HomeMy WebLinkAboutDRB 2013-10-22 #4CITY OF
SW
or/
Community Development Department - Planning Division
Meeting Date: October 22, 2013
Case Numbers: ED 13-053 / UP 13- 3
Project Planner: l raig Tamborni 5) 485-3092
Agenda Item: �—
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 4230 Redwood Highway (Terra Linda Veterinary Hospital & Kennel) — Environmental and
Design Review Permit and Use Permit for construction of a new 4,000 square foot retail
boarding and day care building on an existing animal care facility site; APN: 155-171-09; LI/O
Zoning District; Martha Davis, Owner/Applicant; Northgate Activity Center Neighborhood
Area.
PROPERTY FACTS
Location
General Plan Designation
Project Site: LI/O
North:
Light Industry / Office
South:
Light Industry / Office
East:
Open Space / High Density Res
West:
Highway 101
Lot Size
Side(s):
Required:
6,000 sf
Proposed:
39,970 sf (existing)
Height
na
Allowed:
36'
Proposed:
28'11"
Parking
Required: 15 (1 existing plus 4 new required)
Proposed: 16
Min. Lot Width
Required: 60
Proposed: 100' (existing)
Landscape Area
Required: 20% (7,958 square feet)
Proposed: 3 new 6' by 7' tree wells (approx 800sf
existing lawn/hedge & tree landscaping
area in front of veterinary building to
remain) Roughly one-half the site is
retained in natural hillside condition).
Grading
Total: Minimal cut to rear of site for new
building and parking areas.
Zoning Designation
LI/O
LI/O
LI/O
PD/POS
NA
Lot Coverage
Standard: NR
Proposed: 18.24%
Existing Land -Use
Veterinary hospital & kennel
Moving and Storage/ drainage
channel
Bulk retail
Multi -family
Frontage Road & Highway
Gross Building/Floor Area
Allowed: 0.30
Proposed: 0.18
Affordable Housing
Required: NA
Proposed: NA (less than 5,000 sf addition)
Setbacks
Required
Existing
Proposed
Front:
20
100'
100'+
Side(s):
10 or 20/0
11.85720'
11.85752'
Ext side:
n/a
na
na
Ped. side:
n/a
na
na
Bldg. sep:
n/a
na
na
Rear:
10
300'+/-
200'+/ -
Tree Removal
Total(No./Species): NA
SUMMARY
On August 16, 2013 the Terra Linda veterinary hospital at 4230 Redwood Highway submitted a formal
application to construct a new indoor kennel and "pet resort" building behind its existing one-story
hospital and kennel facility, located east of Highway 101. The new 28'11" tall building would replace an
existing outdoor kennel and paved yard areas, and include an indoor play area and outdoor (rooftop)
deck. The project site is narrow and deep, fronting on Redwood Highway, a major frontage road.
Proposed development is limited to the existing graded and developed site area behind the existing
veterinary building. The site would not disturb the existing upsloping and undeveloped hillside portion of
the site to the rear of property.
The project requires major Environmental and Design Review Permit review for a new non-residential
building greater than 1,250 square feet in size, and a Use Permit for amendment to an animal care
facility (with or without outdoor kennels or runs). The new 4,000 square foot building requires review
and approval by the Planning Commission with Design Review Board recommendation. In general,
staff supports the project, with the following concerns:
• Whether the existing and proposed building designs should be modified to be more complementary
in appearance.
• Whether the building "storefront" needs to orient toward the interior parking lot.
• Whether additional landscaping along the frontage and south boundary should be required.
The applicant has informed staff that the front building would be painted at this time, however,
renovation of this building is not currently within the project scope.
BACKGROUND
Site Description & Setting:
The property is an approximately 400 foot deep by 100 foot wide rectangular parcel that fronts on
Redwood Highway. The front half of the property has been graded and developed with an existing
3,259 square foot one-story veterinary building and 2,674 square foot 40 pen kennel and paved
outdoor dog yard areas extending back into the site approx. 235 feet from the road frontage. The
remainder of the site remains an undeveloped, upsloping hillside.
The property has a paved road and utility access easement that serves Marin Municipal Water District
(MMWD) and the property directly north, which is landlocked. The site has a 50 foot frontage with
approximately 30 feet paved and the remainder within a drainage channel. The easements cover 20
feet of the available paved frontage; therefore, the site does not provide any frontage landscaping.
Currently, 11 parking spaces are provided on-site, including 3 spaces in front of the existing veterinary
building.
The site is adjacent to commercial uses to the north and south and highway 101 to the west. Multi-
family residential apartments are located approximately 424 feet east and at an elevation of
approximately 110 feet higher than the subject site. The adjacent hillside area is preserved as open
space between the residential and nonresidential development.
History:
The existing one-story veterinary building was approved in 1957 and expanded in 1987. This past
February, a pre -application review PA13-002 was conducted for the project, and preliminadry
comments were provided
PROJECT DESCRIPTION
Use: The project, as proposed, would consist of the following improvements:
➢ Existing 3,259 square foot existing one-story veterinary hospital building and small landscape
area and parking in front to remain. The building would be repainted to be compatible with the
new building scheme.
➢ New 4,000 square foot and 28'11" (total height) retail, boarding and dog care building in one
floor level, with a 1,386 roof deck enclosed by 8'6" parapet walls (replacing the 40 existing
enclosed kennels, totaling 2,674 square feet in area, and paved open yard areas).
➢ A total of 16 on-site parking spaces, with associated walkways, 26 foot backup and drive aisle,
new trash enclosure, retaining wall and three (3) new parking lot trees.
Architecture: The existing one-story hospital building is "T-shaped" with a flat roof, stucco painted
walls, and white wood fascia along the roof edge. No design changes have been proposed by the
applicant for the existing building, site landscaping or parking in front of this building, aside from
planned repainting of the building.
The new boarding and dog care building is rectangular in form, comprised of varied roof heights (two
main flat roof sections and a total of two gable roof tower elements at the building corners). The west
(front) section of the building would rise 18 feet to top of parapet with a 277, tall tower element. The
rear building section would rise 22'6" to top of parapet with a 28'11" tower element. The top of roof
would be 14 feet above grade, creating an outdoor roof deck that would be enclosed by 8'6" tall
parapet walls.
The design of the new building would include 3 -tone stucco fagade composed of taupe, tan and dark
brown building base (and trim color at the top of parapet wall). The tower elements and awnings over
windows and door entryways would be green, standing seam metal roof. Stone wainscoting is indicated
at the main building corners.
Building and site lighting would be addressed with goose neck decorative fixtures placed at approx. 14
feet above grade on the building wall. The building "storefront" would orient toward the interior side
property line, away from the parking lot. The new building would be functionally and architecturally
distinct from the existing building on-site and adjacent structures.
ANALYSIS
General Plan Consistency
The continued animal care use is in keeping with the underlying Light Industry / Office land use
designation. The pertinent policies of the General Plan would be satisfied based on project
conformance with the Zoning Regulations drid design criteria, discussed herein. Additional review for
compliance with the new Sustainability Element shall be conducted prior to hearings on the Use Permit.
No issues are anticipated, as the building must comply with the applicable Green Building regulations
and Water -Efficient Landscaping requirements which should assure applicable policies are considered
and implemented (in compliance with this element of the General Plan 2020 and the City's climate
change action plan).
Zoning Consistency
As noted above, the project requires Use Permit approval to expand an existing animal care facility and
Environmental and Design Review Permit approval for the building and site design. A recommendation
on the site and building design is required from the Design Review Board in order for the project to
proceed. In general the project satisfies the pertinent Zoning Standards, as identified in the Property
Facts summary, with the exception that parking and landscaping requirements are not addressed in full
compliance with standards, as discussed further below.
3
Parking Requirements — Chapter 14.18
The existing animal care facility (being comprised of 3,259 sf existing veterinary hospital and 2,674 sf /
40 outdoor kennel use) generates demand for 19.78 parking spaces, which is rounded up to 20 spaces
(based on 1 space / 300sf ratio); whereas 11 spaces currently exist; with 3 spaces currently in front of
the existing veterinary building and 8 spaces located behind the building. Thus, the existing use
provides less parking than required by the current code and, therefore, maintains a "grandfathered"
allowance for 9 parking spaces (based on rounding of the fractional space). The net new 1,326 square
feet kennel/boarding area that would be added by the proposed project generates demand for 4.42
additional parking spaces (rounded down to 4 spaces). Chapter 14.18 states that additional parking
shall only be required for an intensification of use. Therefore, the project would be required to provide a
minimum off 15.42 parking spaces (rounded down to 15) for the existing and expanded use areas. The
16 parking spaces comply with the City Parking Standards, with an increase in supply provided to the
extent feasible. The parking plan results in 1 ADA space, 5 compact spaces and 10 standard spaces,
with the minimum of 26 -foot backup aisle and 4 -foot pedestrian walkways provided.
Landscaping — Chapter 14.06 and 14.18
The site has minimal existing landscaping within the developed portions of the site, which primarily
consists of a small landscape yard in front of the veterinary building and a landscape strip along the
access easement along the north parcel boundary; whereas 20% site landscape area is required for
development in the LI/O district. Landscaping typically would be required along a street frontage, within
sideyard setbacks and in parking areas, to screen parking from view and provide shade for vehicles.
The ability to increase the site landscaping is constrained due to the narrow width of paved frontage
and desire to concentrate development within the existing graded and developed portions of the
property. It is noted that the open hillside behind the site, which represents roughly half of the 39,970
square foot property, will remain undeveloped.
The project proposes to add three (3) parking lot trees near the new building, with minimum required 6 -
foot dimension planter wells. An additional tree could be required to satisfy the minimum standard of
one (1) canopy tree for every 4 parking spaces. Finger islands have not been proposed, primarily due
to the limited area available to provide additional parking within the existing development footprint.
Staff notes that the City code states that the site should maintain at least a 20 foot wide driveway
access. Based on the site conditions and limitations, it would appear feasible to provide additional
landscaping in the front of the site along the south boundary. This could be provided while maintaining
pedestrian walkway along the frontage and without compromising the adjacent property access. A
suitable backup area would need to be accommodated, to allow vehicles to back out of the existing
parking lot. However, it would appear to be possible to provide these additional improvements. In
addition, a street tree could also be considered. Staff asks the Board to consider and comment on the
following:
® Whether the site should provide additional landscaping revisions, including an additional landscape
planter along the south property boundary, along with revised driveway entry, maintained
pedestrian walkway and vehicle turnaround space, and provision of a street tree if feasible.
Design Review — Chapter 14.25
Design review is required to assure high quality design of new buildings and substantial remodels and
additions is achieved. This includes review of development for compatibility with existing buildings and
features, and any prevailing neighborhood character. Staff notes that, in addition to the standard
design review criteria of Chapter 14.25 and the San Rafael non-residential design guidelines, the
following specific policy is relevant:
➢ NH 138 Upgrade building design and landscaping with new constriction and remodeling projects,
particularly along Redwood Highway. Evaluate the design of projects considering the views from
Highway 101, with particular attention paid to rooftop equipment and screening of mechanical
equipment.
N
No prevailing design exists in the area, which is comprised of older buildings with substandard or no
frontage improvements provided. Staff recommends that the new structure appears to propose high
quality materials and architectural details. Thus, in addition to the landscape comments recommended
above, staff asks that the Board to consider the following comment which is recommended to respond
to referenced design policies and criteria:
• Whether the existing and/or proposed building designs should be modified to be more
complementary in appearance, including but not limited to repainting of the existing building
(considering that the new building will be visible above and behind the existing one-story building).
Staff also notes that the building has been oriented with a storefront that faces away from the new
parking lot. Staff asks for the Board comment on the following:
• Whether the building "storefront" needs to orient toward the interior parking lot.
Cut sheets of the roof material color, lighting fixtures, and stone wainscoting will be available for review
at the hearing.
NEIGHBORHOOD CORRESPONDENCE
Notice was posted on-site and mailed to surrounding owners and occupants within 300 feet of the site
at least 15 days before the subject hearing date. The site is not within a designated neighborhood or
homeowners association. No comments have been received on the project to date.
INTER -DEPARTMENTAL REVIEW
The project has been referred and reviewed by other City departments, and comments and conditions
have been provided. Based on this review, it has been confirmed that the design being presented to
the Board could proceed and address City requirements for issuance of permits for construction.
Traffic mitigation fees would be required for the project.
ENVIRONMENTAL REVIEW
The project has been reviewed to determine if it would be subject to the California Environmental
Quality Act, CEQA. Staff has concluded that the project qualifies for a Class 3 CEQA exemption,
pursuant to Section 15303, which exempts minor new construction in an existing developed urban area
that does not have any unusual environmental factors.
CONCLUSION
As noted in the Analysis and Summary discussion, staff generally supports the project, with request for
additional comment by the Board on the following subjects:
• Whether the existing and proposed huilding designs should be modified to be more complementary
in appearance.
• Whether the building "storefront" needs to orient toward the interior parking lot.
• Whether upgrades to frontage landscaping should be included.
EXHIBITS
1. Vicinity Map
2. Project and Landscape statements
3. Landscape Plant List
4. Photo of Existing Building frontage
Full-sized and reduce plans have been provided to the DRB members only
cc: Martha Davis, Owner, 81 Manzanita Ave, Novato, CA 94945
5
Exhibit 1 - Vicinity Map (4230 Redwood Hwy)
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Tuesday, October 15, 2013 12:55 PM
Exhibit 2
Renaissance of Marin Pet Resort
Terra Linda Veterinary Hospital has served the local community for over 50 years. An
aspect of this service has been the provision of boarding for literally thousands of dogs
through that time owned by residents who love and care deeply for their pets. The existing
free standing kennel, located behind the primary hospital at 4230 Redwood Highway, no
longer meets the standards of the developing marketplace nor sufficiently contributes to
either the owner's value or the area's appearance. It is designed and has been utilized to
board up to 40 dogs in traditional concrete and chain link enclosures with intermittent
access to several thousand additional square feet of asphalt and concrete hardscape for
individual exercise.
There has been a revolution the last several years in how boarding facilities are designed
and managed, including larger kennels (suites) constructed of superior materials, carefully
supervised social play areas - allowing dogs all the benefits of activity, social contact, play -
and simultaneously reducing noise generated by isolation and schedule interruption.
Hundreds of new and beautiful facilities have been constructed around the country with
these factors and additional services in mind, many larger than 20,000 square feet.
Our project is much more modest in scale, totally just under 4,000 square feet and intended
primarily for the existing clients of the veterinary hospital and boarding facility. It will,
however, be a significant upgrade in structure, function, service provided, both pet and
client experience and aesthetics. It is designed to house the same number of pets, with 40
individual units or suites, as well as replace the existing degraded outdoor hardscape areas
with both indoor and outdoor social/play areas that are well-maintained, covered by the
latest in high-tech materials and closely supervised by trained and certified employees.
Although facilities designed with this new approach toward boarding in mind, including
play areas, etc, are generally much quieter than traditional kennels, there will be specific
steps taken to further mitigate excessive noise. Close attention by attendants, several walls
which are designed for sound dampening (full height, extra thickness, additional insulation,
etc), acoustical tile, sound baffles in some high ceiling areas and special training of "our
guests" to show less noisy exuberance during their stay, will all be taken advantage of in
our effort to maintain a resort environment.
The project has been carefully designed to be rapidly, but well constructed and have a
significant positive impact on the appearance of the immediate area which borders
primarily light industrial use. Traffic flow is well considered, with comparable volume
being generated, which will be well distributed throughout business hours. Parking is
improved and expanded with the proposed parking design (existing 8 places being
replaced by 15). Terra Linda Veterinary Hospital and Boarding Kennel has been a key
contributor to the San Rafael experience for countless pet owners over many decades and
this project is intended to enhance that contribution and extend it as a leader providing
both veterinary care and boarding well into the future.
Landscaping Notes Renaissance
Pet Resort
Due to the nature of the substrate present at the location of the planned pet resort, landscaping is
somewhat of a challenge. There essentially is no soil in the area. As seen in the planning set, page A-
1.0, the plans call for three tree wells bordering the parking lot in front of the building. To accomplish
this, the plan is to excavate down approximately three feet in the area of the tree wells, install proper
drainage, import soil and plant shade trees in this area. The wells may drain properly without additional
measures but if not we can easily tie into the storm drains south of the wells which have a depth of
three and one half feet. The list of trees that will be able to thrive in these conditions is being
generated. Because this will be a traffic area, colored rock mulch matching the building will be utilized.
Other landscape features will be planter boxes and large pots in front of the retaining wall to the east of
the parking lot. Heat tolerant climbing vines such as trumpet vine will be used to help screen the trash
enclosure and soften the hillside.
The courtyard area between the two buildings will have planted large and smaller pots. Benches will
also be utilized in this space. Irrigation for all landscape will be run directly to the areas. Drip irrigation
will be utilized whenever possible. Emphasis will be on drought tolerant, low maintenance plantings.
Martha M. Davis, DVM
Renaissance Pet Resort
Exhibit 3
Julianna Landscape
878 Estancia Way
San Rafael, CA 94903
415-479-9292
Renaissance in Marin County Pet Resort
4234 Redwood Highway
San Rafael, CA 94903
Landscape Plan — Plant List
1. Planter Boxes with Trellis (4) Near Garbage Area
Clytostoma callistegioides
`Violet Trumpet Vine'
2. Large Pots (3) Near Garbage Area
Thuja orientalis `Minima Glauca'
`Dwarf Blue Arborvitae'
3. Tree Wells (3)
Lagerstroemia Hybrid `Muskogee'
4. Large Pots (3) Near Existing Veterinary Building
#1. Podocarpus henkelii `Long -leafed Yellowwood'
#2 & 3 Annual Color, to be changed quarterly.
Exhibit 4
Address 4240 Redwood Highway
Address is approximate
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