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Home My WebLink AboutDRB 2012-03-06 #3 CITY OF Community Development Department – Planning Division Meeting Date: March 6, 2012 Case Numbers: ED11-091 Project Planner: Kraig Tambornini (415) 485-3092 REPORT TO DESIGN REVIEW BOARD SUBJECT: 220 Shaver Street (AT&T Telecom Facility Addition – Request for Environmental and Design Review Permit to allow construction of a mechanical room building addition on the south side of an existing multi-story telecommunications building; along with parking lot, landscaping and fencing modifications and improvements; APN: 011-245-38; High Density Residential (HR1) District; AT&T, owner/applicant. Downtown/West End environs. PROPERTY FACTS Site Characteristics General Plan Designation Zoning Designation Existing Land-Use Project Site: High Density Residential HR1 Telecommunications Bldg North: West End Village WEV Financial Institution South: High Density Residential HR1 Single Family Residence East: Second/Third Mixed Use 2/3MUW Offices West: High/Med Density Residential HR1/MR2.5 Single Family Residences Site Development Summary Height Lot Coverage Allowed: 36 Proposed: 27 Allowed: 60% Proposed: 35% Lot Width, Yard or Landscape Area Setbacks Required: 15’ front yard landscape Proposed: 15’ Required Existing Proposed* Front: Side(s): Rear 15’ 5’ 5’ 1’ 90+ 26’ 26’ 74’10” 40’+ *setback dimensions indicated are to the addition. SUMMARY The project consists of a 1,496 square foot, 27-foot tall mechanical room addition proposed to an existing, legal non-conforming quasi-public telecommunications utility building and use that is located in a residential area and district. Pursuant to the San Rafael Municipal Zoning Code Chapter 25, the project must be approved by the Planning Commission as a major addition, with a recommendation provided by the Design Review Board. The policies in General Plan 2020 and design criteria in the Zoning Ordinance Chapter 25 have been relied on for purposes of this review. Upgrading of public facilities and infrastructure, including telecommunications utilities, are deemed important for purposes of promoting the community safety and general welfare. Staff supports enhancements proposed along with the addition, particularly the increases in site landscaping along the frontage. 2 Staff requests that the Board comment on all pertinent design issues, specifically whether other design alternatives or modifications are recommended to assure that the project would harmoniously integrate with the neighborhoods predominant residential character. A color and materials board will be provided at the hearing. BACKGROUND The site consists of an existing multistory, 35-foot tall (to the parapet) telecommunications building, with associated paved parking area and a fuel tank enclosure on the north side of the building, and metal rooftop equipment screens. Existing rooftop and parapet mounted wireless antenna facilities have been installed under separate approvals. The site is in an HR1 district and directly adjacent to the downtown portion of the West End neighborhood. The site itself lies just inside the Second/Third Corridor of downtown. The West End and Second/Third Corridor divide at Shaver Street. The site is relatively level and lies across from residences to the west (MR2.5), adjacent to a residential use to the south (HR1), backs up to a tall retaining wall and office use to the east (2/3MUW) and adjacent to a commercial bank use to the north (WEV), which is also separated from the site by a tall retaining wall. The characteristics of the development on-site are as follows: Property Area: Building Area & Coverage (E): 12,800 sf, 30.9% Building Addition & Coverage (N): 1,640 sf, 3.9% Total Building: 14,440 sf, 35% (E) Landscaping 5,483 sf, 13.2% (E) Parking lot paving: 21,395 sf, 51% Total 41,317 square feet Parking: Use Sq. Ft. Rate Required Prov Office 1804 sf 1/300 6 41 Quasi-Public 35099 * * * Total 36903 41 *Total parking is determined by parking study. Currently, the site has 41 parking spaces available. Parking for at least 25 vehicles is shown on revised plans. Building Floor Area: The existing principal building footprint is 98 feet wide by 112 feet deep (10976sf), and contains three floors with the following areas: • Basement. This level includes a cable vault along the south side wall with telecommunications (Telco) and building equipment areas and janitor/storage closets primarily located along the west and north sides of the building. • First Floor. This level contains approximately 1,188 sf of conference/office/breakroom assembly space, as well as equipment and storage areas and restrooms located along the west and north sides. The majority of the first floor space (approx 7,332 sf) is designated for Telco equipment. • Second Floor. Similar to the first floor, this level contains an approximately 1,160 sf small office and breakroom space (58’ by 20’), plus equipment and storage and restrooms along the west and north sides. The majority of the space is also used for Telco equipment. This proposal reflects changes recommended by staff to incorporate a more generous landscape setback and enhancement of frontage landscaping, and propose a design that would be in harmony with existing materials and elements found on the main building. Initially, the applicant had proposed fluted block construction for the addition, which staff suggested would appear massive and out of character and scale with the existing building and fluted block screen walls. 3 PROJECT DESCRIPTION The project consists of an exterior addition to a legal non-conforming public utility use in order to install mechanical equipment required to service and upgrade the existing facility equipment. The project would not increase office, meeting or other space and is solely for the purpose of upgrading and serving existing telecommunications facility equipment. The project includes the following details: ¾ Building: Construction of an approximately 22 foot wide by 68 foot long by 27 foot tall (1,496 gross sq. ft.) mechanical room addition on the south side of the existing building, setback 25-plus feet from the existing front building façade and designed to match the materials and details of the existing building. The addition would consist of 17’8” tall one-story room with a 9’6” tall parapet screen wall. The wall would be stucco with vertical fins and a perforated metal screen along the parapet walls facing west and south. ¾ Fencing: Installation of a new 6-foot tall slat cyclone fence and gate at least 15-feet setback from the sidewalk. ¾ Landscaping: Upgrade, expansion and installation of new landscaping along the entire property frontage, with a 15-foot landscape planter along the south frontage (area of addition). ¾ Parking Lot: Restriping of entire parking lot. ANALYSIS General Plan 2020 Consistency: The site is designated for multi-family residential development and located in the Downtown environs in the Neighborhood Element; in the Second/Third Corridor (directly adjacent to the 4SRC to the north side and WEV to the west side downtown environs). The area of downtown in which this site lies does not have an FAR limit established by the General Plan 2020 Land Use Element, as it is designated for multi-family use. Applicable Neighborhood Element policies include the following: NH-29. Downtown Design. New and remodeled buildings must contribute to Downtowns hometown feel. Design elements that enhance Downtowns identity and complement the existing attractive environment are encouraged, and may be required for locations with high visibility or for compatibility with historic structures. Design considerations include: -varied and distinctive building designs, -sensitive treatment of historic resources, -generous landscaping to accent buildings, - appropriate materials and construction, and –site design and streetscape continuity. NH-32. Historic Character. Recognize and use the unique character of Downtowns many attractive, well-liked, historic buildings. Encourage new development on sites in the Downtown area to be compatible with nearby historic buildings, the historic Downtown street pattern, and the areas historic, pedestrian oriented character. NH-33. Downtowns Neighbors. Distinguish Downtown from adjoining neighborhood areas by: - establishing major entrances to Downtown with gateway treatments, -keeping all Downtown activities within the Downtown area, and –providing a gradual transition into adjacent residential neighborhoods in terms of building scale and intensity of use. CD-2. Neighborhood Identity. Recognize and promote the unique character and integrity of the City’s residential neighborhoods and Downtown. Strengthen the “hometown” image of San Rafael by: -maintaining the urban, historic and pedestrian character of the Downtown, -preserving and enhancing the scale and landscaped character of the City’s residential neighborhoods, -improving the appearance and function of commercial areas, and -allowing limited commercial uses in residential neighborhoods that serve local residents and create neighborhood-gathering places. 4 I-2. Adequacy of City Infrastructure and Services. Assure that development can be adequately served by the City’s infrastructure and that new facilities are well planned and well designed. I-3. Availability of Utilities. Promote the availability of reliable and reasonably priced utilities necessary for businesses and residences to prosper. I-15. Telecommunication Improvements. Ensure that residents, schools, businesses and organizations have access to reliable, modern and cost-effective telecommunications. Necessary upgrades to the telecommunications infrastructure are important and supported. Staff has concluded that the addition of mechanical equipment is necessary to support and maintain the telecommunications infrastructure in the building, which serves the San Rafael community. The pertinent Downtown neighborhood area policies strongly encourage that the design of development and additions respect the existing character. In this case, the predominant character consists of dense 19th century single-family downtown neighborhood development. The site is also visible from public streets, along Shaver Street and in passing from nearby Second Street. Zoning Ordinance Consistency: The subject public utility use is a legal nonconforming use in the HR1 multi-family residential district. Thus, review of an addition is required to assure compliance with the following standards: • Table 14.04.040 Property development standards require minimum setbacks of 15’ front yard, 5’ side yard, 5’ rear yard, and 50% front yard landscaping, with a maximum 36’ height and 60-percent lot coverage. • Section 14.16.260 Noise standards require compliance with the City Noise Ordinance Chapter 8.13. Noise attenuation shall be provided as necessary to ensure that existing and new equipment does not violate City noise standards established for the area. This includes avoiding noise that would cause the following effects: o Generate loud or unusual noise. o Increase noise levels in a residential district by more than 3 decibels (Ldn) or increase noise to more than 60 decibels (Ldn), whichever restrictive. o Exceed the residential property general noise limits of Section 8.13.040. • Section 14.16.270 Nonconforming uses standards allow a legal nonconforming use to continue and allows additions subject to the following criteria: o The development standards of the district shall be complied with o No increase in the discrepancy between the existing conditions and standards for the district shall result. o No expanded intensity of operations shall result. • Chapter 14.18 Parking allows “grandfathered” parking to be maintained for existing uses. The majority of the building is for a utility use which does not generate a significant demand for parking. • Chapter 14.25 establishes a design review requirement for non-residential development. The Zoning Administrator may approve 40%, up to 1,250 square foot additions to nonresidential structures and associated minor site design improvements. Pursuant to Section 14.25.020.E, the community development director may reduce the level of review for a project that is deemed insignificant or inconsequential in its impact, with notification provided to the City Planning Commission. Prior to an action on the project, the Planning Commission may require that the item be returned to them for review. A member of the public may also request Design Review Board review of the project prior to an action by the Zoning Administrator. Staff has concluded that the following design criteria is most pertinent to the project: 5 o Project architecture should be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale, and building design. The design should be sensitive to and compatible with historic and architecturally significant buildings in the vicinity, and should enhance important community gateways, view corridors and waterways as identified in the general plan. NEIGHBORHOOD CORRESPONDENCE Notice was mailed to property owners and residents within 300 feet of the site. Verbal and written correspondence has been received expressing concern with the parking, construction noise, existing drainage runoff, potential shadowing, existing building and landscaping poor conditions and general site maintenance. Staff shall recommend conditions to address concerns with parking impacts and to require the site upgrades and maintenance. The comment email is attached as Exhibit 3. CONCLUSION The proposed design attempts to blend into the site with minimal impact, by locating the addition setback significantly from the street, shielded below the existing building and designed to match the existing building appearance. The design elements for the addition are intended to be architecturally compatible with existing design features of the building in terms of details, materials, and horizontal and vertical elements. In addition, a substantially larger landscape planter and new fence in front of the addition are proposed with a setback that would match the minimum HR1 15-foot front yard standard. Staff concludes that the site and building design approach generally responds to the applicable general policies, zoning standards and design criteria identified above. Staff asks the Board to provide its recommendation whether the proposed design adequately respects and maintains the existing neighborhoods unique design qualities, and/or revisions deemed appropriate to achieve greater conformity with the neighborhood character. EXHIBITS 1. Vicinity Map 2. Applicants Letter 3. Comment Letter 4. Site Photographs and Materials Photograph The full-sized and reduced site and elevation plans, and a shadow study have been provided to the DRB members. cc: Cliff Johnson, BJG Architecture, 6995 Sierra Center Pkwy - Ste. 200, Reno NV 89511 Vicki Howard, AT&T, 645 E Plumb Lane, A114, Reno NV 89509