn, Applicant; Cowperthwaite Peter & Lynne 2012 Tr, Owner (1415 Third Street) Peter Pelz, Owner (814 E Street); Downtown Activity Center Neighborhood PROPERTYFACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: Second/Third Mixed Use 2/3MUW Commercial North: Second/Third Mixed Use 2/3MUW Offices/Multi-residential South: Second/Third Mixed Use 2/3MUW City parking lot/Multi-residential East: Second/Third Mixed Use 2/3MUW Multi-residential/offices West: Second/Third Mixed Use 2/3MUW Commercial/Office Lot Size Min Landscape Requirement Required: 6,000 sf (17,031 & 5,798 existing) Required: 10% (1,783 square feet; after adjustment) Proposed: 17,829 & 5,000 (after adjustment) Proposed: 9.75% (1,740 square feet; after adjustment)* *Note: requirement is not met Height Gross Building/Floor Area Allowed: 42' measured per UBC Allowed: 0.70 Proposed: 29/7" overall height (not including roof Proposed: 0.63 screen) Parking* Min. Lot Width (New lots) Required: 45 spaces (1/225; medical office) Allowed: 60' Proposed: 36 spaces (1/300; downtown office) Proposed: No Change *Note: The use of 814 E Street will not change and 3 parking spaces are proposed to be maintained for two, 2 -bedroom units. Parking for the office use is based on gross building area and subject to approval of a parking modification. Setbacks Required Existing Front: 5' n/a Side(s): NR n/a Ext side: n/a n/a Ped. side: n/a n/a Bldg. sep: n/a n/a Rear: NR n/a Grading Total: Minimal cut/fill for pad preparation Cut: (not calculated) Fill: (not calculated) Off -Haul: None anticipated Proposed 5'11" 5'/0' n/a n/a n/a 3,9» Tree Removal Total(No./Species): NA Requirement: 8 trees (1 per 4 spaces) Proposed: 8 (dispersed throughout the site) SUMMARY The proposed project is being referred to the Board for review of site and design improvements of new 10,652 square foot medical office building at 1415 Third Street, as required pursuant to San Rafael Municipal Zoning Code (SRMC) Chapter 25.050.040. The project also requires approval of a Use Permit for a modification to the parking standard, and deviation from parking backup aisle dimension. The project also includes a Lot Line Adjustment and exception to lot size for the adjacent property at 814 E Street (which contains an historic structure). The adjustment proposes to reduce the existing 814 E Street non -conforming parcel size. The Board's recommendation will be forwarded to the Planning Commission. Based on review of the applicable zoning and design criteria, discussed in detail below, staff has concluded that the project adequately addresses the applicable criteria. Staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria. Specifically, staff requests that the Board consider the following questions and comments that have been identified in this report: Site Plan • That the gate for 814 E Street shall be moved back so that it will not conflict with the 1415 Third Street drive aisle. • That the new parking layout for 814 E Street shall be subject to further review and approval by the Department of Public Works, or revised to include room for vehicles to turn around and exit the site without backing out. Landscaping & Lighting • Comment on the landscape plan design and planting palette • Recommend any areas that could benefit from increased landscaping in order to enhance the design and meet minimum 10% landscaping standards. • Recommend any screening techniques that should be considered for the check valve (DDCV) on E Street frontage and/or other above grade water lines and pad mounted transformer on Third Street. • Recommend whether additional street trees must be considered. • That the final landscape plans include notes that incorporate the recommendations of the soils analysis. • Recommend that the light fixtures in the garage shall be recessed or shielded to prevent glare or visible light sources as viewed from off-site. • Recommend that lighting shall be subject to the standard 90 day post installation review period. Signs • Recommend that the proposed sign placement on the upper story of the building (facing Third Street) needs to be relocated to the ground floor level, either over the entrance or on the building wall. • Recommend whether findings for an exception to sign placement may or may not be supported; which would be required to allow the sign to be placed on the upper story facing Third Street, as proposed. • Comment on whether the area of the proposed sign facing E Street should be reduced, to be in scale with the fagade. Staff requests that the Board provide its recommendation on the project to the Planning Commission. If minor design changes are recommended, staff suggests that these could be deferred for review after the Planning Commission takes an affirmative action granting an approval of the project. A colors and materials board will be presented at the hearing. Further, the applicant has provided its design justification statements in the attached letter (Exhibit 2 — see item 2 on page 4 of letter). K BACKGROUND Site Description & Setting:. The site subject site to be redeveloped is a 16,977 sq. ft. irregularly shaped parcel with a slight 7 - percent cross -slope, frontage on Third Street and secondary frontage on E Street (APN 011-252-20). Currently, the site is developed with an 8,429 square foot, two-story wood frame and stucco commercial building. The property is adjacent to historic structures, with existing commercial uses to the east and west, a City parking lot to the south and adjacent residential uses to the east and the southwest. The historic residential property at 814 E Street (APN: 011-252-15) is included as a part of the project entitlements, as a result of a Lot Line Adjustment request made by the project proponent. The applicant is in the process of acquiring both properties. History: On April 15, 2013, the applicants, Meridian Property Company, requested and received comments on a pre -application proposing redevelopment of the existing site, including demolition of the existing commercial building and construction of a new medical office building. The plans were circulated to City departments and comments were provided to the applicant. On July 3, 2013, the applicant submitted a formal application for major Environmental and Design Review Permit and minor Use Permit approval to construct a new medical office building with a parking modification. In response to comments from staff, the applicant amended the application to provide sufficient parking to allow for re -occupancy of the building with another permitted office use, and submitted additional requests for a Lot Line Adjustment and lot size exception; to adjust the boundary line between the subject site and 814 E Street in order to improve access, parking and circulation from E Street to the new medical office use. Revised plans and materials were provided on October 7, 2013. Inter -Departmental Comments The project plans have been reviewed inter -departmentally and in general, the project would satisfy construction requirements of Building, Fire and Public Works, with a few exceptions. The following comments may affect the design of the building, and are expected to be addressed by the applicant in the final construction plans: Building Division: The maximum area of protected openings permitted in the exterior wall in any story of a building shall not exceed the percentages specified in CBC Table 705.8. The applicant will be required to provide the building setback distance from the property line and justify the percentage of proposed wall openings and whether the opening is unprotected or protected. Note: this primarily relates to interior side walls of the structure, and it is anticipated the structure could be constructed as designed, subject to providing the requested details on construction plans. ® Fire Division: The building height shall not exceed 30 feet or an aerial fire apparatus access would need to be provided to one side of the building. The Fire Division requirement is satisfied as currently designed. If access is required, it may be obtained along the frontage at Third Street. o Public Works: 31 parking spaces would be adequate to serve the intended occupancy, as a dialysis center with 28 stations (whereas 45 spaces would be required for medical office based on the Parking Chapter 14.18 table). Currently, the project plan proposes to provide 37 parking spaces. However, Planning Division staff has recommended that, based on the gross building size, a minimum of 36 on-site parking spaces should be provided; to accommodate potential re -occupancy of the building another permitted professional office use. Further, Public Works staff has recommended that parking spaces along the drive aisle (at E Street) should revert back to 60 degree angled spaces. The applicant is requesting approval for the 90 degree stalls. In some prior cases, the City has permitted reduced backup dimensions with wider parking stall dimensions. In this case, eliminating one space and widening the 90 degree spaces would enable cars to A recent survey completed for the proposed lot line adjustment has established the current site area at 17,031 square feet. 3 maneuver within the space. Either of these parking solutions would not materially alter the proposed site and landscape design. As noted, these comments would not significantly impact the site design, if at all. Environmental Review The project, as proposed, would qualify for an exemption from environmental review pursuant to the following California Environmental Quality Act (CEQA) Guidelines Sections: ➢ Section 15303 (Class 3); which exempts new construction in urbanized areas that would not exceed 10,000 square feet in area where all necessary public services and facilities area available and the surrounding area is not environmentally sensitive. ➢ Section 15305 (Class 5); which exempts minor Lot Line. Adjustments and issuance of minor encroachment permits, not involving creation of additional parcels. ➢ Section 15331 (Class 31); which exempts projects limited to maintenance, repair, stabilization, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of Interiors Standards. ➢ Section 15332 (Class 32); which exempts in -fill development projects located on sites less than 5 acres in size served by existing utilities and infrastructure, that are consistent with the general plan and zoning, that are not located in environmentally sensitive areas, and that would not result in any significant effects relating to traffic, noise, air quality or water quality. The use as proposed and conditioned qualifies for the above exemptions given that it would comply with applicable general plan policies and zoning standards, would not alter an existing historic resource, would result in a minimal 2,223 sq. ft. net increase in commercial development of the site (less than 2,500 sq. ft. increase over the current existing building area), would not include a hazardous use or any significant amounts of hazardous materials, is not an environmentally sensitive site or in an environmentally sensitive location, nor would it cause or contribute to any potential effects relating to traffic, noise, air quality or water quality. Traffic, noise, air quality and water quality impacts would be adequately addressed through required compliance with City standards and payment of required mitigation fees which would be referenced in project conditions of approval and implemented during review and prior to issuance of permits required for construction (including encroachment permits) and during inspection of work. PROJECT DESCRIPTION Use: The project would result in construction of a new 10,652 square foot medical office building, with one-story over a parking level, for a dialysis center (DaVita Dialysis). The proposed office building would replace an existing 8,249 square foot two story commercial building. The existing site is not culturally or historically significant, nor is the building a significant structure, architecturally or historically. The project includes a Lot Line Adjustment and proposed parking lot revisions to the adjacent historic residential building at 814 E Street. The applicants engaged the firm of Carey & Co, a San Francisco based historic architectural firm to complete an analysis of the structure. As proposed, the use and exterior of this adjacent building would not be modified, and would be restored by the project applicants pursuant to the recommendations of the Carey & Co report. Site Plan: The site plan provides frontage and a pedestrian entrance on Third Street and vehicular access to on-site parking from E Street. Site access and circulation is adequate, and illustrated on Sheet C6. A trash enclosure is provided in the parking area on E Street, which has been reviewed by Marin Sanitary Service and recommended as adequate. The building footprint including its orientation and setback from the street frontage is in keeping with the adjacent downtown structures. A rendering has been provided (Sheet 1), site plan (Sheet 3 & 4), and 3D block shading diagram (Sheet 10). The historic residential structure at 814 E Street proposes a change in the access and circulation to on- site parking, which would create a parking space that backs onto E Street. The exterior of the 4 residential structure at 814 E Street would not be altered, but would be restored (pursuant to the recommendations of the Carey & Co report). The applicant proposes to provide access to parking at 814 E Street from the shared driveway with 1415 Third Street. A Reciprocal Easement Agreement (REA) will be recorded to facilitate this design. Parking for the residential use complies with City requirements, and the proposal is not in conflict with the historic character of the residence. In addition, a new gate and fence proposes to exit across the property line which needs to be addressed. Architecture: The new medical office building is composed of one floor over a ground floor parking level with varied elevations, roof parapets and wall planes. The details propose to stucco foam cornice trim for the proposed parapet walls, which are designed to consider all four sides of the building. Materials include metal awnings, corrugated metal siding, smooth and split face CMU, three-color stucco with reveal joints and foam accents, stained cedar siding, anodized bronze window and door frames, 4' tall metal railings, and metal gate. Details are called out on the elevations (Sheets 1, 5 & 6), roof plan (Sheet 7), sections (Sheets 8 & 9) and details (Sheets 11 through 14). The color and materials board will be presented at the hearing. Landscaping: Landscaping includes a 5'11" deep raised planter in front of the building, with green- screens, shrubs and trees, and low retaining wall, narrow 2-foot landscape strips along interior property lines between the property to the east and west (including areas subject to vehicle overhang) with denser landscape areas around the trash enclosure on the E Street and at the back southeast corner of the site (Sheet L1.0 & L2.0). Staff notes that a soils analysis also has been prepared with recommended amendment for the soil. Lighting: Sheet E1 indicates a 15-foot overall height light pole standard with a 250W metal-halide lamp in the parking lot (which would need to be relocated to the north boundary line). Surface lighting with 10OW metal-halide fixtures are proposed in the garage. Sheets 1 & 5 indicate two decorative wall pack lights on each side of the entry door. Grading/Drainage/Utilities: The project involves minor cut/fill to prepare the site for the new parking and building area, and would result in a 4.5 foot retaining wall at the rear of the site, facing the City parking lot (Sheet C2.1). A geotechnical investigation has been completed to confirm site development can be pursued as presented. Drainage improvements include a bio-retention planter area at the back northeast corner of the site (Sheet C5). Utilities are shown on Sheet 3 and Sheet C3. This would include an above grade backflow preventer device on E Street and a transformer in front of the building. Signs: Placement of a sign is indicated at the upper floor level. This location would require an exception to the sign ordinance, which states sign placement is permitted at the ground floor level, and should be designed for viewing at pedestrian level in the downtown. A secondary sign over the parking garage entrance facing E street is proposed (Sheet 13). Separate sign permit approvals would be required for the signs, including a major exception for the proposed sign location. Zoning Entitlements: The project requires Planning Commission approval with recommendation of the Design Review, for the following entitlements: Environmental and Design Review Permit (manor): For review of the new 10,652 square foot medical office building and related site improvements; pursuant to SRMC Chapter 14.25. Use Permit (minor): For approval of an alternate parking ratio for the use; pursuant to SRMC Chapter 14.18 and 14.22. Lot Line Adjustment: To adjust the boundary between 1415 Third Street and 814 E Street; pursuant to the subdivision ordinance Title 15. Subdivision Exception: To reduce the existing non -conforming lot size of 814 E Street from 5,798 square foot to 5,000 square feet lot size; pursuant to the subdivision ordinance Title 15. In addition, the project will require separate sign review permits, and may pursue a sign exception. Currently, the project has not submitted a request for approval of signs or a sign exception. ANALYSIS General Plan 2020 Consistency: The project is generally consistent with the General Plan 2020 including the Second/Third Mixed Use land use designation, which supports medical office use. The type and intensity of development is consistent with that anticipated for the site under General Plan 2020. In addition, the project is subject to recent General Plan 2020 amendment, adopting the Sustainability Element policies addressing greenhouse gas and climate change impacts. The project would satisfy the applicable policies based on its compliance with new City standards that have been adopted for purpose of implementing these policies, and based on provision of responses to the City of San Rafael Greenhouse Gas Reduction Strategies checklist, which documents compliance with the Sustainability Element and related 2009 City Climate Change Action Plan, as amended in 2011. The following background discussion is pertinent'to the review of project compliance with the General Plan 2020 Sustainability Element: • On July 18, 2011, the City Council adopted the Greenhouse Gas Emissions Reduction Strategy as Appendix E of the San Rafael Climate Change Action Plan (P11-009). Concurrently, GPA11-001 was adopted to include the General Plan 2020 Sustainability Element policies. These amendments were adopted in response to SB97 and changes by the (BAAQMD) in 2010 to update its CEQA Air Quality Guidelines for the Bay Area; requiring that projects address new state climate change and GHG reduction requirements (consistent with AB32 goals). The GHG Emissions Reduction Strategy plan provides an opportunity to revisit and recalculate the numerous programs contained in the City's Climate Change Action Plan (CCAP); previously adopted in April, 2009. A GHG Reduction Strategy Checklist was also prepared that identifies required elements that projects must satisfy in order be compliant with the CCAP. This document is expected to be updated frequently as programs are completed, others added and emission data is refined. • As an alternative to conducting a project -by -project GHG analysis, the BAAQMD Guidelines allow the preparation and adoption of a GHG Emissions Reduction Plan to examine emissions and reduction strategies at a community -wide level. This is encouraged by BAAQMD as a more proactive means of achieving desired air quality changes. The amended CCAP GHG Reduction Strategy plan was reviewed by BAAQMD, and meets its requirements for a Qualified Greenhouse Gas Reduction Strategy. The City meets the BAAQMD requirement, as a Qualified Greenhouse Gas Reduction Strategy, because it includes; an emission inventory and projections required by SB375, target reductions, application of GHG reduction measures, a checklist to require implementation of measures in a project, monitoring and updating the GHG inventory and reduction measures every 3-5 years before 2020, requires the annual reporting on progress of implementation of CCAP / GHG Reduction Plan programs, and regular monitoring of community- wide GHG levels to assure that Plan objectives are being met. Compliance with the GHG Reduction Strategy Checklist ensures compliance with the General Plan Sustainability Element and the CCAP and ordinances adopted to implement these policies. • Amendments to the San Rafael Municipal Code have also been made, and are currently being pursued, to provide legislative standards that implement the Sustainability Element and the CCAP (this has included updates to adopt City water -efficient landscaping standards, parking paving, design and landscape requirements, a ban on foam containers and plastic bags, among others). Compliance with the CCAP assures that the Sustainability Element policies would be addressed, and that a development project would satisfy regional air quality and GHG reduction requirements enforced by the Bay Area Air Quality Management District (BAAQMD). 9 Zoning Ordinance Consistency: The Medical Office Use is permitted by the underlying 2/3MUW district land use table. Further, the project would substantially comply with the applicable 2/3MUW development standards, subject to review and approval of required entitlements that include deviations to parking standards, minimum lot size and sign requirements, as discussed below. Chaoter 18 — Parkina Standards Parking Supply A parking study for the proposed DaVita Dialysis Center was prepared by TJKM, October 7, 2013, and reviewed by the City Planning Division and Public Works Department. The purpose of the study was to determine the amount of parking required for the facility, which is different from a typical medical office building. The three page report demonstrates that the parking demand for the facility, as proposed with 28 dialysis stations, is less than the Parking Standard requirement in Chart 14.18.040 (i.e., 31 spaces would be adequate for the facility as opposed to 45 spaces that would be required for a standard medical office use based on 1 space per 225 square feet of building area). Staff has confirmed the parking study as adequate. However, the Planning Division has required that the parking supply parking be increased to provide sufficient parking for accommodate a future re -use of the building with another permitted professional office use (to avoid an over -specialized occupancy that could limit future re -use of the building). As a result, the applicant has revised the plan to provide at least 36 parking spaces, which would satisfy parking demand for a general office use, with 1 space per 300 square feet of building area (Sheet 3). The use also provides clean air vehicle parking and a 3 - capacity bicycle storage that complies with Chapter 14.18 requirements. Staff supports the parking supply, as proposed, including the Use Permit request to apply a reduced parking standard for the 28 station dialysis center. Parking Design The project also proposes to adjust the property boundary between the site and 814 E Street in order to improve the parking layout and supply, and access and site maneuvering from E Street. This enables the project to consider 90 degree parking along the E Street drive aisle. However, a reduction in the required 26 -foot backup space to 23'6" is still required. Parking along the drive aisle is subject to several constraints that make it difficult to meet all city code standards. These constraints include: ® Narrow width of the property access from E Street ; • The building footprint of 814 E Street is only 10" from the property line; • The parking spaces serving 824 E Street extend over the property line to 1415 Third Street e Desired landscaping and tree planting schemes. Planning staff has recommended that the compact spaces along the drive aisle into the garage be widened (eliminating one parking space) in order to increase maneuverability in and out of the spaces. This has been an acceptable solution in past applications. The applicant has provided turn radius and maneuvering diagrams (Sheet C6). The Public Works Departments will review the final design. If required, these spaces would be provided as 60 degree angled spaces (in which case vehicles would turn around within the garage area). Chaoter 19 — Sians Third Street Wall Sign Conceptual sign plans and details are shown on the elevations and details plan (Sheets 5, 6 & 13). Office uses are permitted one sign per business frontage on a public street or public parking lot calculated at one-half foot of sign area per linear foot of business frontage; with a directory sign allowed at the door for multi -tenant uses. Approximately 45.5 square feet of sign area may be permitted on the Third Street frontage, with approx. 30 square feet of potential sign area facing E Street. Staff recommends that the proposed individual halo -illuminated channel letter signs are well designed, and that the dimensions and area as proposed on Third Street would be appropriate (1'6" tall by 13'9.25" wide, 20 square feet in area). However, the location of this sign above the ground floor level would not be permitted, pursuant to SRMC Section 14.19.053, without grant of a sign exception. E Street Wall Sign The location of the sign on the ground floor level of the E Street fagade, over the garage entry, appears appropriate. However, only a portion of the building fagade (being the garage entry) is visible from E Street. As a result, a smaller sign might be more in keeping with the building scale. Sign Exception Requirement Staff cannot recommend support of findings required for an Exception to the sign location standards (pursuant to SRMC Section 14.19.045) given that SRMC Section 14.19.065 states that signs in the downtown are intended for view primarily by pedestrians and vehicles nearby at the street level. It is recommended that the sign location be relocated to above the ground floor level over the main entry. Staff requests the board comment on the merits of the sign concept, as follows: ® That the sign on the front of the building needs to be placed at the ground floor level, over the entrance or on the building wall. ® Whether findings for an exception to sign placement could be supported to allow a sign on Third Street on the upper story, as proposed. • Whether the proposed sign area on the E street fagade should be reduced. Chapter 22 — Use Permit As noted above, the project requires a Use Permit approval in order to deviate from the Chapter 14.18 parking standards. Staff supports the Use Permit as providing parking that is adequate, logical and sufficient for the intended use and potential future uses of the building. Chapter 25 — Environmental and Design Review Permit Major design review is subject to the criteria in SRMC Section 14.25.050, and the San Rafael Nonresidential Design Guidelines. In general, staff finds that the project proposes a detailed plan with a well designed and articulated building, proposing high quality materials and colors that would complement the downtown setting. The building has maintained the existing grade elevations to minimize potential grade conflicts at property lines, and the two-level building does not require any further modifications in order to be compatible with the scale or design of adjacent two-story structures. The finishes propose matte and earth -tone colors. As noted in the Project Description, a new gate is proposed to access 814 E Street from the subject 1415 Third Street site, which would need to be moved back so that the gate would not encroach into the drive aisle for 1415 Third Street. Landscaping has also been provided for the site to the extent feasible, while accommodating the desired building area. The applicant has spent a considerable amount of time and effort evaluating this site in order to come up with a plan that would result in a building that accommodates its needs and responds to the City's goals, policies and design requirements. In general, staff supports the amount and location of landscaping for the site, particularly the attention given to the street frontages, and selection of vertical screening shrubs between properties and proposal to provide high quality railing details. However, given the subsequent Lot Line Adjustment proposed that would increase the size of the 1415 Third Street property, the amount of landscaping would need to be also increased (by 43 sq. ft.). Based on analysis of the building, site, parking, and landscaping plan, staff recommends that the Board consider and comment on the following: o That the gate for 814 E Street shall be moved back so that it will not conflict with the 1415 Third Street drive aisle. • That the new parking layout for 814 E Street shall be subject to further review and approval by the Department of Public Works, or revised to include room for vehicles to turn around and exit the site without backing out. 0 • That the board provide comment and recommendation on the design and planting palette, including areas where increased landscaping should be provided to enhance the design and meet minimum 10% landscaping standards. San Rafael Design Guidelines: The nonresidential guidelines encourage logical parking lot design, integrated landscaping design that includes varied tree planting locations and screening of unsightly uses, shield and limit lighting intensity for safety and security and to avoid glare, consider pedestrian orientation and access, consider existing streetscape pattern and design in building form and scale, provide defined entryways, consider use of arcades, awnings, etc. to add liveliness, interest and sense of human scale, and use colors, articulation, texturing and detailing, to minimize reflectivity and accent the building. In downtown, buildings should reinforce the street edge, entry(s) should be well designed and well lit, include glass storefronts, interest in design, and avoid creating monotonous unbroken wall planes. In the Second/Third Corridor, varied building setbacks, landscaping along the frontage, and high canopy and traffic tolerant street trees are encouraged. As noted above, the project would also include above grade utility equipment, which is encouraged to be screened from view to the extent possible, and lighting fixtures which are required to be shielded and appropriately consider the use and setting. Further, a soils analysis has been prepared that includes recommendations for site landscaping. No changes to existing historic buildings are proposed. Staff has concluded that the project substantially responds to the applicable design criteria. Additional street trees have not been recommended, or proposed. This is primarily due to the desire for patient drop-off and/or parking to remain in front of the building. Also, this location could be required for aerial apparatus access if the building exceeds 30 feet in height from grade. Staff asks for the board to comment on the following design criteria concerns: • Recommendations regarding any screening techniques that should be considered for the DDCV on E Street frontage and/or pad above grade valves and pad mounted transformers on Third Street. • Whether additional street trees should be considered. • That the final landscape plans include notes that incorporate the recommendations of the soils analysis. • That the light fixtures in the garage shall be recessed or shielded to prevent glare or visible light sources as viewed from off-site. • That lighting shall be subject to the standard 90 day post installation review period. Subdivision Ordinance Consistency Title 15 — Lot Line Adjustment / Exception (Lot Size) The Lot Line Adjustment is being pursued to increase the size of the subject lot in order to improve parking supply and access at E Street. A Lot Line Adjustment is typically subject to review for compliance with zoning and building codes. In this case, the adjustment would not affect any building code requirements given that the lot lines adjacent to the structure at 814 E Street would not change. The current use of this structure and parking supply would remain compliant with zoning standards (1.5 spaces per 2 bedroom unit in downtown, requires 3 spaces — not covered). However, approximately 798 square feet of property would be taken from 814 E Street, which is currently substandard in size (less than the required 6,000 square feet). Therefore, staff has determined that an exception to the subdivision ordinance would also be required (per SRMC section 15.01.120). Planning staff has concluded that the lot size cannot be reduced below 5,000 square feet, otherwise the lot would become subject to additional restrictions as a nonconforming small lot. The Lot Line Adjustment and Subdivision Exception would be considered by the Planning Commission, which must make the following findings in order to support the reduction in lot size: ➢ That there are special circumstances or conditions of the property that warrant approval of the exception to lot size ➢ That the exception is necessary for the preservation and enjoyment of a substantial property right of the property owner, and ➢ That granting the exception will not be detrimental to the public welfare or injurious to other property in the vicinity. The adjustment, as proposed, would not create any other legal nonconformities and would preserve the existing historic residential structure and use of this property. If it is approved as proposed, the applicant would also be required to reserve a cross -lot access easement, for benefit of future owners of the lot. The applicant has prepared proposed project findings, including exception findings, for consideration by staff and the Planning Commission. If not approved, the project can proceed with revised 60 degree parking. If the Exception is not approved (or pursued), the project could only proceed as designed if the lots are consolidated. PUBLIC NOTICE / NEIGHBORHOOD CORRESPONDENCE On October 18, 2013 a notice of the hearing was mailed to surrounding property owners and residents within 300 feet of the site, and posted on site, at least 15 days before the subject hearing. No comments have been received on this proposal. In addition, the applicant held a Public/Neighborhood meeting on May 14, 2013, and reported positive feedback from the attendees. CONCLUSION Staff has concluded that the project substantially complies with the City design criteria, with a few minor exceptions. As noted in the Summary section above, staff has identified the additional areas that appear to warrant further review and comment by the Board; primarily with regard to signage, landscaping and screening. Staff requests that the Board provide its recommendation to the Planning Commission, and that any request to review minor design changes should be deferred until after the Commission takes an action granting an approval of the project. EXHIBITS 1. Vicinity Map 2. Applicant October 7, 2013 Letter Full-sized plans have been provided to the DRB members only. cc: Mike Conn, Meridian Property, 3000 Executive Parkway #450, San Ramon, CA 94583 Cowperthwaite Peter & Lynne 2012 Tr/ c/o Tom & Arlene Johnson, 87 Woodland Ave, San Anselmo, CA 94960 Peter Pelz, PO Box 151098, San Rafael, CA 94915 10 Lxhibit 1 - Vicinity Reap (1415 Third Street) h y�FOUR S. TH �- � hH hv�v,+ . �ry7 h n h n rvs a F 205 t/? 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OX -n 7rJ ? i�jaT,T 53 ���Jll ���..��� LJ N SCALE 1 :2,586 200 0 200 400 600 FEET Wednesday, October 30, 2013 5:58 PM EXHIBIT 2 %F MERIDLAN i BUILDING FOR LIFE October 7, 2013 Mr. Kraig Tambornini Associate Planner City of San Rafael 1400 Fifth Avenue San Rafael, CA 94915-1560 Dear Mr. Tambornini: Thank you for the opportunity to submit this application for a medical dialysis clinic at 1415 Third Street and the restoration and rehabilitation of the existing adjacent Victorian residential structure (circa 1900) at 814 E Street. The project was initially submitted as a Pre -application (ED 13-046/UP 13-025) and this application is now -submitted in response to the comments we received from you and the other City departments to that Pre -application. We believe that the proposed project, as revised, addresses and resolves all of the issues raised in those comments and that the resulting project will not only create a positive addition to the neighborhood but will also provide much needed, life-saving medical services to local residents. We sincerely appreciate all of your help and look forward to working with you as the project proceeds through the planning process. Summary of Pre -Application Process Pre -application Submittal: April 15, 2013 Public/Neighborhood Meeting at 1415 Third Street: May 14, 2013 Attendees: 4 people Feedback: Positive Receipt of City's 30 -Incomplete Letter: August 2, 2013 Summary of Revised Proposal: Since receiving the City's August 2nd letter, significant modifications to the project have been made to address the City's comments. The most significant change is the addition (acquisition and rehabilitation) of the adjacent existing Victorian home (circa 1900) residential structure at 814 E Street. The decision to acquire this property is based upon the multiple benefits that accrue to both properties from a combined development plan. The dialysis clinic is similar in size and scale to the Pre -application, but the addition of the 814 E Street property significantly improves the pro- ject and will result in substantial improvements to the residential structure including: Meridian Property Company 13000 Executive Parkway, Suite #450 1 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 n _ E1` IDL 1.1 Y - WILDING FOR LIFE • Property line / site geometry improvement • Parking — number of spaces, access, dimensions and spacing • Grading and drainage • Landscaping and setbacks • Vehicle Access • Historic Preservation pursuant to the City's requirements Details of Proposal: The proposed application now includes the following — as more fully described below: 1. Use Permit for: A. A 10,700 sf medical dialysis clinic; B. Parking Exceptions ■ Parking Ratio Based upon the specific requirements of the proposed use based upon the recommendations of TJKM Transportation Consultants (attached) ■ Driveway Width of 23'-6" - based upon turning movement analysis of Kier & Wright Civil Engineers 2. Design Review for Building and Combined Site Improvements including approval of a Load- ing/Unloading Area on Third Street 3. Lot Line Adjustment 4. Subdivision Exception for reduced lot size for 814 E Street 1. Use Permit for 1411-1415 Third Street: Meridian Property Company proposes to demolish the existing building at 1415 Third Street and build a 10,700 square foot medical dialysis center. The building design and improvements have been specifically designed to provide life-saving treatment for patients with advanced stage kid- ney disease. Many dialysis patients in the San Rafael area desperately need these services, and the clinic would provide a critical and valuable service for the community. The dialysis company operates over 2,000 dialysis centers across the United States and is highly regarded as a leader in patient focused medical care. The operator plans to operate at this loca- tion for 15 years or more. Medical Clinic Building Details: Building Square Footage: 10,700 sf Parking for 37 vehicles (1:289 sf) Architecture: A combination of attractive building materials, colors and textures per the attached colored elevations Landscaping: Well designed, drought tolerant, site landscaping will enhance the building archi- tecture. Compliance with City drainage and storm water pollution prevention code requirements; Energy efficient, well designed site lighting to reduce light and glare impacts to adjacent neigh- bors, Meridian Property Company 13000 Executive Parkway, Suite #450 1 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 2 K� MERIDIAN BUILDIt-4G FOR LIFE ADA compliant building access Operational Characteristics: A dialysis center is a unique medical office use, with operating characteristics that are quite dif- ferent from a typical medical clinic in that the staffing and scheduling are very specific to the treatment schedules. Dialysis patients require treatment three times per week for 3-4 hours per treatment. Therefore, the number of patients, staff and appointment times are predictable with little variation. The number of patient visits is limited by the number of stations (28) and the number of shifts per day. Three shifts are proposed, with the possibility of a fourth shift should the demand occur in the future. Patients are typically scheduled on a `Monday — Wednesday — Friday' or a `Tuesday Thursday —Saturday' schedule. The facility is closed on Sundays but would be open 52 weeks per year as the treatment is mandatory for the patients on a consistent, continual basis. The typical dialysis patient has significant mobility limitations, therefore the patient arrival and departure process is carefully managed to ensure that each patient receives proper attention and patient care. Patient arrivals are precisely scheduled every 15 minutes to ensure a smooth transi- tion process Hours of Operation: Initial hours of operation are expected to be 6 am to 7 pm. However, at its maximum capacity, the proposed clinic would have four, 4 -hour shifts with patients being treated between the hours of 6:00am and 10:00pm, Monday through Saturday as follows: 1st Shift — 6:00am-10:00am 2nd Shift—10:00am — 2:00pm 3rd Shift — 2:00pm — 6:00pm Clean up and preparation for following day — 6:00pm -7:00 pm A future 4th Shift: 6:00 pm — 10:00 pm Cleanup and preparation for the following day: 10:00 pm to 11:00 pm Parking Exceptions: Dialysis patients with advanced kidney disease often have mobility impairments associated with their disease or their age. Therefore, they are less likely to drive themselves to their dialysis ap- pointments. The dialysis company operates approximately 2000 dialysis clinics throughout the US and the following data are typical for their facilities: Approximately one-third of all dialysis patients are transported to and from dialysis by transportation companies, in wheelchair -compatible vehicles; approximately one-third are brought by a loved one, some of whom stay for a portion or the entire treatment period; and approximately one-third drive themselves to the center. Meridian Property Company 13000 Executive Parkway, Suite #450 1 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 J ! ERID 1AN BUILDING FOR LIFE Parking Analysis Conclusions: TJKM Transportation Engineers prepared a parking analysis (copy attached), wherein they ana- lyzed the parking use / demand at four Bay Area dialysis centers. Based upon their analyses, and using a very conservative methodology, TJKM has concluded that the parking demand for the proposed clinic will range between a low of 25 spaces (.9 spaces per station) and a high of 34 (1.23 spaces per station) parking spaces. The 37 parking spaces are more than adequate to serve the needs of the dialysis clinic. In the event that the dialysis clinic exits the building in the fu- ture, sufficient onsite parking would be provided to accommodate a general office use. A Parking Exception for driveway width is also proposed and is supported by the following facts: a. The driveway is adequate for access and maneuvering as shown on the attached draw- ing by Kier and Wright, Civil Engineers b. The spaces that will access the driveway are compact spaces only c. The approval of the driveway width exception is necessary given the location of the existing Victorian d. Without, the driveway width reduction, the parking spaces on the adjacent property at 824 E Street will need to be relocated so as to eliminate their intrusion onto the sub- ject property. This would create a negative impact on the adjacent property that can be avoided with the proposed reduction. 2. Design Review for Building and Combined Site Improvements including approval of a Load- ing/Unloading Area on Third Street The following City zoning provisions apply to the subject property: 2/3 MUW Zoning District - Compliance Allowed Uses. The Second/Third mixed use district west is to become more attractive, efficient and better utilized with a mix of compatible uses serving local, community and regional needs. Uses which benefit from the high visibility along Second and Third Streets and which do not re- quire heavy pedestrian traffic, such as office and office -support retail and service uses, retail usually accessed by car (i.e., daily needs retail such as grocery and drug stores, etc.), and lim- ited auto -serving and large item retail are allowed. Housing is encouraged throughout the dis- trict. The proposed use will create an attractive, efficient (including parking beneath the build- ing) state-of-the-art medical office building. By including the adjacent residential structure in the project and sharing the driveway access for both properties, the amount of onsite paving is decreased, and existing paved area behind the Victorian will be returned to land- scaped/garden area. The use will benefit from the high visibility along Second and Third Streets by replacing an older building with a new attractively designed building. The use will not result in heavy pedestrian traffic, but a significant pedestrian entrance will Meridian Property Company 13000 Executive Parkway, Suite #4501 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 'f MERIDIAN BUILDING FOR LIFE be provided on the Third Street to allow the building to provide a pedestrian connection and opportunities for visitors, patients and employees to walk to the downtown. The proposed use will serve the local, community and regional medical needs of dialysis patients, many of whom are experiencing difficulty finding access to this type of care in Marin County. Design Intent. Development will help create a more inviting appearance to the district. Parking areas should be attractive, screened and easy -to -find. Because of the high volume of traffic, the street front design should give special attention to pedestrian safety and comfort through set- backs and landscaping. Each cross street should have a pleasant walking environment as well as an individual and unique identity. Building heights are three (3) stories, and intensities transi- tion from a higher FAR close to Fourth Street to a lower FAR south of Second Street near the neighborhood. The proposed project will create a more inviting appearance to the district. Parking will be provided beneath the building and in an above ground parking lot. All parking will be ac- cessed from E Street, thereby eliminating the need for the existing driveway on Third Street. The elimination of the existing driveway will improve pedestrian safety and com- fort. In addition, the front setback will be landscaped to provide a pleasant walking envi- ronment. Building height is 32' (4' less than the 36'-42' maximum). The proposed FAR is approximately .60, less than the .70 allowed. Findings for Use Permit That the proposed use is in accord with the general plan, the objectives of the zoning ordinance, and the purposes of the district in which the site is located; The proposed use is a medical dialysis clinic and is consistent with the general plan and zoning ordinance and the purposes of the district as discussed above. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the city; The proposed project will improve the public health, safety and welfare and will improve the district and general welfare of the City by: - Providing a critically needed, life-saving medical service to members of the community. - Eliminating an existing driveway on Third Street - Locating the majority of the parking beneath the building - Reducing the amount of paving on 814 E Street - Creating significant improvements to the Victorian structure by restoring it to its origins as a single family home. Meridian Property Company 13000 Executive Parkway, Suite #450 1 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 MERIDLAN BUILDING FOR LIFE That the proposed use complies with each of the applicable provisions of the zoning ordinance. With the approval of the proposed parking exceptions that are part of the proposed Use Permit, the use complies with the applicable provisions of the zoning ordinance. 3. Lot Line Adjustment/ REA Improved Access The proposed Lot Line Adjustment will provide the following improvements: • Property line / site geometry improvement • Parking — number of spaces, access, dimensions and spacing • Grading and drainage • Landscaping and setbacks • Vehicle Access • Historic Preservation pursuant to the City's requirements The Lot Line Adjustment specifically will improve efficiency and site design by provide for parking spaces that are accessed via the drive aisle for 1415 Third (from E Street). The "offsite" access to these spaces, allows for greater flexibility in the parking lot layout for both sites and greater garden and landscaped areas for the residential building without the requirement for a long driveway to the rear of the site. It is important to note that the existing lot at 814 E Street is located in the 2/3 MUW zoning dis- trict. It is non -conforming in two areas, lot size and lot width as follows: Existing Proposed Required Lot Size 5,790 SF 5,062 SF 6,000 SF Lot Width 42.5 Feet No Change 60 The Lot Line Adjustment results in a slight reduction in lot area that we believe is justified as it creates significant benefits to the site that would be impossible without the joint planning/project. 4. Subdivision Exception for Reduced Lot Size for 814 E Street As described in Item 3 above, the existing parcel at 814 E Street is non -conforming for size and lot width. The proposed Lot Line Adjustment will require an exception to the City's subdivision ordinance for lot size and width. We believe that the benefits of the combined plan justify the exception based upon the following facts: 1) That there are special circumstances and/or conditions of the property proposed for subdivision that warrant approval of the exception: A& described in this letter, there are many special circumstances and/or conditions that warrant approval of the exception including: • The site is occupied by a circa 1900 Victorian building that is considered an important community and neighborhood asset Meridian Property Company 13000 Executive Parkway, Suite #450 1 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 &4 A ERIDLAN BUILDING FOR LIFE • The existing parcel is substandard in size and width as it exists today • The driveway access to the parking spaces in the rear of the parcel is narrow and doesn't meet current standards • The back-up distance and maneuvering area for the parking spaces is substandard • The majority of the back portion of the parcel is paved with little landscaping and is poorly maintained. 2) That the exception is necessary for the preservation and enjoyment of a substantial property right of the subdivider or property owner; As described in this letter, the exception is necessary for the preservation and enjoyment of a substantial property right of the subdivider (aka Lot Line Adjustment applicant) or prop- erty owner. The proposed project will provide for the substantial improvement of the structure and the site landscaping — converting asphalt to landscaping and improving over- all access by allowing vehicles to enter the parking area from the adjacent driveway (via a reciprocal easement agreement) on the site at 1415 Third Street. 3) That the granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity in which the property is situated. The granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity in which the property is situated and will in fact provide for the following improvements that would not be possible without the approval of the excep- tion: • Property line / site geometry improvement • Parking — number of spaces, access, dimensions and spacing • Grading and drainage • Landscaping and setbacks • Vehicle Access • Historic Preservation pursuant to the City's requirements Response to Comment Letter Items As requested, attached is an annotated version of your August 2, 2013 letter, which includes written responses for each of the items included. Summary: The proposed project will provide a critical and valuable service for the community. The build- ing and site will be well designed and maintained and the adjacent property will be significantly improved. In addition, the proposed use will be operated in a manner that will minimize impacts to the surrounding neighbors. Smcerel , G C. Quinn dian Property Company Meridian Property Company 13000 Executive Parkway, Suite #4501 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 7 _ Ei IDLAN BUILDING FOR LIFE Attachments: Traffic Study by TJKM Transportation Consultants, October 7, 2013 Responses to August 2, 2013 City Letter Meridian Property Company 13000 Executive Parkway, Suite #450 1 San Ramon, CA 94583 1 Tel. 925-302-1400 1 Fax 925-302-1410 fJ