HomeMy WebLinkAboutDRB 2012-12-04 #4 CITY OF
Community Development Department – Planning Division
Meeting Date: December 4, 2012
Case Numbers: CDR12-002
Project Planner: Kraig Tambornini (415) 485-3092
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 5800 Northgate Mall Drive (Northgate Mall) – Conceptual Environmental and Design
Review Permit of a proposal to re-tenant an existing vacant pad building previously proposed
to be removed as part of the recent Northgate Mall renovation project; APN: 175-060-60&67;
General Commercial (GC) Zone; Macerich LLC, Applicant/Owner; Northgate Activity
Center/North San Rafael Neighborhood area.
PROPERTY FACTS
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: General Commercial GC Regional Mall
North: General Commercial & Office GC, O, C/O Gas station & office buildings
South: General Commercial, Office &
Public/Quasi-Public
GC, O, P/QP Retail stores, offices, restaurants,
financial institution & cemetery
East: General Commercial, Office & Low
Density Residential
GC, O, RLD Sears, elderly care facility, office
building, single-family
residences
West: Office & Open Space O, OS Bank, Northgate III & Cemetery
Site Development Summary
Lot Size Lot Coverage
Proposed: 34.45 acres (not incl. sears) Allow/Req: NR
Parking Floor Area
Required: 4/1000
Proposed: >4/1000
Allowed: 0.40 (per development agreement) 0.30 typ.
Proposed: >0.40
Min Landscape Area Setbacks
Required: 15%
Proposed: No Change
Height
Allowed: 36 feet
Proposed: No change
Required Existing Proposed
Front:
Side(s):
Rear:
Ext. side:
Ped. side:
NR
NR
NR
NR
NA
28’
+100’
NA
NA
NA
No Change
Grading Tree Removal
Total: None Total(No./Species): None
Cut: NA
Fill: NA
Off-Haul: NA
Requirement: None
Proposed: No change
NOTE: Precise calculations of gross floor area, parking, setbacks, lot coverage and building
height would be required prior to formal submittal
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BACKGROUND
The subject project is being referred to the Board for conceptual level review of site and design
improvements proposed to retain the existing vacated retail building located at the easterly edge of the
Northgate Mall project site, along Los Ranchitos Road near Merrydale Road (see Exhibit 1-Vicinity
Map). Conceptual review provides an opportunity for the applicant to receive preliminary design
comments and guidance from the Design Review Board before submitting formal zoning applications.
The mall renovation project (ED07-90, SR07-91, UP07-56 and DA07-01) that was reviewed and
recommended by the Design Review Board in February 2008 had contemplated removal of this
building as part of Phase I of the project. The Phase I project anticipated removal of up to 55,000
square feet of retail space including removal of this building. The renovation included a new pad
building at the northeast corner of the site, demolition of the west section of the mall for creation of the
Oak Plaza drive and two pad building sites.
The build-back of the retail space that was removed as part of the Phase I renovation work is permitted
to restore the former 773,238 gross square footage (0.40 FAR) originally permitted for the entire 44.85
regional mall property (including the Sears portion). The mall has built most of Phase I, including
expanding retail tenant space in the main leasable mall space with mezzanine levels permitted within
H&M and Forever 21 in the east side of the mall. An approximately 8,000 square foot pad proposed
along the Oak Plaza, anticipated as a restaurant use, has not been constructed and remains a vacant
pad.
If this project is pursued the applicant will be required to submit applications for amendments to the
Environmental and Design Review Permit, Master Use Permit and Sign Program granted for the mall
renovation project, including any requested parking modifications. The terms of the Development
Agreement would not be altered, as currently proposed, which require a traffic and housing study to be
completed in 2013 and build-back calculations to be provided prior to grant of a final for the Phase I
renovation work. The zoning amendments to re-tenant the subject building would require Planning
Commission approval. A new address also would need to be assigned to this building.
The Non-Residential Design Guidelines provide guidance for review of commercial development.
These have been attached as Exhibit 2. Excerpts from the existing approved Tenant Design Criteria are
also attached as Exhibit 31.
PROJECT DESCRIPTION
Project Plans have been provided showing the proposed site and building modifications. In addition,
Macerich has submitted a letter discussing its rationale for the concept and parking layout (Exhibit 4).
The details of the project are described below.
Site & Use: The project proposes to re-establish retail occupancy of the vacated Rite Aid building on
the east side of Northgate Mall as Pad 108, resulting in 29,358 square feet of additional retail space
added back into the regional shopping mall gross floor area. The resulting floor area with the current
gross building square footage built as part of the renovation project, plus retaining approximately 7,000
square feet for future construction of PAD 034 along Oak Plaza Drive would bring the mall within the
1 The Tenant Design Criteria attached to this report has been updated by Macerich for its distribution to its in-line
tenants – which would apply to the subject PAD building. The conceptual elevations of the pad buildings along
Oak Plaza drive are not included in this exhibit. Staff notes that the Criteria changed a requirement that West
facing tenants must complete the entire façade to the bottom of the Mall Cornice, whereas Macerich had originally
proposed to complete the upper wall fascia and limited Tenant design control to the first 22’ of the exterior façade.
This change in responsibility is not significant provided that the design intent as contained in the Criteria is still
met; as illustrated graphically. Staff is not aware of any other changes to the Criteria that would conflict with the
criteria stamped approved in the project files.
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allowable total maximum 0.40 FAR of 773,238 square feet. Detailed final calculations would be
required prior to formal review.
In addition, the missing Promenade section along the street frontage of this site remains to be
implemented. This work is covered by an existing encroachment permit, and must be completed along
with some outstanding site work consisting of a landscape Trellis at Rite Aid and some screening
details. Completion of these items are on hold pending the outcome of the decision to pursue re-use of
this building.
Parking: The project would require re-configuring of parking adjacent to PAD 108 and the existing two
story parking deck adjacent to Kohl’s and Sears, and temporary use of PAD 034 as parking in order to
provide sufficient parking for the project. However, the use would require a parking modification in order
to pursue the project given that it would not achieve the 4/1000 ratio required by the zoning ordinance,
and could not build PAD 034 as envisioned under the renovation without the modification. The
applicant has provided a preliminary discussion of its rational for supporting a parking modification. The
parking modification and proposed layout would need to be reviewed and recommended by the
Department of Public Works prior to formal review.
Architecture: The redesigned building proposes to re-utilize and enhance the existing store front which
is oriented facing north toward the access driveway and perpendicular to the frontage. Minor trellis
treatments are indicated over the walkway along the interior side of the store. No changes are indicated
to the street side or loading dock to the rear.
Signage: The concept indicates signage on the front elevation and interior side elevation. No details
are presented at this time.
Lighting & Landscaping: Lighting and landscaping details have not been presented at this time.
ANALYSIS
Site & Use
Macerich has found that there is sufficient retail interest in this space to make its re-use viable. Re-use
is preferred over demolition and reconstruction of new space.
The approved concept envisioned removal of this building, which had poor street orientation and
visibility. The building removal was considered as a result of relocating its prior tenant (Rite Aid) to a
more prominent corner of the site in order to enhance the visual presence of the redesigned building
fronts of the shops at the mall. Each storefront at the mall has been redesigned to create an
appearance of individual storefronts.
• Staff requests comments on the impact of the project on the intent of the original concept, and
recommendations on refinements that could be made to retain, re-create or enhance the presence
of the storefronts along the east façade with this pad building remaining.
Parking
As noted in the description the parking layout will require further detailed study. The conceptual layout
would likely require further re-design to improve the circulation pattern. Further, staff recommends that
it is important for PAD 034 to remain viable for redevelopment, and ideally the project should not
compromise that opportunity.
There is an existing covered walkway in the parking area in front of the entry, which was proposed to
be removed as part of the Phase I renovation, and would be removed with this project.
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• Staff requests recommendations on the proposed parking reconfiguration, which will likely require
adjustment to the number and size of parking spaces. Circulation and parking should be
convenient, easy to navigate and avoid creating confusion or dead end parking spaces.
Architecture
The building is constrained by its setback from the frontage and grade changes that appear to make it
impractical to re-orient the frontage toward the roadway. Orientation of retail buildings facing the street
frontage enhances the visibility, scale, and pedestrian-friendliness of development. This building has
suffered from its lack of orientation to the street, with the bulk of its mass turned away from pedestrian
and vehicular traffic – consisting of a loading dock and large blank wall predominantly visible from the
roadway.
Based on review of the non-residential design guidelines, criteria in the City General Plan and Chapter
25, and Tenant Design Criteria adopted for the Mall, it is recommended that the building should achieve
the following in re-designing the structure for reuse:
¾ Address all sides of the structure to enhance its visibility from the street with façade upgrades,
signage, window glazing and entryways (where feasible), etc.
¾ Consider opportunities for enhance pedestrian access or walkways to and around the site and
connecting to the main mall building.
• Staff requests comments from the Board on appropriate design solutions and revisions that would
further improve the proposed project.
Signs and Lighting
Staff supports signage over the entry and recommends additional signage should orient toward the
street. Further, signage must comply with the existing sign program which limits the type, design and
number of signs allowed. Exterior lighting and sign design details would need to be provided for formal
review of the project.
• Staff requests comments from the board on signage and lighting details that should be considered
for this building.
Landscaping
The treatment of the frontage is considered to be an important component of this project. The site
currently maintains significant mature redwood trees that primarily serve to screen the side of the
building from view.
Redesign of landscaping along the street frontage may be warranted to allow the façade to be
designed to enhance its street presence, and provide more pedestrian friendly lower scale trees.
• Staff requests comments and recommendations from the Board on whether it would support a
revised landscape treatment for the street frontage.
CONCLUSION
Staff asks for the Boards comments on this conceptual review, including the following specific
elements:
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Site & Use
o The impact of the project on the intent of the original site plan and design concept
o Recommendations on refinements that could be made to retain, re-create or enhance the
presence of the storefronts along the east façade with this pad building being retained.
Parking
o Recommendations on the proposed parking reconfiguration, which will likely require
adjustment to the number and size of parking spaces.
o Recommendations to assure vehicular circulation and parking would be convenient, easy to
navigate and avoid creating confusion or dead end parking spaces.
Architecture
o Appropriate architectural design solutions and revisions that would further improve the
proposed project
Signs, Lighting & Landscaping
o Signage and lighting details that should be considered for this building.
o Recommendations on revised landscape treatments for the street frontage to improve
building relationship to the street, if appropriate.
EXHIBITS
1. Vicinity Map
2. City of San Rafael Non-Residential Design Criteria
3. Tenant Design Criteria approved for the Northgate Mall
4. Applicants Conceptual Review letter
Full-sized plans have been provided to the DRB members only.