HomeMy WebLinkAbout2014-10-28_cityofsanrafael_594c23e9b60b4d08b7e86f95331b1028CrTYOf
Meeting Date: October 28, 2014
Agenda Item:
Community Development -Planning Division Case Numbers: ED14-048;UP14-013
P O. Box 151560, San RaFael, CA 94915-1560
PHONE: (415) 485-3085/FAX: (415) 485-3184 Planner: Stafford 1(41 458-5048
REPORT TO PLANNING COMMISSION
SUBJECT: 1600 Mission Avenue (Marin Academy) -for an Environmental and Design
Review Permit and Permit Amendment to allow the construction of a 17,940
square foot, Innovation building and parking,
circulation, drainage and landscaping improvements, and to allow an increase in
maximum enrollment, from 400 450 students. The new building is
to be located north of Thatcher Hall (current building), south of the 'old'
gymnasium, athletic and east of Hall; APNS: 011-161-13, 011-
154-01,011-193-04,011-1 & 011 Public/Quasi-Public (PlOP) District; Ted
for Equity Community applicant; Marin owner;
13,
EXECUTIVE SUMMARY
Marin Academy (MA) proposes a new, 17,940 square foot, "Science and Innovation Center" building and
parking, circulation, and landscaping modifications to their 'upper campus' (north of
Mission Ave.). new science building is proposed to be located north of Thatcher Hall (current
building), south of 'old' gymnasium, of fields, and of Foster Hall. The
project also proposes to the maximum enrollment capacity at MA from 400 to 450 students
without providing additional as Rather, MA a Transportation Demand
Management Plan (TOMP) identifying strategies and implementation measures designed to ensure that
are no additional vehicle-trips by the proposed nrnl'::>M
In addition to the and building design, primary issue with this project !s whether
Commission finds that the project proposes adequate parking for MA's operations and whether it can
a for a 'Parking Modification' to parking demand for through
implementation of a TDMP than provide the required 13 additional parking spaces.
Secondary. with this project are whether the Commission can support two (2) additional requests
for Modification':
Ii The MA campus is divided by Mission Avenue, where the 'lower (south of Miss!on Ave.) is
located within the Downtown and the 'upper campus' (north of Mission Ave.) is not. The 'lower
campus' is allowed to design parking stalls with reduced 'Downtown' parking space dimensions (8.5'
x 18' than 9' x 19'). MA to configure their entire campus using a uniform
parking space dimension, City's reduced 'Downtown' parking space dimensions; and
.. A portion of the service driveway through campus requires a minimum of width (the 2-way portion
of the driveway) limited an area which is currently restricted by existing campus buildings,
including the Foster Hall and the 'new' and 'old' gymnasiums. When City permitted development
of the 'new' gymnasium and the North Parking Lot, a 20'-wide driveway access (2-way) was
approved. The project proposes to add 12 additional parking stalls in the North Parking Lot without
widening the service driveway to 26' due to physical constraints by the location of the
eXisting campus buildings, including Foster Hall and the 'new' 'old' gymnasiums.
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14-013
Page 2
All three (3)
Director, the
Commission.
for 'Parking Modification' been by the Community Development
Traffic and the Board, who have recommended approval by the
project requires an Environmental and Review Permit (site and bUilding design) and Use
Permit Amendment (enrollment increase/parking modifications) approvals
RECOMMENDATION
It ;s recommended that the Planning Commission adopt the attached Resolution (Exhibit 3) approving the
project (ED14-048 and 14-013) with conditions.
PROPERTY FACTS
Site Description/Setting:
subject site is located northwest of the Downtown area, It is comprised of five (5) parcels containing
approximately 432,500 (9,9 of combined lot area. It is developed with, and
as, a private high school campus with a current enrollment capacity of 400 students.
The project is located on the largest portion the Marin Academy (MA) campus: north of Mission
Avenue, west of Forbes and south of Bryn Mawr Drive/EI Avenue. It is currently
developed with classroom buildings, gymnasiums ('old' and 'new'), athletic field. swimming pool,
building and approximately on-site parking includes an historic
Hall, protected as 'significant' under CEQA (California Environmental Quality Act)"
The project sIte retains a park-like settlng with an open, landscaped frontage and large redwood and
Canary Island Palm trees. It slopes gradually (approximately 11% average cross-slope) from north to
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14-013
Page 3
south and is surrounded by a combination of residential uses (single-family homes, duplexes and
apartments) to the north, east and west, and office uses and the Church of San
to the south. Vehicular access into the project is through a circular driveway
Hall and exiting counterclockwise through a service driveway, located 135' west of
BACKGROUND
History:
in front of Foster
circular drive.
Marin Academy (MA) has operated as a private, college preparatory, high school (grades 9-12) since
1971 operated as a in various 1890, first as the "Mount
Military School" and later as the US an Rafael Military Academy" and more recently the Rafael
Academy". and remaining from school uses include Foster Hall,
'old' gymnasium and the pool Map, Exhibit
Since 1988, numerous redevelopment and expansion permits for the MA have been
conditionally approved by the City, a summary of which is attached as Exhibit 4. On 24, 2014,
Planning staff completed Pre-Application (PA 14-001) review of the project proposal, providing MA with a
'blueprint' of the required permits, meetings and identifying additional details required at formal
application submittal, and a discussion on the consistency of the project the adopted
plans, ordinances and regulations. On August 5, 2014, the Design Review Board (Board) subsequently
provided Review (CDR 14-002) com ments on the proposed project. At that the
Board expressed unanimous support for the proposed contemporary, energy-efficient, building
improvements. The prOVided the following
conceptual design:
.. The vine along the east building elevation is an important
though the Board had concerns as to its durability and the project's 'ambitious' expectation of growth.
The that vine plantings should be protected by a physical as
a raised planter. The also recommended the project Include deciduous columnar trees planted
along with vine
II The of the new proposed along south and east building
include more landings to eliminate any 20-step runs without a landing. new
along south building (an important of of an
east-west 'pedestrian spine') should be wider, 'more active' or pedestrian-oriented.
• Details on the proposed use and improvements within, area or "Floor 0" should
.. A Lighting Plan with lighting level should
The 14 Board can reviewed online at: ~~=~~~~~=~~~==
PROJECT DESC R1PTION
The project proposes to construct a new, 17,940 sq. ft. and Innovation Center", located north of
Thatcher Hall (current science building), south of the 'old' gymnasium, west of the athletic and
of Hall (ciassrooms). In addition, the project proposes to increase enrollment
capacity from 400 to students Description Design Review Narrative/Statement of
Intent including Visual Simulations; Exhibits 6 and respectively).
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14-013
. Site Plan:
Page4
In addition new building, the project to 16 parking located
between Hall and the project area, to the existing faculty/staff parking lot, located north of the
'new' gymnasium ("Athletic Center") along the This prior parking area is
proposed to be converted to a 'pedestrian terrace or spine' that Includes concrete walkways,
landscaping, outdoor drainage 'pedestrian is proposed to
provide a pedestrian between the project area and the gymnasiums (both 'old' and
"Athletic Center"), project area.
Vehicular access to/from is to Currently, vehicular traffic the
circular driveway off Mission Avenue and exits in a counterclockwise direction using the service driveway
onto Mission Avenue, located west of drive. The re-routing traffic
to enter the driveway exit clockwise use the circular drive. The direction of parking stall
striping along service driveway is also proposed reconfigured. Portions of the driveway
are proposed to be widened to add some of the relocated parking which will require new retaining
walls less than 3' in height and removal of nominal landscaping (turf).
an energy-efficient, contemporary for new Innovation
by glass "curtain walls" with aluminum sun control louvers, a combination of
stucco. and panels a window to at
project area, the height of the building is proposed to be two-stories (max. 24') along the west elevation,
facing Hall, and (maK 43.5'), along the east elevation, the athletic fields.
building is proposed to provide six (6) science lab classrooms and one (1) independent study lab on the
two above a "shell" level with mezzanine for mechanical equipment. primary
entrance to the building IS proposed along 'upper' elevation, along the new pedestrian
across from Hall. are proposed to in earth tone (A ==-,-=::::.....:c:..:..:::.
=.:::"-=-=.;;=-=. will be provided during the Commission's hearing.)
At the recommendation of Planning staff, a Historic Resource Evaluation (Page & Turnbull, dated
January 2, 4; Exhibit 5) was conducted on Foster Hall for the This study determined that
Foster Hall, while not currently 'listed' as histonc, is eligible for listing in the California Register of
Historical resources and should be considered a historic under This study further
determined that the project is "sensitively sited and designed in a way that not present any project-
specific or potential cumulative negative impacts to Foster HaiL" This study determined the
project is in compliance with Secretary of Interior's for Rehabilitation
Landscaping:
new building is proposed to be site to preserve existing redwood and oak groves which will
also help screen of the building from neighboring residential properties located to the north and
east.
Overall, the project proposes to remove eXisting trees, eight (8) of which are 'Significant'
Oak tree more than 6" in or any tree more than 12" in as 4.5'
root crown, and In good health and form). In non-hillsides, it is recommended that 'significant'
removed should be a 3: 1 proposed for by project are
existing Oak trees. While several (6) of these trees are located in the North Parking Lot, a vast majority
of for removal are within around the new bUilding area.
project to plant new all box North
Parking Lot, the new building area and along the service driveway (within the existing grass turf area
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14·013
east of Hall and the circular drive).
located primarily
5
new in the North Parking Lot are proposed to
The wall' along building elevation, with
vines (Trumpet vines or Disticus buccinatoria) in 3'-tall powder-coated metal raised planters, trained on
vertical on portions of the east buHding
GradinglDrai
excavation proposed by project includes 5,466 CY of 'cut', 370 CY of 'fIll' with 5,096 CY of
'export' off-site. While minor grading is proposed in the North Parking Lot, a vast majority of the
excavation is proposed to occur trees within and around the new building area.
HydrologyJDrainage Report (Sherwood Engineers, dated October 1, 2014) that the
project will a combination of new bio-retention ('raingardens') facilities and pavement to
treat and mitigate storm runoff, reducing flow rate drainage leaving the site to below
pre-project levels. Roof runoff from the new building and sidewalks is proposed be directed to new bio-
retention east west of new building. Runoff from the redeveloped North
Lot is proposed to directed new biD-retention planters located south of the parking lot. Runoff from the
expanded west parking area, along the reconfigured driveway, is to be directed to new
bia-retention planters located of the one-way driveway mitigated directly by the use of
permeable pavement.
ANALYSIS
2020 Consistency:
land use designation far the project site is Public/Quasi-Public (P/QP) The PlOP
designation allows government or quasi-public buildings or such as MA, utility facilities
similar facilities owned or operated by public/non-profit and residential uses, The project
to enhance the science CUrriculum at MA by providing expanded, state-of-the-art, indoor and
outdoor laboratory to complement Thatcher Hall, current building on the MA
campus.
The project reviewed by staff for consistency with all applicable
a complete of which is proVided in ibit 8. Staff that the
would consistent With all applicable General policies related to Land Community
Circulation, Sustainability, Culture and Safety, Noise, Conservation Air and Water Quality.
Zoning Ordinance Consistency:
The project is located within PublicJQuasi-Public (PlOP) District zone, which allows private
school to operate subject to Permit approval by the Planning Commission (Commission).
project has reviewed by staff for consistency with applicable standards and of
Zoning Ordinance, a complete analysis of which is provided in Exhibit 9 Staff finds that the project, as
would consistent with all applicable development , including maximum building
height, maximum (Floor Ratio), minimum building setbacks and minimum landscaping. Siaff
finds that the would be with the parking
Permit
MA operates under a Master Use Permit (UP02-027) and an adopted and
Commission Resolution No. 03-29). As earlier, the project proposes to
enrollment capacity MA from 400 to 450 students, which requires amendment of
and amendment of the Parking and Traffic Plan
Plan (Planning
the maximum
MA Master Use
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14-013
6
the Planning Commission conditionally approved a Master Use Permit (UP97-004) which
included: 1) an enrollment of and 2) implementation a parking
program in order to mitigate the impacts of student parking on surrounding neighborhood streets.
Master Use Permit was in both 2003 (UP02-027) (UP04-035), which
updated the MA Parking and Traffic Plan This updated parking plan requires MA to maintain 1 on-site
to meet faculty, and student parking The total
parking controlled by MA is currently 161 parking "'I-'<;;tv",,;).
to 16 existing parking from the converted to
either the North Parking Lot or the service driveway. (12) of these are
proposed to be relocated to the North Parking Lot, which will be reconfigured to minimum parking
space dimensions, backup/aisle width, landscaping and lighting levels. The remaining four (4) existing
parking spaces are proposed to be relocated to the driveway, which Will be reconfigured from a
counter-clockwise directional pattern to a clockwise pattern and a portion of the existing turf
area west of Hall will be removed and low (less than 3') retaining walls constructed.
Staff Comments. Staff recommends that the conversion of existing i6-sta!! parking lot,
Foster Hall project area, and of the parking to North Parking and
driveway is appropriate, given that; 1) parking will be relocated to appropriate areas of the
MA with of parking and a pedestrian 'mall' will be
connecting core buildings and facilities (both academic and athletic on the 'Upper Campus'; and 2)
North Parking Lot will to which will
improvement to meet applicable parking standards, including providing a fire truck turnaround to
improve protection access on
The project additionally proposes reconfigure all parking in the North Parking Lot and the service
driveway to reduced "Downtown" parking (8.5' x ·18') rather the 'standard'
parking space dimensions (9' x 19'). as required, Pursuant to Section 1418.040 (B), the City's parking
may be" . modified so as to provide parking which is eqUitable, logical
consistent with lhe intent,. " providing on-site parking to meet the parking demand. A 'Parking
Modification' Use Permit approval by the Commission, subject to the review
the Community Development Director, the Citis Engineer and the Board.
Staff Comments. Staff recommends that the 'Parking Modification' is appropriate, given that; it will allow
the MA to configure their entire campus using a single uniform parking space dimension. Three of
five parcels (the 'lower campus' surface parking lot at 1513 Fifth Avenue) that comprise the MA
campus are located within the City's 'Downtown' neighborhood in which the existing on-site parking
currently meet the allowable (8.5' x 18') parking dimensions. City's Engineer and
the Board have reviewed project support proposed 'Parking Modification' reconfigure all
parking in the North Parking and the driveway to meet "Downtown" parking
dimensions (8 5' x 18') rather than the 'standard' parking dimensions (9' x 19'), as required.
The project to maintain existing 20' driveway access width along the driveway to
the North Parking Lot while adding the 12 relocated parking spaces number of on-site parking
located along the driveway is from 18 to parking stalls.
number of on-site parking located within North Parking Lot is proposed to increase from to
parking stalls. City's parking standards require a minimum -wide driveway access (2-way)
non-residential uses serving 6-24 parking spaces a minimum -wide driveway (2-way) for non-
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14-013
25 or more parking spaces. Pursuant to
7
a 'Parking Modification' to allow the continued use of -wide driveway
rather than a minimum 26'-wide driveway as required. City's parking standards may be n ••• modified so
as to provide parking which is fair, and consistent with intent ... " of
providing appropriate driveway width to meet A 'Parking Modification' requires
approval by the Commission, subject to the review recommendation Community
Development Director, the City's Traffic Engineer and Board.
Staff Comments. Staff recommends that 'Parking Modification' is appropriate, given that; the portion
of driveway requiring a minimum of (the 2-way portion of the driveway) is
limited to an area which is currently restricted by existing campus buildings, including Foster Hall and
and 'old' gymnasiums. The project to the traffic flow, Currently, vehicular
traffic currently enters the circular driveway and exits the service dnveway. project proposes to
reverse this by routing primary vehicular traffic to the 1 driveway. Vehicular will
continue to exit along the circular driveway. The City's Fire Prevention has reviewed
approved protection access improvements ('Equivalent Accommodations') proposed by project,
including a new hammerhead turnaround ('K-Turn') in the redesign of North Parking Lot and
proViding a. new apparatus lane from Mission Avenue, along to the filed level to base of
new building. The City's Engineer has also reviewed the project and supports proposed
'Parking Modification' to allow continued use of the 20'-wide driveway rather than a
-Wide driveway as required.
Pursuant to Section 14.18040 (Parking Requirements) of the Zoning Ordinance, the project is required
to provide 13 new, parking for additional student enrollment capacity, in addition to
replacing the 16 existing parking spaces removed by the conversion of a surface parking lot, located
Foster Hall and the into a parking for the
project is based on the standard of 1 space for every 4 students based an maximum school capacity
or as by project a proposal the maximum allowable
enrollment capacity from 400 to 450 students. The City's parking regulations require 125 (rounded to 1
new parking to meet proposed 50 student in capacity.
14.18.030, one (1) parking space is required forfractions of one-half (%) or more parking
The parking requirement Tor the project is not on square footage of new construction but, rather,
based on standard of 1 space for every 4 students on the maximum school capacity or as
by Use The project includes a proposal to increase the maximum allowable enrollment
capacity from 400 to 450 students. The City's parking regulations require 13 new parking spaces to meet
the proposed 50 student increase in capacity (1 new parking spaces; one (1) parking space required
for fractions of one-half (%) or more parking project proposes to meet the parking demand
for the new building through the existing parking. The Master Use Permit requires MA to
maintain 1 on-site parking spaces to meet faculty, and student parking demands. The total on-site
parking controlled by MA is currently 161 parking spaces. The proposed construction of the new
center will result in no net of on-site parking an the MA campus. Pursuant to Section 14.18.040
the project requests a 'Parking Modification' to allow the existing campus to meet the
parking demand for the project rather than provide 13 additional on-site parking as required.
City's parking may" ... modified so as provide parking which is fair, equitable,
Jogical and consistent with the intent .. " of providing on-site parking to meet the parking demand. A
'Parking Modification' requires Use approval by the Commission, subject to the and
recommendation of the Community Development Director, the City's Traffic and the Board.
Staff Comments. Staff recommends that the 'Parking Modification' is appropriate, given that; the project
submittals a Transportation Demand Management Plan (TDMP)
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14-013
B
Identifying and implementation measures to ensure that there are no additional
vehicle-trips generated and no additional on-site parking required during a.m. (7-9 a.m.) and p.m.
(4-6 p.m.) peak The City's has reviewed the project and supports the
proposed 'Parking Modification' to allow the existing parkIng to meet the parking demand for the
project than provide 13 additional parking as required. The City
the TOMP in concept, to the condition requiring MA submit a twice yearly (in the fall and the
spring) follow-up evaluation by a engIneer for further by the City Engineer,
monitoring the effectiveness of the TDMP. 6-month evaluation monitoring reports are required to
begin when City the Certificate of Occupancy for the new building and MA to
either modify the TDMP with measures to reduce traffic parking demand on
enrollment or provIde additional available parking. (See the Parking and Traffic Study and the
Transportation Management Plan, Exhibits 10 11, respectively.)
Environmental and Design Review Permit
The proposed project requires Environmental and Design Review Permit approval by the Commission
it to construct a new "public, quasi-public, religious, social or similar community
structure" on the MA campus (Major Physical Improvement per Section 14. 25.040(A)(1) of the Zonmg
Ordinance).
Staffs Comments. is subject to the review for and Design Review
Permits, pursuant to Section 1425.050 (Review Criteria; Environmental and Design Review Permits),
which require that the proposed design (architecture, form, scale, materials and color, etc.) of the project
'relate' to the predominant design or 'character-defining' design elements existing in the vicinity.
The project is to Sited into an existing west-to-east trending hillside, which from
Foster Hall down \0 the athletic fields. The mass of the new science building will be two-stories
along the elevation three-stories the elevation Staff finds both the surrounding
mature redwood immediately adjacent buildings (Foster Hall and the 'old' Gymnasium) also
help to an of for project Review Narrative/Statement of
Intent including Visual ulations", dated October 1, 2014; Exhibit
The project proposes 'earthtone' exterior colors to complement those on the other campus buildings. The
equally use of stucco "high concrete
and window "curtain walls" with aluminum sun control louvers. Staff supports the project's intent to create
an building design use of 'contemporary' The use stucco will
match the overwhelmingly predominant exterior matenal of other campus buildings.
A ===-="-=-'-"'"-==-'-==-::::. will be provided during the Commission's hearing.
DESIGN REVIEW BOARD RECOMMENDATION
August 5,
required for all Planning Commission·level permits, the Board (Commission Liaison Belletto) provided
conceptual design review recommendations on proposed project. At August 5, 2014 the
Board expressed unanimous support for the proposed contemporary, energy-efficient, building design
and improvements. The however, provided the following comments on
the conceptual design:
.. The vine along the east building elevation is an Important
though the Board had concerns as to its durability the project's 'ambitious' expectation of growth.
REPORT TO PLANNING COMMISSION
Case Nos: ED14-04B; UP14-013
9
& The Board that these vine plantings should protected by a physical barrier such as
a raised planter. The recommended the project include deciduous columnar trees planted
along vine
• of new proposed along south east building elevations
include more landings to any 20-step runs without a landing. The design
along the buildIng (an of
east-west 'pedestrian spine') should wider, 'more active' or pedestrian-oriented.
• Details on the proposed use and improvements within, 'basement' area or "Floor 0" should
• A Lighting Plan with lighting level should presented.
The August 5, 4 can reviewed online
October 7, 2014
On October 7,2014, the (Comm reviewed formal applications
and unanimously recommended approval of the proposed site and buildmg design, as proposed and
modifications or alterations, including the (3) Parking Modifications
earlier.
ENVIRONMENTAL DETERMINATION
The proposed project is exempt from the requirements of the Environmental Quality Act
(CEQA), pursuant to 15314 (Mjnor Additions To of CEQA Guidelines which
exempts minor additions to existing schools within existing school grounds where the addition does not
student capacity by more than 25% or ten .(10) classrooms, whichever us project
proposes to maximum allowable by 12.5%, 400 to 450
a new, 1 square foot building with 6 -7 new
NEIGHBORHOOD MEETING I CORRESPONDENCE
No Neighborhood Meeting was required for the proposed project since it does not include a request a
Plan Amendment, Rezoning or any action requiring the of an Environmental
Impact Report (EIR). Staff understands that MA, however, voluntarily meetings
with surrounding to the to to questions.
Notice of project was conducted in with noticing in
Chapter Ordinance. A Notice Public Hearing was mailed to all property owners
occupants within a 300-foot the and the appropriate neighborhood (the
Culloden/Quarryffwin Oaks Homeowner's Association and Downtown Improvement District
or BI i5-calendar prior to the date of this hearing Additionally. on the project
at three (3) locations along the Mission frontage 1) corner of
Avenues; 2) Northwest corner of Bryn Mawr Drive and Mission Avenue; and 3) Immediately east of
circular driveway.
At time the printing of report to the Commission. staff
received 11 public comments as a of notiCing the project. during both concept review and formal
review Exhibit 12).
During the earlier the project, Robert a resident property located directly east
the rather, of project area, across athletic fields, supports nor
Mr. Levy has the following concerns:
REPORT TO PLANNING COMMISSION
Case Nos: ED14-048; UP14-013
10
III Due q residential setting, construction noise should mitigated as much as possible,
including weekday work starting after 7 a.m.
• Parking during construction for students, faculty. staff and, in particular, contractors and construction
worker should be maintained with minimal disruption during the project appropriate off-site
parking should provided temporarlly, if needed.
• Preserve as much existing tree screening as possible,
III Lighting should be minimized and mitigated, if needed.
• Owls currently roosting at adjacent Foster Hall should be disrupted minimally as much as possible.
III Reflectivity by the building's materials and colors should be reduced as much as possible
concerns identified by Mr. Levy have all been addressed either by the design of proposed
project, as approval by the or by the proposed conditions of approval in the
resolution attached to staff's report to Commission.
During of the project, received 14 email and written comments from
in support of the proposed project, including one from the San Rafael Chamber of Commerce .
. OPTIONS
Commission has the following options: The
1. Approve the application as presented recommendation);
Approve the application with modifications or additions conditions of approval;
3. Continue applications to allow the applicant to any of the Commission's comments or
concerns; or
4. Deny the project and direct staff to return with a resolution.
EXHiBITS
1. Vicinity/Location Map
2. Campus Map
3 Resolution of Approval
4. Summary of MA Redevelopment Permits
5. Historic Evaluation
6. Project DeSCription
7. Design Narrative/Statement of Intent including Visual Simulations
8. Plan Consistency Table
9. Consistency
10. Parking and Study
11. Transportation
12 Public Comments
plans been provided to the Planning Commissioner only.
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MARIN ACADEMY
SAN RAFAEL, CALIFORNIA
ORB SUBMISSION
OCTOBER 1,2014
SCIENCE AND INNOVATION CENTER
MARIN
ACADEMY
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