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HomeMy WebLinkAboutDRB 2016-01-05 #3Meeting Date : January 5, :2016 Case Numbe rs : CDR15-007 Projec t Planner : Alan Montes -(415) 485-3397 Co mmun ity DovQ]opm ont D epartm ent -Pl annin g Di v isio n REP O RT TO DE SI G N RE VIEW B OARD SU B J E CT: 3105 K e rne r Blvd. -Concep tu al Design Rev iew for 60,343 squ are f oo t mini -stor age bu il ding w ith an ad d itio n al 1,020 sq uare f o ot ca re t aker's res idence; APN: 009-122-14; Lig ht !n du st ri al/O ffice (LI /O) Zo nin g Distri ct ; Math ew G uthri e, App li ca nt ; G len n Larsen , Own er ; Ca n al Ne iglibo rh ood . PROP ERTY FACTS Site Characteristics L ocat ion General Plan Des ign.ation Zoning Des i gnat ion Existing L a nd-Use Project Site : Light Indus trial/Offi ce light Industrial/Office Storage No rth Light Industrial/Office Li ght Ind ustria l/Office Automo ti ve Repa ir So ut h Light Indu st rial/Office Li ght Indust ri al/O ffice Com mercial/O ffi ce uses East Li ght In dus tri al/O ff ice Light In dustrial/O ffice Co mmercial/Office uses West Genera l Com merc ial Ge nera l Commercia l Bank/O ffice Sit e D evelopment Summa r y Lot CoveraQ e He iQht St a nda rd I NR Sta nd ard I 36 ' Pro posed 134.07 % P roposed I 36' Parki nQ Setback s Re qui red Re qui res Parking Stu dy Req ui red Pro posed P rop ose d 7 St a nda rd , 9 Load in q F ro nt 20 ' 47' S ide 10' or 20'/0 ' 5 1' m inimum Rea r 10' 35' L an d s c aping FAR Re q uired 20% A ll owed Up t o 1.0· ·S ubject t o PC ap prova l f o r mi ni sto rage Proposed 2 1.0 3% Existinq N/A P ro posed 1.0 19 SUMMARY T he projec t is be in g ref e rr ed to the Desi gn Revi ew Boa rd (Board) f or co ncept rev iew t o all ow t he replace me nt of a n existi ng te m po rary se lf-stor age fac ility w it h a proposed 61,363 sq uare foot mini- storage buil ding, in clud in g a ca reta ker's res ide nce . W he n t he project is s ub mi tted fo r f orma l review, it w ill re qui re an Envi r onm en tal a nd Design Review Pe r m it an d Use Pe rm it. T he Pla nn ing Co mmissio n wi ll act o n t h e pr op ose d p roj ect wi th th e reco mm e nd a tio ns f ro m th e Board . As requ ired fo r a ll pr oj ects req uirin g a Pl a nn ing Co mmissio n-lev e l Envi ro nmen t al a nd Des ign Re vi ew Permit , the app licant ha s subm itt ed for conceptu al design review to all ow the Board to prov ide ear ly design commen ts on the proposed project. The Board 's recommendations shou ld be considered by the app li cant for incorporation as revisions to th e project design prior to formal submittal. Planning staff requests that th e Board review this report and provide recommendations on the project's comp liance with al l pertinent design crrteria . BACKGROUND Site Description & Setting: The proposed project site is a 60 ,548 square foot lot lo cated at th e south-east co rn er of Irene and Kerner Blvd . (see Ex hibit 1). The neighborhood is a mixture of one -and two -story commercial and industrial buildings with a va ri ety of arc hit ectural designs. The project site curre ntly is operafing as a temporary self-s t orage facility with severa l cargo s hippin g co ntain ers placed on-s ite as storage units. History: The property ha s been approved as a temporary (interim use) se lf-storage since 1987 and ha s reapplied for severa l use permit exte nsio ns. • July 14, 1992. The Planning comm issio n conditiona lly approved a t emp orary mini -st orage site . Th e applicant originally wanted to bui ld a ware house facility, but due to th e deve lopment restricti on at the time , primari ly t r affic impacts, the cit y wo uld not supp ort a warehouse faci li ty . The u se permit was approved until July 14, 1997, at which tim e it wou ld expire . • Aug ust 10, 1998. The ex isting UP was extended for two-years and wo uld ex pire August 10 , 2000 . It was noted th at no more extens ion s sh ou ld be permitted • August 29 , 2006 . The ex isti ng UP was exte nd ed for an add iti ona l 5 yea rs and wou ld exp ir e August 18 , 2011 . • March 4, 2015 . The ex isti ng UP was exte nd ed for 10 years and would expire Ma rc h 4, 2025 . T he initial approva l of th e project was gran,ted as an interim use of the prop erty , under the provisions of the prior Genera l Pla n 2000 a nd zoni ng regulations w hi ch limited development potential due to limited traffic capacity in the a rea . The C it y has since amended its Ge neral P lan and zo nin g standards to remove traffic demand as a primary land use control. The area remains severe ly cons train ed due to limited ab ility of the nearby intersection s to accom mo da te additiona l traffi c wit hout causing unacceptable traffic congestion conditions . These conditions h a ve remained preva lent for th e pasl15 yea rs. and the in terim use h as operat ed . successfu ll y for a lmost 30 years . It is conside red app ropri ate to pursue a high est and best permanent use of the s ite. PROJECT DESCRIPTION Use: The project proposes to co nst ru ct a th ree -story, 60,343 sq. ft. mini-storage building, provid ing individua l sel f-storage unit s of varied sizes on each of the three floors . The 'project proposes to create an on -site management office and caretaker's residence (an additional 1,020s.l. currently proposed in exce s s of ministorage FAR). S ite Plan : The project pro poses to co nstruct the mini -storage bui lding in th e center of th e lot with a one-way drive aisle c i rc li ng the bu ildin g, and land scaping a long th e perimeter of the lot. T he bui lding exceeds all se tback requirements . There are a total of 7 parking spaces and 9 load in g spaces a nd the current landscaping will be increa sed to comp ly and exc eed cu rren t code requirements . 2 Ar.chitedure: The proposed building has a mixture of materials , the ground level being concrete with metal rol l up doo rs and the upper levels having metal walls . Decorative features have been added on the corne rs of the buildings, such as nori-vision w ind ows . The sca le is reduced along the pedestrian access route in order to provide a more welcom in g atmosphere. Landscaping: The project proposes to add 622 sq. ft. of additiona l landscaping along the perimeter of the lo t , bringing the la nd scaping up from 20% to 21%. for a tota l of 12 ,732 s.f . of landscaping . . ANALYSIS General Plan 2020 Consistency: The General P lan La nd Use Designation Is Light Indu stria l/Office (LIIO). The proposed project is generally consistent with the General P lan Po li cies with regards to : 1) Pol icy LU-12 (8uilding Heights); and 2) Policy LU-2·3 (L and Use). Zoning Ordin a nce Consistency: . Chapte r 4 -06 -8ase D istrict Regu lations The Zoning designation for the site is Light Industrial/Office (L1/0). The proposed project meets the 8ase District Regu lation requirements for the Light In dustrial/Office Zoning District. The structur e is out of all required s·e t backs, meets the height limit, and exceeds the landscaping minimum . C h apter 16 -Site and U se Regulations The applicant i s requesting to increase the FAR to 1 .0 for a mini-storage use , pursuant to 14.16.150 . T he in te rim use cu rrently provides 20,480squa re feet of sto rage space. Chapter 18 -Pa rking Standards . Purs uant to 14.18 .040 a parking study required is ·required and is subject to approva l by the community deve lopment director or hearing review body for the deve lopment. ne applicant has p roposed 7 parking spaces and 9 load ing spaces . The applicant is also required to have 1 designated c lean air vehicle parking space. In terms of parking lot landscaping, Pursuant to Section 14.18.1608, a minimum of 1 ca nopy tree for every 4 parking spaces is requ ired . Clustering is a lso allowed , subj ect to the approval by the P la nning Director or th e hearing review body . Chapter 19 -Signs Pursua nt to Tab le 14.19.2 the project is a ll owed to have a maximum of 2 signs per frontage . This limi ts the signage to a maximum of 4 s igns. The project «u rr en tl y proposes 6 signs; including 2 monument sig ns, 2 wall signs, and 2 identification sig ns . One of the proposed wall signs has no stree t front age and is proposed to be fa c ing 580 Highway . Sta ff has id entified that th e hi g hway f aci ng sig n wou ld require a major sign exceptio n and th at it's unli ke ly to have staff's s upp ort. No add iti onal detail, such as sq ua re footage, has been identified at thi s time. Chapter 25 -Enviro nmenta l and Design Review Permit The project shou ld be evaluated for conformance with the review criteria identified in Chapter 25 of the Zoning O rdinance and the San Rafael Non-Residential Design Guidelines (See Ex hibit 4). 80th emphas ize th at new structures should be harmoniously integ rated in relation to both the specific site design and the architectu re in the vicinity in t e rms of colors and materials , scale and bu ilding design. Specific architectural design considerations include , but are not limited to the following : }> Creation of interest in the building elevation }> Provision of a s e nse of entry }> Building Form 3 ~ Encouragem e nt of natural materia l s a nd earth tonelwood tone co l or ~ Th e project s ize/sca le sho uld be analyzed as to th e approp riateness to th e existing n e ighb orh ood sca le ~ Equa l attention to des ign of a /l facades ~ Co lor a nd Materials ~ Landsca p e design Si mil arly , the Sa n Ra fae l No n-Residential Des ig n G ui de lines also have des ig n criter ia , some of wh ich ove rl ap with th e Chapter 25 c riteria : ~ E ntryways ~ Building fo rm ~ Lig htin g ~ Parking lo ts ~ Awnings ~ Materia ls and Colors (exte rior m ateria ls shou ld minimize reflectivity) ~ Landsca ping S taff has reviewed th e project and found that th e project is generally co nsis ten t wi th m any of th e design c rit e ri a of Section 14.25 .050 of the Zo ning Ord in ance and th e Non -Resi dent ial Design Gu ideli nes in th at:' 1) th e propo se d developme nt ha s been design ed to provid e a sense of e ntry with the reduced sca le of the e ntra nce; 2) Th e promin e nt corn e rs of th e building h ave been designed t o create interest wi th th e non-vision wind ows and eaves; 3) th e co lo r choice s are co nsis tent wit h section 14.25.050 in th at they're shades of blu e, green , tan , and g rey. However, st aff req uests th at th e Boa rd comment on the follow i ng design elements: 1. Co lo r: Co mm ents on the ' co lor se lection. 2. Land scapi ng : T he proj ect proposes to m eet or ex.cee d th e 20% land sca ping req uireme nt. In terms of parking lot landscap ing , Pursuant to Secti on 14 .18.160B, a minimum of 1 ca n op y tr ee for e very 4 park in g spaces is required . C lus te ring is a lso all owed, subject to th e approval by th e P lanning Director or the hea rin g review body. T he Non-Re side nti al Desig n Guide lin es also recommends that shade trees be provided in parking lots . Staff re qu es t s th Cl t the Board com m e nt on the loc ati on of th e required parking l ot trees and th e types of tr ees . 3. Lighting : Co mment on possib le exte ri or li g ht fixture des ign/loca tion . 4 . Views: C h ap t er 25 states that hill s sho uld be pre served and enh anced from publi c. stre ets and pub li c va ntage po int s. Th e propos e d proj ect w ill m ost likely i mp ac t the s urr ou nding hill s fr om th e 1-5 80 . See Ex hibit 5. . NEIGHBORHOOD CORRESPONDENC E ' Staff rece iv ed no commen ts from th e public he aring notice .. CONCLUSION St aff supports th e propos ed mini -storage bUildin g , and is seeki ng ahy design guidance on the building details and site des ign from the ORB . . EXHIBITS 1. V icinity Map 4 2. App li cants Ju stifica tion Letter 3. RedLlced Proj ect Plans 4. Design Guid eline Criteria 5. View from Highway Full-sized plans have been provided to the ORB members on ly. cc : Mathew Guthrie, 10 Jewe ll , Sa n Rafael, CA 94901 Glenn Larsen, 336 Bon Air Center #505, Greenbrae , CA 94904 5 1212112015 '" " ',-/,-" '-'. , ~ # .(> . . .(> fxl"~,,f ! o 110 220 3S04~550tI ¥ " ,?..---- #' 3105 Kerner . 300' Radius I #' ,~\ .? .; \ \. ;\ ".. \ \ ..i --\~ \ http1lg;s.cilyofsanrafael.CA'[jsanrafael!fiJsiorVwidgetslPrinUprintpage_ms.php?mapfile=C%3A%2FOSGeo4W%2Ftmp%2Fsess_56781ro;je9853%2FSanRafaeI.map&mapname=SanRafael&centerxy=5984924.9964.. 212 Central San Rafael Self Storage 3105 Kerner Boulevard, San Rafael California Project Description October 12; 2015 REC EIVED OCT 1 e 2015 PLAN NI NG Central San Rafae l Self Storage -Project Description October 12, 2015 City of San Rafael Community Development Department 1400 Fifth Avenue San Rafael, California 94915-1560 October 1;:, 2015 Re: Central San Rafael Self Storage -3105 Kerner Boulevard Pre Application/ Conceptua l Design Review Submittal Page: 2 This Project Description is attached to a Pre Application and Conceptual Design Review submittal for Central San Rafael Self Storage (CSRSS), The project is proposed to redevelop the existing San Rafael Self Storage Emporium property at 3105 Kerner Boulevard with a new permanent self storage facility_ SITE DESCRIPTION /SETIING The property of 1.39 acres is located at the corner of Irene Street and Kerner Boulevard. It is currently utilized as a self storage facility within metal containers. The lot is flat, rectangular with mature trees along both street frontages. All surrounding parcels are developed with a mixture of retail, office, industrial and storage uses. (An ALTA and topographic/ improvement surveys are enclosed with this application). PROTECT DESCRIPTION The proposed project consists of the construction of a 3 level, 61,490 square foot building, associated parking and landscaping improvements. Storage units of various sizes with ground floor exterior and elevator access, office and caretaker's residence will be provided. Central San Rafael Self Storage -Project Description BACKGROUND , October 1~, 2015 Page: 3 The property is currently developed as a self storage facility utilizing shipping containers. The use was approved in 1992. Ex tended several times, the Use Permit was most recently extended by the City Zoning Administrator on March 4, 2015 for a period of 10 years. During that review, the Community Development Department recommended that we consider development of a permanent storage facility on the site . Central San Rafael Se lf Storage -Project Description October 12, 2015 GENERAL PLAN AND ZONING CONSISTENCY General Plan Designation: Light Industrial Office Zoning: Light Industrial Office (LI/O) Land Use: Existing: Self Storage Proposed: Self Storage The proposed use is consistent with the General Plan and LI / 0 zoning in that mini-storage projects are a permitted use. Minimum Lot Area (sq.ft.): 6,000 Proposed: 60,548 Minimum Lot Width (ft.): 60 Proposed: 207 Floor Area Ratio (FAR): Site Area: 60,548 sq.ft. (1.39 acres) Proposed Floor Area: Storage including office: Caretaker's residence Proposed Floor Area Ratio: 1.0 60,548 sq.ft. 900 sq.ft. Page : 4 Note that the ratio does not include the caretakers's residence as FAR limits apply only to the non-residential component of a development. Minimum Yards : Front: 20 ' Kerner: 47' Maximum Building Height: Proposed: Side: 10' or 20' /0' Irene: 62' / 51' 36' 36' Rear: 10' Rear: 35' Minimum Landscaping (% of total site): 20 % -12,110 sq.ft. Proposed: 22 % -13,568 sq.ft. Required Parking: Parking Study required Proposed: 13 Based on 15 years experience operating San Rafael Self Storage at 675 Andersen Drive See next section \ Central San Rafael Self Storage -Project Description PROPOSED SITE I BUILDING DESIGN Access / CircuJ a tion: October 12, 2015 Page : 5 Vehicular travel to the site is via East Francisco Boulevard from both the north and the south. Although Irene Street provides both east and west travel lanes, the east bound lane, as part of "the Loop", provides primarily one way traffic channeling all north and south travel past the property connecting at the point where Kerner provides only one way travel north. Vehicular access to the property from Irene Street is not proposed in order to eliminate left hand turns across the west bound lane. Vehicular acces s from Kerner Boulevard has been located at the most northern point of the property to provide the maximum distance from the intersection. Visitors will have sufficient travel distance to see and turn from the lane adjacent to the property into the entry. On site circulation is by a one way perimeter loop providing access to ground floor exterior storage units and allowing tenants to exit the site at the Kerner Boulevard entry and travel north. Use of the Kerner Boulevard exit eliminates north bound vehicles from having to exit on Irene, make a left hand turn across west bound traffic and add vehicle movements through the Irene / Kerner intersection. To accommodate vehicles traveling south, an exit onto Irene with a right turn only limitation has been provided to allow connection to and travel south on East Francisco Boulevard. This movement will eliminate those vehicles from having to travel north on Kerner and through the Kerner / Bellam intersection. Parking: CSRSS developers own and operate San Rafael Self Storage (SRSS) at 675 Andersen Drive since 2001. That facility has a gross area of 48,000 square feet and 9 parking stalls on site. Peak stalls required including employees has never exceeded 5 at any single time. CSRSS, a facility 25 % larger than SRSS, proposes a total of 13 stalls, 44 % more than SRSS . 6 stalls, including accessible, electric vehicle charging and fuel efficient stalls, are located near Central San Rafael Self Storage· Project De sc ription October 12, 2015 Page: 6 the project vehicular entry and office. 3 stalls provide an unloading area under cover near the elevators with 4 overflow stalls nearby. In addition, the one way perimeter circulation also provides sufficient width for a lane of parking adjacent to the ground floor exterior entry units and a pass through lane. A bicycle rack will be located adjacent to the office. Landscaping: Existing landscaping along the street frontages will be expanded to depths of 24' to 36' and rehabilitated to provide efficient irrigation and drought tolerant planting. Existing mature trees are to be maintained except where they are located in areas for new driveways, infrastructure / site improvements or impair visual identification of vehicular access or the building. New landscape areas are proposed along the western property line blending with existing landscaping on the adjacent property and along the northern property line which would incorporate any required bio swales. Total landscape area will comply with Light Industrial/Office zoni ng requirement for 20% of the site to be landscaped. Building Design: Primary architectural elements are located at the corners where the building is first viewed from the public right of way and at the Kerner Boulevard entry where the building is stepped down to present a lower inviting profile to all entering the site. The arrangement of overhangs, facade relief, fenestration, exterior building materials and colors is presented in a harmonious and balanced design. All building elevations have been treated in a similar manner to create interest around the entire building. Exterior building materials include horizontal and vertical Central San Rafael Self Storage · Project Description October 1~, 2015 Page: 7 pre-finished metal siding and panels, painted concrete masomy ground level walls and aluminum storefront at the building corners and the office. The elevator tower measures 36' high, the remainder of the building does not exceed 33' in height. TRAFFIC A Focused Traffic Analysis prepared by W -Trans, Traffic Engineering Consultants, is enclosed with this submittal. GEOTECHNICAL AND ENVIRONMENTAL ASSESSMENTS A Geotechnical Investigation and Phase Environmental Site Assessment prepared by Miller Pacific Engineering Group, Geotechnical Engineers, is enclosed with this submittal. GRADINGIDRAINAGE Preliminary grading and drainage design provides for the building finished floor elevation to be at 11.0 NAVD in order to comply with FEMA Base Flood Elevation of 10 and take into account projected future settlement of 12" over the next 30 years. Orculation, parking and driveways have been designed to accommodate the change in elevation between the proposed finished floor and existing street elevations. Landscape areas along the entire property perimeter provide sufficient area and location to provide required bio-swales to treat site drainage. FLOOR AREA RATIO (FAR) The General Plan permits a maximum FAR of 1.0 for mini-storage with a Planning Commission approved Use Permit in accordance with the following findings: The facility is needed in the community: Central San Rafael Self Storage -Project Description October 1~, 2015 Page : 8 Storage projects in East San Rafael have a near 100 % occupancy. The developers of CSRSS have operated San Rafael Self Storage at 675 Andersen Drive for the last 15 years with constant near 100 occupancy. With the abundance of businesses and office in East San Rafael there is particularly a need for storage for accounting records, supplies, tools and extra stock. The project is compatible with surrounding uses: All surrounding parcels are developed with a mixture of retail, office, industrial and storage uses. The proposed use generates no noise, very little activity or traffic . The project is designed so that it cannot be converted to other more intense uses and the location is appropriate for this type of use: The project cannot be converted to a more intense use. There are limited windows and no heating, electrical capacity, or water or sewer to support a more intense use. The City has determined the site is appropriate for this type of use designating the site LI/ 0 which allows storage as a permitted use. We would request Planning Department comment with regard to these findings. CALIFORNIA ENVIRONMENTAL OUAUTYACT COMPLIANCE: The project is proposed as an in-fill development consistent with General Plan Light Industrial/Office land use designation and zoning in that mini- storage is a permitted use and the proposed design complies with all zoning regulations. The project site is less than 5 acres, completely surrounded by urban uses, has no habitat value and is adequately served by all required utilities and public services . Central San Rafael Self Storage -Project Description October 12, 2015 Page: 9 Project studies indicate no significant effects relating to traffic and none are foreseen relating to noise, air or water quality. As the project does not present any unusual circumstances, we would request Planning Deparhnent comment as to whether the proposal would be considered an in-fill project in accordance with C.E.Q.A. Guidelines section 15332 Class 32. AFFORDABLE HOUSING We would request the Planning Deparhnent clarify the extent of the affordable housing requirement of Zoning Ordinance 14.16.030 applicable to the proposed project. One full time person will be employed at the facility and one two bedroom aparhnent will be provided for their use. The site is currently developed as a storage facility and continuance of that use is not projected to increase the demand for affordable hOUSing. SITE CLEARANCE Existing metal containers will be removed and recycled. Existing fire walls between containers will be demolished, removed and recycled. NorBay Consulting performed asbestos and lead inspections of the storage containers and fire walls and laboratory tests detected no presence of either. A copy of the report is enclosed with this submittal . We would request that the Building Deparhnent provide any permit requirements to accomplish this work.