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HomeMy WebLinkAboutDRB 2018-07-17 #2REPORT TO DESIGN REVIEW BOARD SUBJECT: 1650 Los Gamos Drive (Kaiser Permanente Medical Office Building) — Request for Planned Development (PD) Amendment, Master Use Permit, Environmental and Design Review Permit and Sign Program Amendment for a project proposing the conversion of an existing office building to medical office uses and construction of new 433 -space, three-level, parking structure on the western parcel. APNs: 165-220-12 &-13; PD (1950) District Zone, Kaiser Permanente, owner and applicant; Case Number(s): UP17-Q05, ZC17-001, SP177002, NM17-001, IS17-001, ED17-001 PROPERTY FACTS Location General Plan Designation Project Site: O North: N/A South: O East: N/A West: LDR/OS Height Side(s): Allowed: 36' Proposed: 24'6" (floor of upper parking deck) n/a 34'6" (top of solar/shade structure) Parking Required: 651 spaces Proposed: 679 spaces (433 spaces in the parking structure) Landscape Area Required: 10% Proposed: TBD Grading Total: 30,000 cu yds Cut: 30,000 cu yds Fill: TBD Off -Haul: 30,000 cu yds Zoning Designation PD 1590 N/A PD 1590 N/A R 7.5, P/OS Existing Land -Use Surface parking lot County undeveloped Commercial/office US Highway 101 Single family residential/open space Setbacks Required Existing Proposed Front: n/a n/a 20' Side(s): n/a n/a 78',,56' Ext. side: n/a n/a TBD Ped. side: n/a n/a TBD Bldg. sep: n/a n/a TBD Rear: n/a n/a 275'+/- SUMMARY The revised project is being referred to the Design Review Board ('Board') for its recommendation to the Planning Commission on the proposed site and building design improvements. The project proposes a three-story, 433 -stall parking structure with associated landscaping in support of a commercial office building to be converted from general office to medical office uses. The existing office building will not require any modifications to the exterior fagade except for new signage. The proposed project also includes an amendment to the existing Marin Commons Sign Program to integrate Kaiser Permanente signage. To allow medical office uses in the existing office building, the current PD 1590 district will require an amendment. The project is generally consistent with the approved City of San Rafael General Plan and Zoning Ordinance. The formal entitlements require review and recommendation by the Design Review Board and the Planning Commission and ultimate action by the City Council. The project was initially reviewed by the DRB as a conceptual review on September 6, 2017. Feedback was provided by the Board to the applicant. The main issue noted during the conceptual review was that the front of the structure was too close to the street which created mass and bulk issues requiring the structure to be set back off the street. Furthermore, the Board requested that the applicant try and soften the appearance of the front facade of the parking structure. Formal applications were filed in early 2018 and the DRB reviewed the formal Design Review submittal on May22, 2018. The Board identified additional concerns with the design and some of the changes. Details are provided below, but in summary, there was concern with the lack of clarity of the plans, a new half ramp that had been added to the top level and there was a continued desire to make the front of the structure look less like a parking garage and request that the visual and lighting sensitivities for uphill residents be considered. The applicant has considered these comments and submitted revised the plans for review and recommendation by the Board. The main changes of the recent revision are removal of the partial upper -ramp, increased design considerations for the front fagade and upper floor (including increased solar panels coverage), lowering the ground floor three feet to assist in pedestrian access, and increased frontage landscaping. In addition, the applicant provided a clearer plan set, with a project response narrative and including a photometric lighting evaluation and signage program. Planning staff finds that the revised project design appears to have substantially responded to comments received by the Board and has identified several issues with the project design which are detailed in this report. Staff requests that the Board provide its recommendations on the project's compliance with all pertinent design criteria, including the discussion contained in this report, and specifically consider the following: Architecture • is the design concept for the parking structure consistent with the non-residential design guidelines, and has the revised design effectively masked the "parking structure" look. • Did the design concept respond to the suggested revisions from the Concept and Formal Design Review. Materials and Colors Are the proposed materials and colors consistent with the PD district and neighboring residential areas. Do the proposed materials and colors address light and glare concerns. BACKGROUND Site Description & Setting: The site is currently developed with a three-story commercial office building, surface parking lots and associated landscaping including mature trees. The proposed commercial office building and parking structure site consists of approximately 11.1 -acres and is bordered by Lucas Valley Road to the northeast and US Highway 101 to the east. Los Gamos Drive bisects the subject property into two separate parcels, the 4.09 -acre eastern parcel, which contains the existing three-story 150,000 +/- square foot office building and associated surface parking, and the 7.02 -acre western parcel, which includes the existing terraced surface parking lot and the remaining undeveloped woodland hillside areas. Immediately adjacent and east of the pro1ect site is US Highway 101, a major eight lane north/south freeway. To the east of US 101 is the North San Rafael Commercial District which is characterized with low one and two-story office, commercial and light industrial buildings. To the north of the project site is Lucas Valley Road, a major east -west arterial road connecting central Marin County with west Marin County. To the north of Lucas Valley Road is the undeveloped open space of the Oakview Master Plan property located in the County of Marin. West, and uphill, of the parking structure project site is an undeveloped open area buffer zone. Further west are single family residences along Salvador Way in the Mont Marin San Rafael Park neighborhood. South of the project site is the 1600 Los Gamos Drive office building and associated surface parking. Further south on Los Gamos Drive is the YMCA. The parking structure site slopes from the west to the east with a high elevation of approximately 52' NAVD 88 and a low point of 36' NAVD 88. Prior Design Review Board Review: The parking structure design has been previously reviewed by the Board at a Conceptual Review on September 6, 2017 where the Board requested that the parking structure step back from the road in exchange for varied height in the back. However, the Board was also concerned about design and "look" of the structure, and asked Kaiser to find ways to soften the parking structure fagade. Based on the Conceptual Review, the applicant submitted a revised design in April 2018. On May 22, 2018, the Board provided formal Design Review recommendations on the proposed project The Board was generally dissatisfied with the revised application packet and reiterated the desire to have the design look less like a parking garage. In addition, the Board wanted Kaiser to address concerns from neighbors regarding the size and location of the partial upper ramp, as well as other design related issues, including light spillage, and reflective materials causing light and glare impacts. The Board voted unanimously to continue the review at a date uncertain. Comments provided included: • Submittal needs to include details for both the proposed Sign Program Amendment and the change in use from general office to medical office. • Submittal needs to include a summary of Board's comments and identify how the design revisions respond to each comment. • Submittals needs to include full-size (24" x 36") plan sets in addition to reduced plan sets. • Plans shall show greater details and dimensions throughout, particularly in the cross-sections. • Project needs greater sensitivity to the neighbors located upslope by reducing off-site light and glare from vehicle windshields, solar canopies and the brightness of the parking deck itself. Explore green roofs. • Project shall reduce the bulk and mass by eliminating the ramp level parking and lowering the structure so that ground level grade is closer to sidewalk grade. • Project shall add more material shielding along the frontage to reduce or eliminate headlight and, generally, to make it look less like a parking garage. • Show and provide light standard details. Provide a photometric plan. 3 • The northeast corner stairwell need better articulation and the southeast corner stairwell needs less glare expression. There are no written meeting minutes, as the City now maintains actual video proceedings of DRB meetings. Therefore, the actual video from both prior DRB meetings can be reviewed online at: htt _R://www.citvofsanrafael.orr�lpublic-meetings/ and then clicking on clicking "Design Review Board" under the "archived meetings/videos" section and then clicking on video under the two aforementioned meeting dates. PROJECT DESCRIPTION Use; The proposed project includes the conversion of an existing 148,000 sq. ft. office building from general office uses to medical office uses for Kaiser Permanente. Since the current PD zoning does not allow medical office uses, the applicant has requested a PD Rezoning and Master Use Permit Amendment to allow the medical office use of the site. The project also proposes the construction of a 433 -space, three level parking structure on the existing surface parking lot located to the west of 1650 Los Gamos Drive that will primarily serve the Kaiser Permanente employees working at the property. The proposed project also includes the continued use of existing 42 parking spaces located on the adjacent 1600 Los Gamos Drive property. Kaiser Permanente has legal access to the use of those parking spaces through an easement and is not proposing any changes to the parking spaces. The Final Traffic Impact Analysis included with the application identifies the need for a signalized intersection at Los Gamos Drive and Lucas Valley Road and those improvements to signalize and widen the intersection of Los Gamos Drive/Lucas Valley Road, are included in the project and will be evaluated through the environmental review and approvals process. The proposed project will not increase the footprint, height or massing of the existing building. The medical office uses will be contained within the existing building and no substantial exterior changes are proposed to the MOB. The only proposed exterior changes to the existing building at 1650 Los Gamos Drive are minor improvements to the landscaping and new signage to identify the facility and provide a brand identity. Access, Circulation and Parking There is a total of 455 existing parking spaces allocated to the project site consisting of: f 204 spaces surrounding the building at 1650 Los Gamos Drive 209 spaces on the existing surface parking lot on the west side of Los Gamos Drive 42 spaces located on the adjacent 1600 Los Gamos Drive property, but are legally allocated to 1650 Los Gamos Drive through an easement The overall project site currently provides approximately 3.1 parking spaces per 1,000 gross sq. ft. of office space (a parking ratio of 3.1: 1,000 gsf), consistent with the City's municipal code provisions in place at the time the building was originally constructed. To meet current City parking requirements for medical office uses, Kaiser Permanente is required to provide additional parking, as discussed below. The existing building is served by 455 existing parking spaces. The current City municipal code requires a parking ratio of 4.4:1,000 gsf for medical uses (1 space/225 gross sq. ft.), which would result in a shortfall of approximately 203 parking spaces once the entire building is converted to medical office. As a result, Kaiser Permanente needs to provide at least 203 additional parking spaces to meet the City's minimum requirements. In addition, based on its experience, Kaiser Permanente's preferred parking ratio is 5:1,000 (1 space /200 gross sq. ft.), or about 285 additional parking spaces, since many of its members are unable to take public transit due to the health issues for which they are visiting the facility. 4 To provide adequate parking for the use of the project at 1650 Los Gamos Drive, the applicant is proposing to construct a new three-level, 433 -space parking structure on the surface parking lot to the west of the existing building. At 433 parking spaces, (the new parking structure would provide a net increase of 224 parking spaces) and combined with the 246 parking spaces that would remain around the building, would result in a total of 679 parking spaces, meeting the City's 4.4:1,000 gsf parking standard and coming in at approximately 4.6:1,000 gsf standard for Kaiser Permanente needs. Parking Structure The proposed parking structure is a simple reinforced concrete structural design with three levels of parking (ground level and two elevated parking decks), plus dedicated parking stalls on a third level ramp that is set back from the front fagade along Los Gamos Drive. The height of the slab for the third parking level would be approximately 24 feet above grade, with an additional three to four feet of railing above the third level slab. The tallest portion of the parking structure would be at the top of the southern stair/elevator tower and would be approximately 36 feet tall (from finished grade). The project also includes a solar/shade structure on the upper level, but this will also not exceed the maximum height allowed of 36 feet. The parking structure will have an enclosed elevator and stair element at the southeast corner adjacent to the existing cross walk and vehicular entry. The elevator/stair element will be clad in a mixture of materials, including glass, steel and scarified rock type cement boards meant to be compatible with the concrete structure. Use of the same cladding at the upper portion of the northeast corner is intended to define the vehicular entry/exit and wraps the stairs at this end to relate to the elevator/stair element at the opposite end. Vehicular entry and exits points will have a decorative metal screen fascia to provide appropriate wayfinding and arrival features. The proposed design includes 10 ADA accessible spaces on the ground floor, 43 clean air vehicle spaces, and 29 future EV spaces. Bicycle storage for 24 bicycles is also included on the ground floor. The parking structure will be fully sprinklered and outfitted with fire extinguishers/cabinets per current codes and ordinances. Fire access will also be provided by fire lanes on both the north and south side of the parking structure, and from Los Gamos Drive. The parking structure will have LED lighting throughout and will be fully accessible per ADA requirements. The top level of the parking structure includes a shade structure that would support photovoltaic arrays and serves to screen the upper level parking deck. It is anticipated that the parking structure panels would provide most of the power necessary for the parking structure and the applicant is coordinating a purchase power agreement with a known vendor. Situated along either side of the drive aisles, the shade structures will be approximately 18 feet wide by 200 feet long. Panels will be oriented to maximize efficiency while mitigating the potential for glare to adjacent hillside properties. The shade structure would be constructed of light gauge steel framing and will feature a non -reflective coating on top. Transportation Demand Management Program The San Rafael Medical Center operates an existing transportation demand management program ("San Rafael Kaiser Permanente TDM") to increase the use of alternative modes of transportation by employees. Currently, the San Rafael Kaiser Permanente TDM includes the Kaiser Permanente facilities at: 99 Montecillo Road, 820 Las Gallinas, 111 Smith Ranch Road, 100 Smith Ranch Road, 7200 Redwood Blvd., 1033 3rd Street, 3900 Lakeville Hwy, and 97 San Marin Drive The 1650 Los Gamos Drive MOB would be included into the existing program. The MOB will also provide on-site bicycle parking, as well as dedicated parking for carpool/vanpools and electric charging stations for electric vehicles, to comply with San Rafael regulatory requirements. Drainage and Grading Excavation will be carried out with the goal of minimizing the impact to the existing trees. The proposed project site is partly in cut and fill, but mostly cut. The parking structure will have a concrete retaining wall system integrated with the overall structural system. Retaining walls with be primarily on the south, west and north sides. The stormwater retention/planter area on the east side utilizes concrete retainage. Cuts of approximately up to 25 feet in depth may be required for the new construction. Approximately 30,000 cubic yards (CY) of excavation and off -haul is preliminarily estimated to be required for development of the proposed parking structure; all of the excavated materials is anticipated to be hauled offsite to an appropriate disposal site based on the test results of the soil. A 6 -inch public sanitary sewer main, operated and maintained by the Las Gallinas Valley Sanitary District ("LGVSD"), runs in a 10 -foot easement through the site of the proposed parking structure. This pipe will be re-routed around west and north side of the parking structure footprint. Landscaping and Associated Improvements The parking structure is proposed to be located within the footprint of an existing parking lot to reduce the limits of disturbance. The majority of trees proposed for removal are mature landscaping trees located within the footprint of the existing surface parking lot. Approximately 63 trees are proposed to be removed and 39 new trees would be planted around the perimeter of the parking structure as replacement. Several new water gum (Tristaniopsis laurina) trees are proposed along the Los Gamos Drive frontage to provide added screening. The existing and proposed perimeter trees will provide screening of the new parking structure and provide habitat for local species. The design also integrates terraced planter walls that collect and treat stormwater in native planting beds. The terraces help transition the grade change from street level to the parking structure. Additional approvals may be required from the County of Marin and the California Department of Transportation (Caltrans), as responsible agencies, to allow for any project mitigations identified within their jurisdictional boundaries. Approvals from the Las Gallinas Valley Sanitary District will also be required to relocate the sanitary sewer line. Other responsible agencies and additional approvals may be identified through the environmental review process. The project also includes improving the existing mid -block crosswalk by installing pedestrian activated LED crossing signage on both sides of Los Gamos Drive. The applicant is also considering in -ground LED signage to further enhance visibility. The project includes requests for the following entitlements: 1. An Environmental and Design Review Permit (ED17-001) for the design of the new three-story parking structure and other site improvements; 2. A Use Permit (UP17-005) to allow medical office uses, pursuant to Section 14.07.020 of the San Rafael Municipal Code; 3. A Planned District (PD) Rezoning (ZC17-001) for PD amendment to separate this site from the current PD District (which includes the County property) and allow medical office uses; 4. A Sign Program (SP17-002) to allow new monuments signage on the existing site and building. ANALYSIS The complete analysis of General Plan Consistency and Zoning Ordinance Consistency is provided in Exhibits 4 and 5. In addition, for the complete staff analysis, the staff report from the May 22, 2018 Formal DRB hearing is provided in Exhibit 6. As the parking structure design has not materially changed in mass, bulk, and scale, the parking structure continues to be consistent with the development standards for this type of development. CONCEPTUAL/FORMAL DESIGN REVIEW BOARD The proposed project was presented to the Design Review Board for Concept Review in September 6, 2017 and Formal Review on May 22, 2018. The Board had several specific comments and the C applicant revised the parking structure design based on those comments. As detailed above the applicant responded to the Board's suggestions at concept review by increasing the front building setback, providing more landscaping along the frontage, and providing a solar canopy on the top floor. The revised structure was also able to lower the 1 st floor finish grade to provide better vehicle access to the garage. A second vehicle entrance/exit was included to address potential traffic and congestion conflicts. The parking structure includes a revised pedestrian ramp from the elevator to the sidewalk and also included improvements to the existing crosswalk at the south elevation for enhanced safety. However, at the May 22, 2018 Formal review, the Board found that the formal plans did not address the Board's comments regarding the `open' design of the structure and did not include a comprehensive photometric study and security plan details for safety and security lighting. The initial revised design did not step the structure, but rather shortened the depth to address setback issues, while adding a partial upper ramp to accommodate the preferred parking spaces. The revised design was not well received at the May 2018 Formal review and the applicant was asked to revise the design and address neighbor concerns. As such, the applicant subsequently re -submitted a revised parking structure design on July 2, 2018. In response to Formal Board comments, the applicant has addressed consensus comments (including concept comments and other comments from the Board) as provided in Attachment 3. Staff has evaluated the responses to the Formal review and summarized them as follows: 1. Provide larger plan sets, include existing office building, and provide additional detail (materials, improved sections, elevations & renderings, and provide conceptual sign program amendment documents). The applicant has included larger plan sets with dimensions, renderings, and additional details, including proposed signage details. The Kaiser Permanente branded signage will be incorporated as an amendment to the current Marin Commons Sign Program. 2. Provide photometric plan A photometric plan, including light lumens, has been included as Sheet E-1.0. Per the applicant's photometric study, there would be no light spillage past the edges of the parking structure or at property boundaries as seen in Sheet E-2.0. The applicant has also provided a light fixture specification cut sheet as Sheet E-3.0. 3. Unsupportive of third floor ramp level parking. The upper ramp has been eliminated from the current project proposal and the overall amount of parking on site has been reduced. The prior plan proposed parking in excess of City standards, but consistent with Kaiser's internal parking requirements. Although the reduction in that upper level parking ramp reduced the amount of parking, the parking is still consistent with City standards as detailed in #4 below. 4. Unsupportive of the surplus parking above the City's medical office minimum requirement of 4.4 spaces per 1,000 gross square feet. With the elimination of the 3rd floor parking deck ramp, the overall campus parking supply is 679 spaces (433 within the parking structure and 246 surface spaces) for a parking ratio of 4.6 spaces per 1,000 gross square feet. As the applicant has stated previously, the parking surplus is to accommodate parking during staff shift changes and for improved circulation within the parking structure. 5. Concerns regarding glare from vehicles and photovoltaics. The applicant has proposed that all upper level parking areas will be covered by solar panels . Non -reflective materials will be applied to the photovoltaics and the solar canopy structure. The applicant has proposed additional landscape along the Los Gamos Drive structure frontage to 7 further increase screening from Los Gamos Drive to the east and Lucas Valley Road further northeast. Impact to views. The revised design has not been significantly modified in mass and scale from previous iterations, however, the partial upper ramp above the third level has been removed. The applicant has reiterated that the structure is partially buried to reduce overall bulk and presence of new construction and would be situated within an area of the site where existing redwood and oak trees would provide substantial screening from above. The proposed parking structure materials, which are generally concrete and muted colors, are intended to not significantly alter existing views of the natural setting that surround the parking structure and minimize the visibility of the structure. Decorative metal screens located at vehicular entry and exit location appear to be designed to mimic the natural surroundings. Although the proposed structure would result in a new development impact, the highest point of the new structure, the elevator tower elements and solar arrays, would be no taller than the height of the existing light standards of the existing surface parking lot. 7. Consider solar panels or green roof on parking structure roof deck. The applicant is pursuing a power purchase agreement with a vendor to install solar canopies on the parking structure roof deck. Therefore, all roof deck parking areas will have solar coverage. Non -reflective materials will be applied to the photovoltaics and solar canopy structure. The applicant did not explore a "green roof' for the upper level of the structure. The applicant has not proposed a different colored concrete for the upper parking deck. 8. Improve Northeast corner facade. The northeast corner has been updated to more accurately illustrate the color and texture of the proposed concrete panel material. In addition, the revised design includes decorative metal screening over the vehicular access points. The applicant has provided updated renderings to better illustrate this condition along with a more accurate illustration of the placement of the structure within the landscape. Solar canopies are proposed to tie into the tower element as a means to square off the overall massing of the structure more akin to a conventional building form. Should look less like a parking structure; cars should be screened from view. The revised design has not been significantly modified in mass or scale from previous iterations. However, the partial upper ramp above the third level has been removed. The applicant has reiterated the fact that the structure is partially buried to reduce overall bulk and presence of the structure. The applicant has proposed additional landscaping along the Los Gamos Drive frontage to provide improved screening. A decorative screening element has been added over the entry/exit drive aisle and the solar canopy has been extended to tie the tower elements into the rest of the structure as a means to square off the overall massing of the structure to resemble a more conventional building form. Parking bays continue to feature a cable -rail system instead of paneling to hide vehicles and vehicle headlight glare. The applicant has previously stated that one reason for the openness of the design is to avoid mechanical ventilation. Staff notes that the general design direction of the City for parking garages has historically been to minimize the view of cars and make parking structures look less like a parking garage and more as a building. Although this is a noble endeavor in more visible part of the City, ie downtown, the location of this parking structure should be considered. The fact that the parking structure is located on Los Gamos Drive, has minimum visibility of the fagade from public 9 vantage points other than Los Gamos Drive, and the fact that the garage directly faces the proposed Kaiser Medical Office building make the visual impacts to the general public, minimal. 10. Confirmation that materials, including glass, will be non -reflective. Materials, as proposed, will be non- or low -reflective, when applicable. Building material samples have been provided for the Board's consideration. Nonconsensus responses 11. Consider multiple, smaller parking structures. The applicant evaluated a multiple parking approach but concluded that multiple structures would require the site be more intensely developed at a significant cost to both Kaiser and the adjacent community. Construction impacts, including noise and air quality, would be lengthened and intensified, in addition to being cost prohibitive to the applicant. As proposed, the parking structure has been reduced in size, set back from the road, partially buried, and will be screened by existing and proposed landscaping. The applicant contends that the current parking design is less impactful to all parties than a multiple structure alternative. 12. Consider shared access with Fire. The applicant evaluated a shared access approach with emergency and fire access. however, would require additional paving and a reduction to the overall frontage landscape. The applicant has presented this option to San Rafael Fire but the initial response being a preference for separate access. 13. Consider lowering the structure so that ground level grade is closer to side walk grade. The eastern edge of the ground floor level of the parking structure has been lowered by three feet. This reduces the base floor elevation of the primary pedestrian entry/vertical circulation tower which will reduce the number of steps and ADA ramping required for pedestrian access from the structure to the Los Gamos Drive sidewalk and crosswalk. This condition also reduces the overall slope for vehicular entry/exit from 10% in previous iterations to 7% slope as proposed. Lowering the structure beyond three feet would require mechanical ventilation due to a reduction in the ventilation "openness" calculations. A mechanical ventilation system is less energy efficient and not desirable when natural ventilation is an option. Overall, staff has determined that the applicant has adequately responded to the consensus items from the May 22, 2018 Formal review. Most significantly, the applicant has removed the partial upper ramp, enhanced the solar array coverage, and has included more design features to reduce the overall parking structure look, including adding decorative metal screens at vehicular entry/exits points and additional landscape screening on the Los Gamos Drive frontage. In addition, the applicant has revised tower element materials to highlight these components of the structure and has suggested that materials, including solar arrays, will be non -reflective. The ground floor of the structure has been lowered to reduce pedestrian/ADA access conflicts and to make ADA access easier from the elevator to the street. The photometric lighting plan indicates that nighttime light spillage would impact neighboring residents. Furthermore, the tallest portion of the parking structure would be approximately 34' above grade at the front of the parking structure. At the rear of the structure, the tallest portion, the solar arrays, would be approximately 20' above existing grade. The applicant did not explore a green - roof solution or alternative materials to soften the look of the structure from above. NEIGHBORHOOD CORRESPONDENCE Notice of the hearing was posted on site and mailed to the surrounding residents and property owners within 600 feet 15 -days prior to this Design Review Board meeting and both prior DRB meetings. Several public comments have been received during the environmental review process questioning the project applicant's proposal to build a parking structure on the western parcel citing issues regarding air and noise pollution for both short-term construction impacts, and long-term operational impacts associated with 43� vehicular parking spaces. Public comments continue to raise concerns regarding the visual appearance of the structure from neighborhoods above and west of the project site. Further comments questioned the need to have excessive parking spaces given the rise of autonomous and ride -sharing vehicles. No public comments have been received to date specific to this hearing. CONCLUSION Overall, staff recommends that the project design is satisfactory and determines that the project is generally consistent with the General Plan and Non -Residential Design Guidelines. The height and configuration of the proposed parking structure is consistent with the pertinent development standards and the design aesthetic of the neighboring commercial buildings. Although the parking structure represents a new vertical development on a surface parking lot, the parking structure would remain largely unseen from public vantage points in residential areas to the west and uphill of the structure. Although there has been much concern about private views from neighbors in the Mont Marin San Rafael Park neighborhood to the west and uphill from the project, private views are not technically a view/design criterion during Board review. That being said, the applicant has revised the parking structure to lower the height and to screen the upper level with solar arrays that would hide vehicles from views above. The parking structure is also proposed to be set back from Los Gamos Drive and screened with additional landscaping. Finally, the photometric lighting plan provided by the applicant does not indicate that light spillage would impacts neighboring properties. Staff requests the Board's recommendations on whether the project has adequately responded to the recommendations provided by the Board during Conceptual and the first Formal design review. Finally, staff requests the Board's comments on the additional design -related issues identified earlier in staff's report, as summarized above, and welcomes additional comments or guidance on the any site or building design details that would further improve the project. EXHIBITS 1. Vicinity Map 2. Sign Program Amendment 3. Applicant response narrative 4. General Plan Consistency 5. Non -Residential Design Guidelines 6. May 22, 2018 Formal DRB Staff Report (without attachments) Reduced -sized plans and Sign Program amendment have been provided to the DRB members only. cc: National Facilities Services - Kaiser Permanente Kaiser Foundation Health Plan, Inc. 1950 Franklin Street - 12th Floor Oakland, CA 94612 Mont Marin San Rafael Park Neighborhood Association PO Box 151050 San Rafael, CA 94915 10 y r' �»c EE §/� met �\\ )m makƒ \&5 2±4� \onn @E\ »8t uI \\ on _§} \a \k 0-0 u Esu u 7 \ 3 =®Eb \0\t a/\j ai a u c = �g-= �j ga 6 $/\{ G azE) E a & e fu - (D g -» = a - ] k ,•���►;,- KAISER PER MAN ENTE Kaiser Permanente Los Gamos Medical Office Building and Parking Structure Project Master Response to Design Review Board Comments September 6, 2017 1. Balance the excavation better by 'stepping back' the upper floors. Stepping back floors proved too disruptive to internal circulation, created wasted space, and reduced overall parking supply. The plan has since been revised to set back the entire parking structure between 30 and 60 feet from the street, allowing additional landscaping along the building frontage to lessen the visual impact from Los Gamos Drive frontage. 2. Increase the building setback and provide more landscape along the frontage. Structure has been set back 30 to 60 feet from the street, allowing several additional trees and tall bushes along the building frontage to lessen the visual impact from Los Gamos Drive street frontage. 3. Eliminate or reduce the 'open' design of the structure. The structure is partially subterranean and set back to use the existing trees to screen vehicles and soften building mass. Additional landscape along the Los Gamos Drive structure frontage will be provided to improve screening. Kaiser is actively pursuing a power purchase agreement with our approved vendor to install solar canopies on the parking structure roof deck. All roof deck parking areas will have solar coverage. 4. Shade structures or solar canopies on the top floor would be appropriate and should be evaluated. Kaiser is actively pursuing a power purchase agreement with our approved vendor to install solar canopies on the parking structure roof deck. All roof deck parking areas will have solar coverage. Non -reflective materials will be applied to the photovoltaics. 5. Consider lowering the 1st floor finish grade to provide direct access from the elevator/staircase to the crosswalk at the south elevation. The primary pedestrian entry/vertical circulation tower has been lowered by 3 feet which reduces the number of steps and ADA ramping required for pedestrian access to the structure. 393 E. Walnut Street, 4"' Floor Pasadena, CA 91188 Lowering the structure beyond 3 feet would require mechanical ventilation due to a reduction in the ventilation "openness" calculations. Such a system is less energy efficient and not considered desirable when natural ventilation is an option. 6. Improvements to the existing mid -block Los Gamos Drive crosswalk are necessary for safety. As part of this project proposal, the crosswalk will be improved with pedestrian activated LED crossing signage on both sides of Los Gamos Drive. In -ground LED signage is also being considered as part of this project proposal. 7. Appropriateness of the location of the vehicle entrance/exit is best determined by the traffic study though the project should continue to separate the pedestrian entrance/exit from the vehicle entrance/exit. The Project Traffic Engineers, Fehr and Peers Engineers, have examined the traffic impacts and proposed circulation and concluded that the proposed ingress and egress is suitable. Pedestrian ingress and egress have been separated from vehicle circulation. The formal project submittal shall include a comprehensive photometric study and security plan details. Provided, Sheet No. E-1.0. Security plan is per Kaiser Standard including a camera at the vehicle entrance and exit to the parking structure, at the elevator lobbies, and at each of the Blue Light emergency phones. The garage will have Blue Light phones on each level that will call our local operator who will direct the call as needed. In addition, there will be a gate arm mechanism that will be manually opened and closed by security daily. May 22, 2018 1. Provide larger plan sets, include existing office building, and provide additional detail (materials, improved sections, elevations & renderings, and provide conceptual sign program amendment documents). Dimensioned 30" x 42" plan sets have been provided, in addition too, 11" x 17" sets. Renderings and elevations have been revised to accurately reflect design, materials, and use (i.e. parked vehicles). 2. Provide photometric plan Provided, Sheet No. E-1.0. 3. Unsupportive of third floor ramp level parking. Ramp has been eliminated from the project proposal. 4. Unsupportive of the surplus parking above the City's medical office minimum requirement of 4.4 spaces per 1,000 square feet. With the elimination of the 3' floor parking deck ramp, the overall campus parking supply is 679 spaces (433 within the parking structure and 246 surface spaces) for a parking ratio of 4.6 spaces per 1,000 square feet. The minor surplus is to accommodate parking during staff shift changes and for improved circulation within the parking structure. 5. Concerns regarding glare from vehicles and photovoltaics. Kaiser is actively pursuing a power purchase agreement with our approved vendor to install solar canopies on the parking structure roof deck. All roof deck parking areas will have solar coverage. Non -reflective materials will be applied to the photovoltaics and solar canopy structure. Further, the structure is partially subterranean and has been set back to use the existing trees to screen vehicles and soften building mass. Additional landscape along the Cos Gamos Drive structure frontage will be provided for robust screening. 6. Impact to views. The Draft Environmental impact Report (DEIR) found that the proposed project would not block the view of the hills to the east and would not break or silhouette any of the hillside or ridgelines that are to the north or east. Additionally, the proposed parking structure materials, which are generally concrete and muted colors, would not significantly alter existing views of the natural setting that surround the parking structure and minimize the visibility of the structure. Furthermore, the building is partially subterranean and would be situated within an area of the site where existing redwood and oak trees would provide substantial screening. 7. Consider solar panels or green roof on parking structure roof deck. Kaiser is actively pursuing a power purchase agreement with our approved vendor to install solar canopies on the parking structure roof deck. All roof deck parking areas will have solar coverage. Non -reflective materials will be applied to the photovoltaics and solar canopy structure. 8. Improve Northeast corner facade. The Northeast corner has been updated to more accurately illustrate the color and texture of the proposed CMU material. Additionally, this corner is set back 60 feet from the street and is set behind trees and landscaping. Updated renderings better illustrate this along with a more accurate illustration of the placement of the structure within the landscape. Additionally, decorative screening has been added over the adjacent drive aisle and the solar canopy has been extended to tie this tower element into the rest of the structure which squares off the overall massing of the structure more akin to a conventional building form. 9. Consider multiple, smaller parking structures. Multiple parking structures would require the site be more intensely developed at a significant cost to both Kaiser and the adjacent community. Construction impacts, including noise and air quality, would be lengthened and intensified, in addition to being cost prohibitive to the applicant. The proposed structure has been reduced in size, set back, partially undergrounded, and will be substantially screened by existing and proposed landscape. Therefore, Kaiser believes the current parking solution for the medical office use is less impactful to all parties than a multiple structure alternative. 10. Should look less like a parking structure; cars should be screened from view. The structure is partially subterranean and set back to use the existing trees to screen vehicles and lessen building mass impact. Additional landscape along the Los Gamos Drive structure frontage will be provided to improve screening. Decorative screening has been added over the entry/exit drive aisle and the solar canopy has been extended to tie this tower element into the rest of the structure which squares of the overall massing of the structure more akin to a conventional building form. 11. Consider shared access with Fire. Shared access with Fire was considered and deemed feasible; however, would require additional paving and a reduction to the overall frontage landscape. Fire has examined a conceptual plan, with initial response being a preference for separate access. 12. Consider lowering the structure so that ground level grade is closer to side walk grade. The primary pedestrian entry/vertical circulation tower has been lowered by 3 feet which reduces the number of steps and ADA ramping required for pedestrian access to the structure. Lowering the structure beyond 3 feet would require mechanical ventilation due to a reduction in the ventilation "openness" calculations. Such a system is less energy efficient and not considered desirable when natural ventilation is an option. 13. Confirmation that materials, including glass, will be non -reflective. All materials will be non- or low -reflective, when applicable. Building material samples have been provided for the Board's consideration. 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TIME CITY WITH !A MISSION Community Development Department — Planning Division Meeting Date: May 22, 2018 Case Numbers: UP17-005, ZC17-001, SP17-002, NM17-001, IS17-001, ED17-001 Project Planner: Sean Kennings—(415)533-2111 Agenda Item: REPORT TO DESIGN REVIEW BOAR® SUBJECT: 1650 Los Gamos Drive (Kaiser Permanente Medical Office Building) —Request for Planned Development (PD) Amendment, Master Use Permit, Environmental and Design Review Permit and Sign Program Amendment for a project proposing the conversion of an existing office building to medical office uses and construction of new 476 -stall, three-level, plus upper ramp parking structure on the western parcel. APNs: 165-220-12 &-13; PD (1950) District Zone, Kaiser Permanente, owner and applicant; Case Number(s): UP17-005, ZC17- 001, SP17-002, NM17-001, IS17-001, ED17-001 PROPERTY FACT'S Location General Plan Designation Zoning Designation Existing Land -Use Project Site: 0 PD 1590 Surface parking lot North: N/A N/A County undeveloped South: 0 PD 1590 Commercial/office East: NIA N/A US Highway 101 West: LDR/OS R 7.5, P/OS Single family residential/open Existing Proposed space Height n/a TBD Grading Allowed: 36' n/a TBD Proposed: 23' (floor of upper parking deck) n/a n/a Parking Required: 651 spaces Proposed: 722 spaces (476 spaces in the parking structure) Landscape Area Required: 10% Proposed: TBD Setbacks Required Existing Proposed Front: n/a n/a TBD Grading Side(s): n/a n/a TBD Total: 30,000 cu yds Ext side: n/a n/a TBD Cut: 30,000 cu yds Ped. side: n/a n/a TBD Fill: TBD Bldg. sep., n/a n/a TBD Off -Haul: 30,000 cu yds Rear: n/a n/a TBD SUMMARY The project (s being referred to the Design Review Board ('Board') for its recommendation to the Planning Commission on the proposed site and building design improvements. The project proposes a three-story, plus upper -ramp, 476 -stall parking structure with associated landscaping in support of a commercial office building to be converted from general office to medical office uses. The proposed project is generally consistent with the approved City of San Rafael General Plan and Zoning Ordinance. The formal entitlements would require review and recommendation by the Design Review Board and the Planning Commission and approval by the City Council. On September 6, 2017, the Board provided conceptual design review recommendations on the proposed project. The meeting can be reviewed online at: http://www.cityofsanrafael.org/meetings/. The Board generally wanted the new parking structure to fit better with the site constraints and make it look less like a parking garage. Comments provided included: ® Balance the excavation better by 'stepping back' the upper floors. Increase the building setback and provide more landscaping along the frontage. ® Eliminate or reduce the `open' design of the structure. • Shade structures or solar canopies on the top floor would be appropriate and should be evaluated. ® Consider lowering the 1 st floor finish grade to provide direct access from the elevator/staircase to the crosswalk at the south elevation. e Improvements to the existing crosswalk at the south elevation are necessary for safety. ® Appropriateness of the location of the vehicle entrance/exit is best determined by the traffic study though the project should continue to separate the pedestrian entrance/exit from the vehicle entrance/exit. ® The formal project submittal shall include a comprehensive photometric study and security plan details. Planning staff has concluded that the proposed project is substantially similar to the previous conceptual plan reviewed by the Board and has identified several issues with the project design which are detailed in this report. Staff requests that the Board provide its recommendations on the project's compliance with all pertinent design criteria, including the discussion contained in this report, and specifically consider the following: Site Plan • Is the proposed parking structure located appropriately on the site — would a location on the eastern parcel be more appropriate. Architecture Is the design concept for the parking structure consistent with the surrounding area and nearby residential neighborhoods. Did the design concept respond to the suggested revisions from the Concept Design Review. Materials and Colors ® Are the proposed materials and colors consistent with the PD district and neighboring residential areas. BACKGROUND Site Description & Setting: The site is currently developed. with a three-story commercial office building, surface parking lots and associated landscaping including mature trees. The proposed commercial office building and parking structure site consists of approximately 11.1 -acres and is bordered by Lucas Valley Road to the northeast and US Highway 101 to the east. Los Gamos Drive bisects the subject property into two separate parcels, the 4.09 -acre eastern parcel, which contains the existing three-story 150,000 +/ square foot office building and associated surface parking, and the 7.02 -acre western parcel, which includes the existing terraced surface parking lot and the remaining undeveloped woodland hillside areas. Immediately adjacent and east of the project site is US Highway 101, a major eight lane north/south freeway. To the east of US 101 is the North San Rafael Commercial District which is characterized with low one and two-story office, commercial and light industrial buildings. To the north of the project site is Lucas Valley Road, a major east -west arterial road connecting central Marin County with west Marin County. To the north of Lucas Valley Road is the undeveloped open space of the Oakview Master Plan property located in the County of Marin. West, and uphill, of the parking structure project site is an undeveloped open area buffer zone. Further west are single family residences along Salvador Way in the Mont Marin San Rafael Park neighborhood. South of the project site is the 1600 Los Gamos Drive office building and associated surface parking. Further south on Los Gamos Drive is the YMCA. The parking structure site slopes from the west to the east with a high elevation of approximately 52' NAVD 88 and a low point of 36' NAVD 88. PROJECT DESCRIPTION Use: The proposed project includes the conversion of an existing 148,000 sq. ft. office building from general office uses to medical office uses for Kaiser Permanente. Since the current PD zoning does not allow medical office uses, the applicant has requested a PD Rezoning and Master Use Permit Amendment to allow the medical office use of the site. The project also proposes the construction of an up to 476 -space, three level parking structure on the existing surface parking lot located to the west of 1650 Los Gamos Drive that will primarily serve the Kaiser Permanente employees working at the property. The proposed project also includes the continued use of existing 42 parking spaces located on the adjacent 1600 Los Gamos Drive property. Kaiser Permanente has legal access to the use of those parking spaces through an easement and is not proposing any changes to the parking spaces. The Final Traffic impact Analysis included with the application identifies the need for a signalized intersection at Los Gamos Drive and Lucas Valley Road and those improvements to signalize and widen the intersection of Los Gamos Drive/Lucas Valley Road, are included in the project and will be evaluated through the environmental review process. At full buildout, the proposed medical office building would contain approximately 70 provider offices anticipated to include the following services: Member Services, Health Education, Internal Medicine, Pediatrics, CSB/GYN, Endocrinology, Rheumatology, Dermatology, Eye Services, Physical Therapy, Imaging, Pharmacy, and Laboratory. There would be approximately 315 employees working at 1650 Los Gamos Drive at full buildout. Many of these employees, about 77%, or 245, would be relocated from existing Kaiser Permanente facilities in Marin County.'Approximately 70%, or 170, of these relocated Marin employees would be relocated from the Kaiser Permanente Medical Center at 99 Montecillo Road, San Rafael. Kaiser has indicated that their goal is to free up space at the main hospital located at 99 Monticello Rd and relocate outpatient/primary services to the 1650 Los Gamos Drive site. Specialists and hospital-based providers would be retained at the 99 Monticello Drive location. The facilities at the hospital are considered small and dated with multiple providers sharing limited space. Relocation of outpatient services will allow modernization of existing hospital offices for current .provider needs. The proposed project will not increase the footprint, height or massing of the building. The medical office uses will be contained within the existing building and no substantial exterior changes are proposed to the MOB. The only proposed exterior changes to the existing building at 1650 Los Gamos Drive are minor improvements to the landscaping and new signage to identify the facility and provide a brand identity. Access, Circulation and Parking There is a total of 455 existing parking spaces allocated to the project site consisting of: C 204 spaces surrounding the building at 1650 Los Gamos Drive ® 209 spaces on the existing surface parking lot on the west side of Los Gamos Drive e 42 spaces located on the adjacent 1600 Los Gamos Drive property, but are legally allocated to 1650 Los Gamos Drive through.an easement The overall project site currently provides approximately 3.1 parking spaces per 1,000 sq. ft. of office space (a parking, ratio of 3.1: 1,000), consistent with the City's municipal code provisions in place at the time the building was originally constructed. To meet current City parking requirements for medical office uses, Kaiser Permanente is required to provide additional parking, as discussed below. The existing building is served by 455 existing parking spaces. The current City municipal code requires a parking ratio of 4.4: 1,000 for medical uses (1 space/225 gross sq. ft. ), which would result in a shortfall of approximately 203 parking spaces once the entire building is converted to medical office. As a result, Kaiser Permanente needs to provide at least 203 additional parking spaces to meet the City's minimum requirements. In addition, based on its experience, Kaiser Permanente's preferred parking ratio is 5: 1,000 (1 space per 200 sq. ft.) , or about 285 additional parking spaces, since many of its members are unable to take public transit due to the health issues for which they are visiting the facility. To provide adequate parking for the use of the project at 1650 Los Gamos Drive, the applicant is proposing to construct a new three-level, 476 -space parking structure on the surface parking lot to the west of the existing building. At 476 parking spaces, the new parking structure would provide a net increase of 247 parking spaces, which along with the 246 parking spaces that would remain around the building, would result in a total of 722 parking spaces, meeting the Kaiser Permanente standard. Parking Structure The proposed parking structure is a simple reinforced concrete structural design with three levels of parking (ground level and two elevated parking decks), plus dedicated parking stalls on a third level ramp that is set back from the front fagade along Los Gamos Drive. The height of the slab for the third parking level would be approximately 22 feet above grade, with an additional three to four feet of railing above the third level slab. The tallest portion of the parking structure would beat the top of the 0 southern stair/elevator tower and would be approximately 36 feet tall (from finished grade). The highest point of the top of the upper parking ramp would not exceed the height of the elevator/stair tower. The final heights of the various elements of the parking structure may change slightly through the design review process, but the parking structure will not exceed the maximum height allowed of 36 feet. As proposed, the parking structure would not exceed 476 parking spaces, but at a minimum, would provide enough spaces to meet the City required parking shortfall of 203 parking spaces. The parking structure will have an enclosed elevator and stair element at the southeast corner adjacent to the existing cross walk and vehicular entry. The elevator/stair element will be clad in a material that will provide texture meant to be compatible with the concrete structure. Use of the same cladding at the upper portion of the northeast corner is intended to define the vehicular entry/exit and wraps the stairs at this end to relate to the elevator/stair element at the opposite end. The parking structure will be fully sprinklered and outfitted with fire extinguishers/cabinets per current codes and ordinances. Fire access will also be provided by fire lanes on both the north and south side of the parking structure, and from Los Gamos Drive. The parking structure will have LED lighting throughout and will be fully accessible per ADA requirements. The top level of the proposed parking structure is designed to accommodate a shade structure that could support photovoltaic arrays and serve to partially screen the parking deck. Based on initial studies, it is anticipated that the parking structure panels would provide most of the power necessary for the parking structure. Situated along either side of the drive aisles, the shade structures will be approximately 18 feet wide by 200 feet long. Panels will be oriented to maximize efficiency while mitigating the potential for glare to adjacent hillside properties. The shade structure would be constructed of light gauge steel framing and will feature a non -reflective coating on top. Transportation Demand Management Program The San Rafael Medical Center operates an existing transportation demand management program ("San Rafael Kaiser Permanente TDM") to increase the use of alternative modes of transportation by employees. Currently, the San Rafael Kaiser Permanente TDM includes the Kaiser Permanente facilities at: 99 Montecillo Road, 820 Las Gallinas, 111 Smith Ranch Road, 100 Smith Ranch Road, 7200 Redwood Blvd., 1033 3rd Street, 3900 Lakeville Hwy, and 97 San Marin Drive The 1650 Los Gamos Drive MOB would be included into the existing program. The MOB will also provide on-site bicycle parking, as well as dedicated parking for carpool/vanpools and electric charging stations for electric vehicles, to comply with San Rafael regulatory requirements. Drainage and Grading Excavation will be carried out with the goal of minimizing the impact to the existing trees. The proposed project site is partly in cut and fill, but mostly cut. The parking structure will have a concrete retaining wall system integrated with the overall structural system. Retaining walls with be primarily on the south, west and north sides. The stormwater retention/planter area on the east side utilizes concrete retainage. Cuts of approximately up to 25 feet in depth may be required for the new construction. Approximately 30,000 cubic yards (CY) of excavation and off -haul is preliminarily estimated to be required for development of the proposed parking structure; all of the excavated materials is anticipated to be hauled offsite to an appropriate disposal site based on the test results of the soil. 5 A 6 -inch public sanitary sewer main, operated and maintained by the Las Gallinas Valley Sanitary District ("LGVSD"), runs in a 10 -foot easement through the site of the proposed parking structure. This pipe will be re-routed around west and north side of the parking structure footprint. Landscaping and: Associated Improvements The parking structure is proposed to be located within the footprint of an existing parking lot to reduce the limits of disturbance. The majority of trees proposed for removal are mature landscaping trees located within the footprint of the existing surface parking lot. Approximately 63 trees are proposed to be removed and 31 new trees would be planted around the perimeter of the parking structure as replacement. The existing and proposed perimeter trees will provide screening of the new parking structure and provide habitat for local species. The design also integrates terraced planter walls that collect and treat stormwater in native planting beds. The terraces help transition the grade change from street level to the parking structure. Additional approvals may be required from the County of Marin and the California Department of Transportation (Caltrans), as responsible agencies, to allow for any project mitigations identified within their jurisdictional boundaries. Approvals from the Las Gallinas Valley Sanitary District will also be required to relocate the sanitary sewer line. Other responsible agencies and additional approvals may be identified through the environmental review process. The project includes requests for the following entitlements: 1. An Environmental and Design Review Permit (ED17-001) for the design of the new three-story parking structure and other site improvements; 2. A Use Permit (UP17-005) to allow medical office uses, pursuant to Section 14.07.020 of the San Rafael Municipal Code; 3. A Planned District (PD) Rezoning (ZC17-001) for PD amendment to separate this site from the current PD District (which includes the County property) and allow medical office uses; 4. A Sign Program (SP17-002) to allow new monuments signage on the existing site and building. ANALYSIS General Plan 2020 Consistency: The site is designated as "Office (0) 15-32 units/acre" on the General Plan 2020 Land Use Map Medical office is an allowable use within this designation although not listed as a use in the existing Planned Development (PD) District. The applicable General Plan design policies that should be considered as part of this design are attached as Exhibit 3. Overall, staff recommends that the general design approach appears to comply with f these policies. Based on staff review, the proposed project would be consistent with all applicable General Plan policies in the Land Use, Neighborhoods, Economic Vitality and Circulation Elements. A full analysis of applicable General Plan Policies is included in Attachment 3. ® Community Design Policy CD -1 (City Image) seeks to reinforce the City's positive and distinctive image by recognizing the natural feat!res of the City, protecting historic resources, and by strengthening the positive qualities of.the City's focal points, gateways, corridors and neighborhoods. ® CD -3 (Neighborhoods) seeks to recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. New development should respect the context and scale of existing neighborhoods. ® CD -5 (Views) seeks to respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly accessible pathways. ® CD -10 (Nonresidential Design Guidelines) recognizes preserves and enhances the design elements that contribute to the economic vitality of commercial areas. New nonresidential and mixed-use development should fit with and improve the immediate neighborhood and the community as a whole. ® CD -18 (Landscaping) recognizes landscaping as a significant component of all site design. ® Land Use Policy LU -9 (Intensity of Nonresidential Development) seeks to maintain maximum floor area ratios for commercial and industrial areas to identify appropriate intensities. ® NN -5 (Parking) seeks to maintain well -landscaped parking lots and front setbacks in commercial and institutional properties that are located in or adjacent to residential neighborhoods. Circulation Policy C�5 (Traffic Level of Service Standards) seeks to ensure all new development does not impact the existing circulation network. C-12 (Transportation Demand Management) seeks to ensure reduced traffic impacts by requiring Transportation Demand Management (TDM) plans are part of the proposed project. Staff finds the proposed design would be generally consistent with the North San Rafael Commercial District and Design Considerations because of design consistency with existing office building surrounding the site. Staff finds the project would generally be in accordance with Community Design Policy CD -5 (Views), which seeks to respect and enhance to the greatest extent possible, views of Mt. Tamalpais, and hills and ridgelines from public streets, parks and publicly accessible pathways. The landscaping plan provides a consistent theme with landscaping in and around the project site. Zoning Ordinance Consistency: The site is designated as PD 1590 District zoning. To allow medical office uses in the existing office building, the current PD district will require an amendment. In general, the proposed project would be consistent with the zoning standards in that it continues the office use on the project site and provides additional parking for this district. The overall 148,250 square foot office building would remain unchanged and is consistent with the .30 FAR allowed for the property (a formal calculation will be required as part of formal application submittal). The new parking structure will not exceed the allowed height limit of 36 feet. The floor of the top parking deck would be approximately 23 -feet above finished 7 grade on the south side of the structure; however, the elevator tower reaches an additional 12 -feet above the upper parking deck. San Rafael Municipal code does not include mechanical equipment, including elevator towers, when calculating maximum height. Landscaping has been proposed including replacement trees surrounding the proposed parking structure; the minimum landscaping requirement for the subject property is 10%. _Chapter 5 — Commercial and Office Districts The proposed project will require consistency with the property development standards for the O District, including maximum FAR, building height (36) and minimum landscaping (10% including required front setback). Those property development standards applicable to the project are identified in the Property Facts summary. above. Overall, the site would be developed with a primary use as medical offices with a parking structure. Chapter 16 — Site and Use Regulations The project includes the development of a new parking structure. The proposed design includes colors and materials and lighting shall designed to avoid creating undue off-site light and glare impacts. The colors, materials and lighting shall comply with the San Rafael Municipal Code standards for lighting and will been conditioned to implement night -sky compliant lighting. Chapter 18 — Parking Standards The current office development includes 422 total parking spaces over three surface lots. As proposed, the project includes the construction of a 476 -space, three-level parking structure on the western surface parking -lot. As such, 209 spaces would be removed, for a net gain of 247 parking spaces. The conversion to medical office uses would require 4.4 spaces per 1,000 square feet of total development, or 651 total spaces. The project, with the construction of the parking structure, includes a total of 722 spaces, or 4.85 spaces per 1,000 square feet. The proposed parking structure has been reviewed by the City's Department of Public Works for compliance with City parking standards for size, drive aisle width, EV charging/clean air vehicles, bicycle parking, end -of -aisle parking stall access, driveway width, number of compact spaces, and Handicap/ADA parking. The proposed parking structure is consistent with those standards. Chapter 22 — Use Permits As discussed earlier in staff's report, the project will require Use Permit approval to allow: 1) Medical Office uses in a Office (0) zoning district; Chapter 25 — Environmental and Design Review Permit This project would require Environmental and Design Review Permit approval by the Planning Commission (Commission), given that; it proposes to convert an existing office building to medical office uses and construct a new three level parking structure. However, the City Council will have final decision on the project, based on the recommendations of both the Board and the Commission, due to PD Amendment to include medical office uses as an allowed use. The pertinent review criteria for Environmental and Design Review Permits, pursuant to Section 14.25.050 (Review Criteria; Environmental and Design Review Permits), are as follows: Site Design. Proposed structures and site development should relate to the existing development in the vicinity. The development should have good vehicular and pedestrian circulation and access. Safe and convenient parking areas should be designed to provide easy access to building entrances. The traffic capacity of adjoining streets must be considered. Major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills should be preserved and enhanced from public streets and public vantage points. In addition, respect views of St. Raphael's Church up "A" Street. E:j 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. Design elements and approaches,which are encouraged include: a) creation of interest in the building elevation; b) pedestrian -oriented design in appropriate locations; c) energy-efficient design; d) provision of a sense of entry; e) variation in building placement and height; and f) equal attention to design given to all facades in sensitive location. ® Materials and colors. Exterior finishes should be consistent with the context of the surrounding area. Color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High-quality building materials are required. Natural materials and colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should be colored, textured, sculptured, and/or patterned to serve design as well as a structural function. ® Walls, Fences and Screening. Walls, fences and screening shall be used to screen parking and loading areas, refuse collection areas and mechanical equipment from view. Screening of mechanical equipment shall be designed as an integrated architectural component of the building and the landscape. Utility meters and transformers shall be incorporated into the overall, project design. Landscape Design. Landscaping shall be designed as an integral enhancement of the site and existing tree shall be preserved as much as possible. Water -conserving landscape design shall be required. A landscaped berm around the perimeter of parking areas is encouraged. Smaller scale, seasonal color street trees should be proposed along pedestrian -oriented streets while high -canopy, traffic -tolerant trees should be proposed for.primary vehicular circulation streets. The review criteria for Environmental and Design Review Permits require that the proposed design (architecture, form, scale, materials -and color, etc.) of all new development `relate' to the predominant design or `character -defining' design elements existing in the vicinity. San Rafael Design Guidelines: The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004) strive to improve the design of all residential and non-residential development. Overall, staff has not identified any issues with the proposed project and compliance with the non-residential design guidelines. The Project's consistency with the Non -Residential Guidelines is include as Attachment 4. Review by City Staff for Technical and Code Compliance: In addition to the formal review, the Project has been evaluated through the environmental review process. The project has also been reviewed by the various City Departments on compliance with technical code issues. The Fire Department and Department of Public Works Traffic Engineering have reviewed the project design and on-site circulation and exiting requirements from the parking area and accessibility of fire equipment to all portions of the site. Public Works has reviewed ingress and egress to the parking lot as well as compliance with drainage and stormwater management requirements. CONCEPTUAL DESIGN REVIEW BOARD The proposed project was presented to the Design Review Board for conceptual review in September 2017. The Board had several specific comments and the applicant revised the parking structure design based on those comments. As detailed above the applicant responded to the Board's suggestions by 'increase the front building setback, providing more landscaping along the frontage, and providing a solar canopy on the top floor. The revised structure was also able to lower the 1 st floor finish grade to provide better vehicle access to the garage. A second vehicle entrance/exit was included to address potential traffic and congestion conflicts. The parking structure includes a revised pedestrian ramp from the elevator to the sidewalk and also includes improvements to the existing crosswalk at the. south elevation for enhanced safety. However, the applicant did not address the Board's comments regarding the 'open' design of the structure and did not include a comprehensive photometric study and security plan details for safety and security lighting. Some Board members has inquired about balancing the excavation better by `stepping back' the upper floors. The revised design did not step the structure but rather shortened the depth to address setback issues, while adding a partial upper ramp to accommodate the preferred parking spaces. NEIGHBORHOOD CORRESPONDENCE Notice of the hearing was posted on site and mailed to the surrounding residents and property owners within 600 feet 15-days prior to this Design Review Board meeting. Several public comments have been received during the environmental review process questioning the project applicant's proposal to build a parking structure on the western parcel citing issues regarding air and noise pollution for both short-term construction impacts, and long-term operational impacts associated with 476 vehicular parking spaces. Public comments also raise concerns regarding the visual appearance of the structure. Further comments questioned the need to have excessive parking spaces given the rise of autonomous and ride-sharing vehicles. No public comments have been received to date specific to the formal DRB CONCLUSION Overall, staff recommends that the project design is satisfactory and determines that the project is generally consistent with the General Plan and Design Guidelines. The height and configuration of the proposed parking structure is consistent with the pertinent development standards and the design aesthetic of the neighboring commercial buildings. The parking structure would remain largely unseen from public vantage points in residential areas to the west and uphill of the structure. Staff requests the Board's recommendations on whether the project has adequately responded to the recommendations provided by the Board during conceptual design review. Finally, staff requests the Board's comments on the additional design-related issues identified earlier in staff's report, as summarized above, and welcomes additional comments or guidance on the any site or building design details that would further improve the project. EXHIBITS 1. Vicinity Map 2. Project Plans 3. General Plan Consistency 4. Non-Residential Design Guidelines Reduced-sized plans have been provided to the DRB members only. cc: National Facilities Services - Kaiser Permanente Kaiser Foundation Health Plan, Inc. 1950 Franklin Street - 12th Floor Oakland, CA 94612 Mont Marin San Rafael Park Neighborhood Association PO Box 1.51050 San Rafael, CA 94915 10