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HomeMy WebLinkAboutDRB 2016-02-17 #4Meeting Date : • Case Numbers: Project Planner: Community Development Department -Planning Division Agenda Item: REPORT TO DESIGN REVIEW BOARD February 17, 2016 ED15-081 & EX16-001 Paul Jensen, (415) 485-506 ~ SUBJECT: San Rafael Fire Station 52-210 3rd Street -Request for Environmental and Design Review Permit to replace the existing Fire Station 52 with the development of a new fire station (10,865 square feet), training tower (3,322 square feet) and training classroom facility (1,200 square feet). The proposal includes a request for an Exception to exceed the 36-foot building height limit for the new fire training tower (up to 50 feet in height). The project includes associated site and landscaping improvements for the 27,000 square-foot City-owned site. APN: 014-101-11; Public/Quasi-Public (P/QP) District; City of San Rafael, owner/applicant. PROPERTY FACTS • Location Project Site: General Plan Designation Public/Quasi-Public North: East: West: South: Lot Size Required: Proposed: Height Allowed: Proposed: Parking Required: Proposed: High Density Residential High Density Residential Retail/Office Marine Related Not required 0.66 acres 36 feet; Exception for tower 12'6"-36' feet; 50' tower Based on a parking study 12 spaces Min. Lot Width (New lots) Required: NA Proposed: NA Outdoor Area OR Landscape Area Required: 10% coverage Proposed: 10% coverage Grading Total: 2,200 cubic yards of earth movement Cut: 2,200 cubic yards Fill: 0 cubic yards Off-Haul: 2,200 cubic yards Zoning Designation P/QP PD PD C/O MC Lot Coverage (Max.) Existing Land-Use Fire Station High School, parking High School, support services Grocery Store (Whole Foods) Montecito Shopping Center Standard: Not required Proposed: 25% Floor Area Ratio Allowed: 1.0 Proposed: 0.57 Upper Floor Area (Non-hillside residential) Allowed: NA Proposed: NA Setbacks Reguired Front: None Side(s): None Ext. side: NA Ped. side: NA B/dg. sep: o feet Rear: o feet Tree Removal Total(NO .lspec;es): 0 Requirement: 0 Proposed: 0 Existing 2-15 feet 15 feet 15 20 o feet o feet Pro!2Qsed 0-5 feet 0-7 feet 0-7 feet 10 feet 40-150 feet 54 feet Standard building height is measured from an established exterior finished grade elevation to mid-point of a sloped roof. SUMMARY The project proposes to replace the existing Fire Station 52 and fire training tower/classroom with the development of a new fire station and fire training tower, which would include a new training classroom. In addition, paramedic services that are currently housed at the Downtown Fire Station 51 (Medic 51) would be relocated to this site. Board review of the site and design improvements of this project is required pursuant to San Rafael Municipal Zoning Code Section 14.25.040A.1.e (Major Physical Improvement, new public structures). The Board's recommendation will be forwarded to the Planning Commission. As this is a City-sponsored project, the City Council will also review and take action on the final design. Staff concludes that the project adequately addresses the applicable Environmental and Design Review Permit criteria of SRMC Section 14.25.050, but there are specific issues associated with the site (discussed below) that require discussion and consideration. Staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: Site Plan • Whether the proposed building location and site layout is practical and suitable for the function of the public use. • Whether the building orientation and site improvements along the 3'd Street are acceptable and appropriate for the visually-prominent intersection. Architecture • Whether the contemporary design is suitable for the function of the building, compatible with the location and surrounding improvements, including the Montecito/Happy Valley residential neighborhood to the north. • Whether the contemporary design of the fire training tower is appropriate given the height and prominence of the structure. • Whether the flat roof design is suitable for the site and would adequately screen potential rooftop mechanical equipment. Materials and Colors • Whether the materials and colors are suitable and appropriate for the proposed architecture , the site and the surrounding area. Landscaping • Whether the landscape deSign and materials, as well as the amount or landscaping are adequate for the project site, particularly along the prominent 3'" Street frontage. BACKGROUND Site Description & Setting: The subject property is a level, 0.66-acre site (28,822 square feet) that is located at the northeast corner of 3'd and Union Streets. The property is owned by the City of San Rafael and is developed with a one-story fire station (San Rafael Fire Station 52). which is approximately 4,430 square feet in size and contains apparatus bays. Vehicle access to the apparatus bays is provided by driveway access from Union Street (two driveways). Most of the site is paved. The existing Fire Station 57 serves the eastern part of Central San Rafael , which includes unincorporated areas (Country Club) via Community Service Area (CSA) 19. Lastly, the fire training tower and training center classroom are widely used and are a vital component to the City's fire services operation. Surrounding uses include the Montecito Shopping Center located to the south, San Rafael High School (parking and support facilities) to the north and east, and the Whole Foods Market to the west. Further north of the site is the Montecito/Happy Valley neighborhood (reSidential). 2 History: In 2015, the City Council adopted the San Rafael Essential Facilities Strategic Plan, which presents the City's road map for the replacement or improvements to aging emergency service facilities. The City Council authorized funding for Phase 1 of this plan which includes the rebuilding of Fire Station 52 and the fire training center, as well as Fire Station 57. (Marin Civic Center) and a new Public Safety Center (Fire Station 52-Downtown and Police Department facilities) on 5th Avenue . . PROJECT DESCRIPTION A detailed description of the project is provided in a written text, which is presented in Exhibit 3 of this staff report . A brief summary is provided below. Use: The project proposes the construction of a new 1 0,864-square foot , two-story fire station that is proposed to house five on-duty fire fighters in a 24-hour shift and paramedic services (Medic 51 relocated from Downtown). The plan .includes three drive-through apparatus bays , the South Area Medical Supply Cache, public lobby, sleeping quarters , kitchen and restroom facilities and ancillary uses (surface parking and storage facilities). A new 50-foot-high training tower (3,332 square feet is proposed along the eastern border of the site, which requires an Exception from the 36-foot building height limit for this property. A new 1,205-square-foot , one-story training center classroom is proposed for the southwest corner of the site facing the intersection of 3'd and Union Streets. Site Plan: The fire station building is proposed to be sited and oriented toward Union Street and includes a pedestrian entrance and two driveways to accommodate drive-through access for fire apparatus. The main (southern) driveway, which also provides access to the training center would be aligned with the Whole Foods Market driveway on the west side of Union Street and would be secured by a metal gate. The area surrounding the training center would be fenced . A total of 12 off-street parking spaces are proposed. See Plan Sheet A-1 .2. Plan Sheet A-1.4 presents site cross-sections incorporating the proposed building and site improvements. Architecture: The station design presents a contemporary design that promotes strong , horizontal roof and building elements and forms. These features are carried through all buildings. The training center· classroom structure presents a rounded elevation form at the 3'd and Union Street intersection , which takes advantage of the prominent intersection location . Exterior building materials include a combination of brick, cement plaster, metal fascia and trim features , aluminum windows . For portions of the roof that are sloped (1/2 : 12) a metal seam roof is proposed. See Plan Sheets A-2.2 and A-3. Plan Sheets A-2.3 and A-4.1 present cross-sections through the proposed buildings. Landscaping: Lands·caping is proposed along the two street frontages , as well as along the interior property boundary edges. Landscape plantings are limited to shrubs and ground cover and several trees. See Plan Sheet A-1.5. Lighting: A detailed exterior lighting plan has been prepared. Exterior lighting includes a combination of pole-standards , wall-mounted scones/arms and recessed soffit fixtures. A photometric assessment is included in the plan . See Plan Sheet A-1. 7. Grading/Drainage: As noted above , although the site is level , site grading is required to address the proposed project design. Grading is estimated to require 2,200 cubic yards of earth movement that would be exported from the site. See Plan Sheet A-1.6 . 3 Signage: Several facility identification signs proposed above the door entrances to the apparatus bays, which consists of individual letters reading ("Fire Station No. 52"). In addition, a large, wall-mounted metal number "52" is proposed for the building fa9ade facing Union Street. A large, metal fire service emblem is proposed along the recessed, west-facing wall of the fire station. See Plan Sheet A-2.2. ANALYSIS General Plan 2020 Consistency: The project has been reviewed for consistency with the pertinent goals, policies and programs of the San Rafael General Plan 2020. Input and direction on project consistency with the General Plan is requested of the Design Review Board. A summary of key policies and programs is provided below, along with a staff response. The project is consistent with the pertinent policies of the Land Use Element including; Policy LU-23 (Land Use and Map Categories -Public/Quasi-Public); Policy LU-9 (Intensity of Nonresidential Land Use Development -1.0 floor area ratio cap); Policy LU-12 (Building Heights-maximum height of 36 feet; Exception request for training tower); and Policy LU-14 (Land Use Compatibility). Other key policies to consider are as follows, including neighborhood policies that are specific to the MontecitolHappy Valley neighborhood: NH-125 Design Blend. Continue to provide a blend of architectural styles in the Montecito/Happy Valley Neighborhood compatible with and retaining the character of attractive older buildings . . Newer buildings should be well designed, blend well with the existing homes and provide a "pedestrian-friendly" street front. NH-130. Commercial Parking. Require well-landscaped commercial parking lots that are safe and convenient for pedestrians .. CD-3. Neighborhoods. Recognize, preserve arid enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. Develop programs to encourage and respect the context and scale of existing neighborhoods. 1-8. Street Trees. Create street tree planting and maintenance programs and encourage the use of large canopy trees where appropriate in order to control temperature, improve air quality, control wind, define neighborhoods and improve street appearance. Staff Comments: Overall, as proposed, staff finds that the project is consistent with the pertinent policies and programs of the San Rafael General Plan 2020. The scale of the project, including the unique training tower would be compatible with the scale of improvements in the area. Regarding Neighborhood Element Policy NH-130 (Commercial Parking) and Infrastructure Element 1-8 (Street Trees), careful review of the landscape design is requested to ensure that the project provides adequate landscaping. Given the use program proposed for the site, on-site landscaping opportunities are limited, except along the property borders. To off-set the limited amount of on-site landscape and sidewalk width permitting, consideration should be given to incorporating street tree planting along Union Street and 3rd Street. Zoning Ordinance Consistency: Chapter 4-11 -Base District(s) The project is subject to the development standards for the Public/Quasi-Public (P/QP) District, pursuant to Chapter 4 (Section 14.04.040) of the municipal code (Zoning Ordinance). The property development standards that are applicable to the project are identified in the Site Development Summary Matri>! presented at the beginning of this report. 4 Staff Comments: The project meets the site development standards of the PlOP District. However, it should be noted that the 50-foot tall training tower exceeds the 36-foot height limit for the project site. The Environmental and Design Review application is accompanied by an Exception request to exceed the zoning height limit for this tower structure . Section 14.24.060E (Height) of the Zoning Ordinance speCifies the unique conditions and uses for allowing a height exception. This section states , "For a public or quasi-public structure, a higher height may be permitted where necessary for health or safety purposes." The fire training tower is a unique use that should be afforded this height exception because its purpose is to provide firefighter training to protect health and safety. For this reason, approval of an Exception for the training tower height is reasonable and acceptable. Chapter 18 -Parking Standards Chapter 18 does not specify a specific parking standard for public facility uses, but does require that the parking requirement be determined based on a parking study. Section 14.18.160 requires that parking areas be screened and that one canopy tree be provided for every four parking spaces. Staff Comments: A detailed parking study has not been prepared for this project. However, the off- street parking that is proposed is based on demand and need for the proposed use , is consistent with off-street parking provided for similarly-sized facilities and has been reviewed and deemed to be adequate by the City Engineer. Parking lot landscaping and tree cover is limited to the property borders. Landscape coverage is at approximately 10%, which meets the minimum requirement. As discussed above, consideration should be given to incorporating street tree planting along Union Street and 3rd Street to off-set the minimum amount of landscaping that is proposed. Chapter 25 -Environmental and Design Review Permit The project is subject to the review criteria for Environmental and Design Review Permits, pursuant to SRMC Section 14.25.050 (Review criteria: Environmental and Design Review Permits) of the Zoning Ordinance , as follows: • Site Design. There should be a harmonious relationship between structures within the development and between the structures and the site . Proposed structures and site development should be related accordant to existing development in the vicinity. There must be a consistent organization of materials and a balanced relationship of major elements. Site Features and Constraints such as significant trees and wetlands. access, parking, circulation and drainage should be considered. • Architecture. The project architecture should be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale and building design. The design should be sensitive to and compatible with historic and architecturally significant buildings in the vicinity, and should enhance important community gateways, view corridors and waterways as identified in the general plan. Energy-efficient design should be considered. • Materials and Colors. Materials and colors should be consistent with the context of the surrounding area. To minimize contrast of the structure with its background as viewed from the surrounding neighborhood, color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High-quality building materials are required. In hillside areas, as identified in Section 14.12.020 of this title, natural materials and colors in the earth tone and woodnote range are generally preferred. Other colors and materials may be used which are appropriate to the architectural style, harmonious with the site and/or compatible with the character of the surrounding environment. • Exterior Lighting. Light sources should provide safety for the building occupants, but not create a glare or hazard on adjoining streets or be annoying to adjacent properties or residential areas. 5 • Landscape Design. The natural landscape should be preserved in its natural state, insofar as practicable, by minimizing grading, and tree and rock removal. The l!3ndscaping shall be designed as an integral enhancement of the site, sensitive to natural site features (e.g., trees and wetlands), as well as water-efficient landscaping (MMWD water conservation ordinance complian.ce) should be considered. Staff Comments: Staff finds that the design of the project generally complies with these criteria. However, staff recommends that the following should be considered: a. Landscaping should be carefully reviewed to ensure that it meets the zoning code requirements for parking lot landscaping and screening (discussed above under Chapter 18-Parking Standards). b. The contemporary architecture and choice of building materials and colors should be reviewed to ensure that the project is harmonious with the surrounding neighborhood and improvements. c. The flat roof design does not include a parapet. However, the mechanical and HVAC equipment is proposed to be sited on the roof of the eastern wing of the fire station (portion with extended roof height) where it would not be visible. San Rafael Design Guidelines: On November 15,2004, The City Council adopted Resolution 11667, adopting interim San Rafael Design Guidelines. The interim design guidelines provide City staff with direction in reviewing the design of new development for consistency with the San Rafael General Plan 2020 Community Design Element. These interim guidelines provide a framework of design principles in order to improve visual unity of the area. Staff requests that the Board provide guidance in evaluating the projeCt for consistency with the following applicable to Non-Residential Design Guidelines: Parking. Lots • Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. • Parking areas should be screened from the street with hedges, walls, fences or berms, subject to security considerations. • Shade trees should be provided in parking lots per the zoning ordinance. Lighting • Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. . • Shield light sources to prevent glare and illumination beyond the boundaries of the property. • Lighting fixtures should complement the architecture of the project. Building Form • A continuity of design, materials, color, form and architectural details is encouraged for all portions of a building and between all the buildings on the site. • Consider the development's visual and spatial relationship to adjacent buildings and other structures in the area. Materials and Colors • Use articulation, texturing and detailing on all concrete exposed to exterior view. • Exterior materials should minimize reflectivity. 6 Us / r to pr' pprop ccents bui/din taffCnts: I ral, th ct mee City's desig elines. ver, a under particularly review 25-Environmental Design Permit, it is requested that the architecture flat roof design, materials site landscaping. .EIGH 000 ESPO CE meeting was provided property owners and residents 500 feet property. In addition, notice was on the property informing public bout t p~ of t ject an date/ti he De eview meeti additi ity co d an 0 ouse a xisting ation a ited th munity iew th plans. 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RESIDENTIAL AND STORAGE BUILDING FLOOR PLANS '-$-,-$ , .......... !-. FIRE STATION S2 & TRAINING TOWER UU"""""""AY,<IIIl'OOl-L 4 II " ONJANO. co. .... , ~ 210,M STRE,", SAN RAFAEl CAUFORN .... !)oI901 "..,.,510 ....... '" SC"ALE,l/I'-I'-(I" .''''''B'''' N":i.. """,.~ ----"'"""""'-.~ .~rn "" OO/17/l!JlI> A-4 .... .; u' ;..~ ~ It. ~ l~ !T~ n1 !~ .. q'. H ,~ .,' i' ii; si' II.!:~ ~! ~! Is!' i! II "' il! · ,I 1 l "I ' , , d' r , , ;; ~ 'i i I I I I I I ~ , , , I I I I i I ~ , , , , ~ I I j!E " 51 z .; 0 , 6 " I w ~ . ' ~ ;si. .. z i5 ~ci:S: z :::> .. 0 t: 6 '" z w S ~ " '" z 9 ~ z 5 0 = ~ ~ ~~ '" , , , w ~:. ti ' d , I , '" 81 11 " ~: I I I z Q' I: , 8: i5 g: e' ~I ~i ~ B~ !I ;; I ~:~ II. "I, '" ~ I Clo! :. ;~ s :~ i:; w '" '* ~ l .. • .. '" g ~ 0 z .. ~ 1! z w 0 ;;; w '" Ul ~i i i~ ",' z z i :: ~ 'i ~I ! s Ii :! ~ II! I s: · , l-• · , a:: ., i , o , ~ • s I ~ ! ' I I I g 0 I , , , hi .; , ~! r- p~ II, . ~'II i~ ~ i" 1 ;l, , Ii" . a t . I I . z Q "' w ~ ;; a: g ~ ~ '" In z ~ iii I ill , ;; I ci :! ~ ~ 1-1 , ~'" , I ' I ~N ~ :! ~! ~ ., ,I , , .' " , ~ Q ~ 0 ~, ' I !I ~I ~I I!, z ~~h I/) !;;(5:' </ ~ ~:l;> §:, a Ii; E ~ is! , f ~ ~ l:!' u t;: ~ CD CITV OF SAN RAFAEL • hi'r,ilqV'i;Y' l ...... "........, e FIRE STATION 52 & TRAINING TOWER lll>_~','-." ILLUSTRATIVE PROJECT RENDERING5 --, A-S = U~,..,srlUU.t.o.HMI'''''-a.tJFOIIfM_l lWU"". toMOU C1/V/1.01i ,*",,",JIO)~ .. --.. ,-~ .......... - " .,; .. I i ! ! l i i EXHIBIT 3 STATION 52 PROJECT DESCRIPTION DATE: January 21,2016 PROJECT : Replacement Fire Station No. 52, Fire Training Tower and Training . Classroom for the City of San Rafael DESCRIPTION: The City proposes to replace the existing Fire Station No. 52, the Fire Department's Training Tower and Training Classroom at its existing site. The existing site is address 210 3'd Street. It is at the corner of 3'd Street and Union Street in the Montecito Neighborhood of San Rafael. The existing site is approximately 26,997 Sq. Ft. The proposed 10,864 SF, two-story fire station will house five on-duty fire fighters in a 24- hour shift. Three on-duty firefighters are assigned to the existing station. Medic 51, currently located at the downtown Station 51 will be relocated to this station to improve medical response times to the City core. This will increase on-duty staffing at this location from three to five . The shift duty isa 48-hour schedule resulting ina shift change every other day. 10 on-site parking spaces are provided to accommodate this shift change. The core facilities of the station (kitchen, dining, dayroom, restrooms, fitness room and apparatus support spaces) have been designed to accommodate six on-duty personnel in the event that additional staffing would be required to serve this location and to allow for staff training. The Fire Station includes the following elements: • Three drive-through apparatus bays; • Apparatus support spaces including a workshop, medical storage and clean-up room, turnout storage and related janitor facilities; • South Area Medical Supply Cache • Public lobby, accessible restroom and station office; • Kitchen, dining, dayroom and laundry room; • Private sleeping quarters with unisex restrooms; • And, mechanical, electrical, communicatiohs rooms. A second building on the site is a new four-story training tower to replace the existing four-story tower being demolished. The 3,322 SF pre-engineered building is located at the south/east corner of the site and provides a variety of training scenario opportunities for the City of San Rafael Fire Department and other adjacent fire departments. In addition to providing training props, the tower houses the South Area Task Force Breathing Air Supply and storage rooms. The tallest portion of the tower is 46' which STATION 52 PROJECT DESCRIPTION approximates the height of the existing tower. The third building on the site is a replacement training classroom of 1,205 SF. This building is located at the South/West corner of the site and provides a training classroom for 24 personnel: It is supported by a restroom, office and storage room. A van accessible qisabled parking space is directly adjacent to this building. This facility supports the Fire Departments Fire Training Academy and will be utilized in the evening for CERT meetings, CPR classes and other Fire Prevention functions. This facility is also available to other City Departments for training classes. There are two site options provided for the project. Option 2 indicates access through property owned by the School District. The City is currently in negotiations for the use 'of this project. If they are not able to develop an agreement, Option 1 will be implemented. rn either option, the existing paving, lighting and buildings on the site will be demolished and the site will be fully redeveloped with concrete and asphalt paving, site lighting, landscaping, security walls, fencing and gates. A gravel training area is provided on two sides of the training tower and sand/oil separators are placed behind the apparatus bay and near the training area for vehicle wash down and training water flow, Landscape areas will be utilized as bio-retention basins. A parking area with 12 parking spaces including two van accessible parking spaces and loading zones is located on-site. There is an accessible route to the station and classroom entrances from the parking spaces and the sidewalk. The project landscaping is designed to follow the City's landscape design requirements for drought tolerant plant selection and low flow irrigation systems. Plant selection ' will be suitable to bio-retention basins. Additional site improvements include a replacement above grade fueling system, emergency generator and replacement below- grade drafting pit. 'Off-site improvements include access aprons and sidewalk replacement. A "Keep Clear" zone will be stripped in front of the main entrance along Union Street. Modifications to the traffic signal at the corner of 3'd St. and Union St. will be completed to allow the fire department to control the signal during a response sequence. Other miscellaneous off- site improvements adjacent to the project will be completed as a part of the work.