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HomeMy WebLinkAboutDRB 2014-06-03 #5My OF Meeting Date: June 3, 2014 Case Numbers: ED14-090 Project Planner: Sean Kennings — (415) 533-2111 Community Development Department — Planning Division Agenda Item: ,- REPORT TO DESIGN REVIEW BOARD SUBJECT: 788 Lincoln Rd (San Rafael Corporate Center Parking Structure) — Request for Conceptual Design Review of a 54 -foot tall, six level parking structure required for the San Rafael Corporate Center; APN: 013-021-50; Planned Development (PD1901) Zone; David McAdams, Applicant; BioMarin, Owner; Downtown Activity Center neighborhood area. PROPERTY FACTS Location General Plan Designation Project Site: Lindaro Office North: Second/Third Mixed Use South: Park East: Park/General Commercial West: Lindaro Office Height Allowed: 54 Proposed: 54 Parking Required: Proposed: 649 Landscape Area Required: Per DP Proposed: Per DP Grading Total: Amount of excavation for foundation and footings have not yet been determined. SUMMARY Zoning Designation Existing Land -Use PD(1901) Surface parking lot 2/3 MUE Paint stores/Automotive/Office GC -WO Mahon Creek GC-WO/GC Mahon Creek PD(1901) San Rafael Corporate Center Lot Coverage (Max.) Standard: Per Development Plan (DP) Proposed: Per DP Gross Building/Floor Area Allowed: Per DP Proposed: Per DP Upper Floor Area (Non -hillside residential) Allowed: n/a Proposed: n/a Setbacks Required Front: Per DP Side(s): Per DP Exi.- sting Proposed n/a 6' n/a 3' The project is being referred to the Board for review of a six story parking structure as required pursuant to the 1998 San Rafael Corporate Center (SRCC) master plan approvals and San Rafael Municipal Zoning Code Chapter 14.25.050. Design changes to projects that previously obtained Design Review approval requires Design Review Board review pursuant to Section 14.25.050 (C)(5) of the San Rafael Municipal Zoning Code. The parking structure is generally consistent with the existing and previously approved SRCC master plan. The Applicant has indicated a possible future expansion of the parking structure to accommodate additional demand required for future development. The future expansion of the structure will require entitlements that are not a component of this project. The formal entitlements would require review and approval by the Design Review Board and staff approval prior to a building permit in order to proceed. The Board's recommendations will be forwarded to the Zoning Administrator. Rased on the review of the final plans and applicable design criteria, which are discussed in detail below, staff has concluded that the project adequately addresses the applicable design criteria. Staff request that the Board make a formal motion and vote to approve the project at designed. However, staff request that the Board review the report and provide a recommendation on compliance with all pertinent design policies and criteria. Specifically, staff asks the Board to consider the following, Site Plan • Whether the proposed location of the parking structure, in relation to the SRCC campus plaza at the corner of 2"d Street and Lincoln Avenue, is logical and appropriate. Architecture • Whether the design of the new parking structure has the appropriate consistency in design elements, including openings and articulations of all facades. • Whether the design of the new parking structure features the appropriate amount of tower and window like elements consistent with the SRCC campus. Materials and Colors • Whether the design incorporates the appropriate balance of color and material changes throughout the entire design. Landscaping • Whether the landscaping plan is appropriate for the site and is consistent with the SRCC campus. BACKGROUND Site Description & Setting: The site, Parcel 8 of the San Rafael Corporate Center, consists of approximately 2.4 -acres and is bordered by Second Street on the north and Lincoln Avenue on the west. Mahon Creek is located east and south of the project site. The San Rafael Corporate Center is west of the project site across Lincoln Avenue. The site is relatively flat with a base elevation of 10' NAVD 88. The site is currently developed with a surface parking lot that serves the San Rafael Corporate Center, The existing development of the San Rafael Corporate Center is directly west of the existing surface parking lot. Parcel 3, 781 Lincoln Avenue is currently developed with a three-story office building. Parcel 7, 791 Lincoln Avenue, will be the site of the Building E as proposed under the current SRCC master development plan. Vehicular access to the parking lot is provided from Lincoln Avenue near the Mahon Creek Bridge. History: In February 1998, the San Rafael City Council adopted a Planned Development District (PD -1721) and approved Resolution #10025 for Environmental and Design Review permit, Tentative Map and Use Permit (UP97-10) for the 406,000 square foot Fair Isaac Office Park Development on 15f acres of land located south of Second Street and fronting Lindaro and Lincoln Avenues. The complex was designed to hold 1,300 employees at build -out. The project design, as modified by conditions of approval, was deemed consistent with all applicable site, architectural and landscaping design criteria and guidelines of the San Rafael Zoning Ordinance. The originally approved project included development in two phases. Phase I included site preparation, grading and installation of utilities on the western and central parcels and the construction of Building A, Building B, surface parking on the western parcel, and site landscaping. Total parking for Phase I was 496 spaces which equated to 3 spaces per 1000 square feet of gross office building area. Phase II of the project included the relocation of the San Rafael Corporation Yard from the eastern parcel, build out of Buildings C, D, E and the construction of a 414 space parking structure on the western parcel, and a 478 space parking structure on the eastern parcel. To date the project has built - out all 314,160 square feet of office space and 693 parking spaces. This includes the 399 spaces in the parking structure at 775 Lindaro Street. As approved, the San Rafael Corporate Center includes the following buildings and parking improvements: Square f=eet Height Stories Required Parking Building A 87,842 square feet 76 feet (tower structure) 290 Building B 71,039 square feet 53 feet 235 Building C 83,360 square feet 65 feet 275 Building D 71,919 square feet 73 feet, 11 inches 237 Building E* 86,540 square feet 73 feet, 11 inches 286 total 401,000 square feet 1323 Parking Building A and C 24 Building B and E 14 Parcel 4, 775 Lindaro parking structure 54 feet 399 Western parcel Surface parking 256 Eastern parcel, 788 Lincoln** 54 feet 649 total 1342 Building E has not yet been constructed ** This is the subject parking structure As shown in the above summary, the parking structure at 788 Lincoln would provide all parking required for build -out of the site with the remaining Building E. The original SRCC application was reviewed by the Design Review Board on October 21, 1997. The DRB voted 5-0 to support approval of the project in concept. The DRB also recommended studying alterations to the original plan including requested design modifications to the eastern parking structure. Suggested modifications included reversing of the internal ramp system and considering a taller structure that covers less land area. The DRB reviewed the revisions and recommended approval of the project with a 4-0-1 vote on December 2, 1997. In 2000 amendments were made to the original Master Use Permit (UP97-10) and zoning district development standards in order to accommodate multi -tenant use of the office park and to modify public use requirements. The Master Use Permit UP97-10 (UP97-10b) was modified again in 2011 to allow medical and research and development office use (UP11-033). The principle amendment to the Use Permit was an allowance for up to 68,068 square feet of medical office space out of the approved 401,000 square feet of the office park. This also included a modification of parking requirements for medical office use, from 4.4 spaces per 1,000 gross square feet of building area to the currently adopted 3.3 space per 1,000 gross square feet of building area. The Applicant, BioMarin, recently purchased the entire San Rafael Corporate Center and intends to complete the remaining structures approved under the existing Master Use Permit: Building E, and the subject eastern parking structure. The Applicant is also prepared to complete the total build -out of the site with a proposed building on the last developable parcel, Parcel 1 (western parcel). As a requirement for Building E, and the future, yet unapproved building on Parcel 1, the parking structure at 788 Lincoln Avenue is required to fully accommodate the estimated parking demand for the entire project. On April 8, 2014 the Board provided Conceptual Review of the project. A summary of the Board comments are included in attached Exhibit 2. PROJECT DESCRIPTION The following is a project description based on the project plans (Exhibit 4) Use: A six story parking structure and surface level parking on the southern portion of the development footprint. The proposed use includes 649 total parking spaces (ground floor and six levels). The parking structure site is bordered by Lincoln Avenue to the west, a paved open area to the south, Mahon Creek to the east, and Second Street to the north. The parking structure site is bordered by Lincoln Avenue to the west, a parking lot to the south. The site has several utility easements as well as a setback requirement of 25' from the top of the Mahon Creek bank. The parking structure will be 2 bays wide and 6 levels tall. Vehicle access into and out of the parking structure will be from the south at the existing Lincoln Avenue vehicle entrance to the site. To maximize efficiency, the parking structure is laid out with 90 degree stalls and 2 way drive aisles. The western parking bay will be nearly flat, and a park -on ramp is provided on the east side of the structure. The parking structure will use 8'-6"x18'-0" stalls with 26'-0" drive aisles which is a typical standard dimension in many jurisdictions. These parking geometrics are compliant with the City of San Rafael requirements for the Downtown Area. The parking structure is designated to be used by BioMarin employees only. Site Plan: The parking structure will be located on the northern portion of the subject property. The northern wall of the structure will be approximately 23' from the northern property boundary. The finished floor elevation (FIFE) will be 9.674' NAVD88 on the north side and 10.674' NAVD88 on the south side of the structure. Currently, the surface parking lot has a high point of 12'.41. The proposed structure will have a short access ramp down into the garage from the existing finished grade (approx.:1715' drop). The parking structure will be accessed via the existing entrance off Lincoln Avenue at the southern end of the project site The structure will be located on an approximately 35,000 square foot pad at the northern end of the site. To maximize the 54' allowed height limit, the ground floor of the structure will be one foot (1') below existing grade. The southern portion of the site will be left undeveloped to allow for future expansion of the parking structure when required. The formal landscape plan is consistent with the existing species within the SRCC, including coast live and black oak species. A bio-swale stormwater retention basin is proposed to the east of the structure. Mature eucalyptus trees along Mahon Creek will be preserved and incorporated as a component of the overall landscaping plan. There are 14 ADA accessible spaces proposed for the ground floor of the parking structure. The surface parking area south of the proposed structure will be left in its current condition. Minor grading adjustments and re -striping will occur to accommodate access to the new structure. Architecture: The proposed new structure would be constructed as post tensioned and conventionally reinforced concrete. The proposed new structure would maintain similar mass to the buildings located within the SRCC. The parking structure will include an internal ramping system that will be screened from outside views by a series of fagade treatments including variations in form and screening elements. The use of poured in place concrete and precast concrete elements including the stair and elevator shafts will provide structural strength, durability and will minimize required maintenance. The main structural elements will be finished with materials and colors to complement the main campus buildings. The metal stud walls will be finished with painted stucco and the concrete surfaces will be finished with textured paint. The roofs at the towers will use the same materials as the roof on the office buildings. 4 The elevator towers and stairs are located at the western side of the building to be clearly visible to pedestrians. The architectural style, colors and materials of the structure is consistent with the existing SRCC campus. Tower elements with sloped roofs were incorporated at the building corners to define the main pedestrian circulation cores. The level parking decks along a majority of the perimeter will allow the architectural features to follow the clean rectilinear shapes of the adjacent buildings. To break up the overall length, half of the perimeter will incorporate a metal stud wall skin with "window" sized punched openings. These walls with punched openings will continue at the ramps to hide the visual impact of the ramping on the exterior facade. The remaining half of the fagade perimeter will remain open to meet the natural ventilation code requirements for an open parking structure. The overall height of the building will remain below the 54' height limit by providing all required ADA stall on the ground level, which will be set one foot below the datum elevation. The garage is proposed to be located on a pad of approximately 35,000 SF. The garage and site improvements are designed to enhance the existing SRCC campus. No on -grade parking is proposed on the remaining open portion of the site which will incorporate on grade paved areas and native landscaping. Landscaping: A formal landscape plan has been submitted with the current application; new landscape elements will incorporate existing mature landscaping with proposed elements and will be consistent with the overall development and requirements of the current Master Use Permit. A double row of Little -leaf Linden trees is proposed for the entry at the intersection of 2"d Street and Lincoln Avenue. A single row of Chanticleer ornamental pear trees will line Lincoln Avenue. Coast live oak and California black oak are proposed for the eastern portion of the site between the garage and the Mahon Creek area. Existing mature eucalyptus trees lining the Mahon Creek bank will remain in place. Associated grasses and groundcovers will line the edges of the parking structure. A bio-swale stormwater retention basin is proposed on the eastern edge of the structure. No landscaping is proposed for the surface parking area. Lighting: No lighting has been proposed at this time but the final submittal will include details pursuant to the current Master Use Permit Grading/Drainage: No information regarding grading has been provided at this time. The proposed design includes locating the first floor at one -foot (1') below existing grading. The grading plan and proposed excavation plan will be consistent with the current Master Use Permit, ANALYSIS General Plan 2020 Consistency: The site is designated as "Lindaro Office" on the General Plan 2020 Land Use Map, and the mixed-use medical campus is an allowable use within this designation. Based on review, the proposed project would be consistent with all applicable General Plan policies in the Land Use, Neighborhoods, Economic Vitality and Circulation Elements. There is one specific Neighborhood element policy that addresses this site (NH -39 — Lindaro Office District Design Consideration) and states "Reduced visual impact of parking areas through site design and landscaping." This project would be consistent with that specific policy given that the proposed project would be effectively integrating 649 new on-site parking spaces with the overall development. The Applicant is looking to the Board for feedback on effective treatments to reduce the visual impacts of the parking structure. Zoning Ordinance Consistency: The site is designated as a Planned Development PD 1921. In general, the proposed project would be consistent with the PD standards in that it continues the parking required for office use, the 35,000 sq. ft. of additional floor area proposed on the site, and the new construction of the structure would not exceed the six -story, 54 -foot tail height limit. The need for additional on-site parking is required as a component of the Phase II build -out of the San Rafael Corporate Center. Given that the parking structure has already been approved with pre-existing entitlements, this formal review is required primarily to focus on the final details of the required parking structure. The proposed design is evaluated in the report with an emphasis on the applicant's response to the Board comments provided on the Conceptual Review at its April 8, 2014 meeting. The adequacy of responses to the concept review comments would satisfy outstanding design issues. In the proposed configuration, the parking structure can be expanded and upgraded should additional need arise, without compromising parking needs during the future construction process. The proposed exterior of the parking structure includes design elements intended to break up the mass, including the use of different materials and colors on portions of the structure. The renderings are intended to show consistency with the overall design composition of the SRCC complex, including facade treatments and color variations. The top level of the parking structure includes wood -like painted steel trellises to break up the visual site line of the roof. It was noted in the concept review that the Zoning Ordinance has a requirement for shade trees in parking lots, including on top levels of parking structures, equal to one tree for every four spaces. It was also noted that the top level included a support structure for solar panels (not included in this submittal). The Board comments supported a shade cover to tree planting on the structure. Board members were generally in agreement that the size, massing, colors and materials utilized in the conceptual design were appropriate for the structure. The applicant's responses to the comments (identified in Exhibit 2) are primarily as follows: ➢ The tower at the corner of 2nd Street and Lincoln has been redesigned to include more punched openings. Where openings are not possible due to the elevators, recessed panels have been designed to balance the composition. ➢ The design relocated the parking garage 15 feet closer to 2nd Street to better define the street edge and the plaza in front of the proposed R&D building. ➢ A break in the cornice line along 2nd Street has been introduced, including a trellis element at that facade and modulating the height of the cornice trim. The design also included proposed infrastructure on the roof for a future solar panel installation. ➢ Existing tree species in the SRCC campus were studied and hardwoods are proposed in front of the garage building. Additional planted screens have been indicated along the East side of the garage at grade. ➢ The south tower has been increased in mass to match the north tower. ➢ The north tower was extended slightly and the entire garage was moved 15 feet closer to 2"d Street to more clearly define the street edge and to accent the plaza space in front of the proposed R&D building. ➢ The design team evaluated an additional tower structure at the northeast corner but elected not to include this as the east facade was generally well received and the additional tower would not be functional as are the two originally proposed towers. ➢ Facade articulation has been slightly reduced on some elements in response to the comment that it may be over designed. As an example, the vertical scoring lines have been removed from the shear wall panels. Overall, staff recommends that the proposed design and height is appropriate since it would maintain the height and bulk of the SRCC and would complete the intended design and development along Second Street. Based on review of the Board comments and responses provided by the applicant, staff recommends that the Board consider the following specific design details: No • Whether the proposed location of the parking structure, in relation to the SRCC campus plaza at the corner of 2 I Street and Lincoln Avenue, is logical and appropriate. • Whether the design of the new parking structure has the appropriate consistency in design elements, including openings and articulations of all facades. • Whether the design of the new parking structure features the appropriate amount of tower and window like elements consistent with the SRCC campus. • Whether the design incorporates the appropriate balance of color and material changes throughout the entire design. • Whether the landscaping plan is appropriate for the site and is consistent with the SRCC campus. San Rafael Design Guidelines: The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004) strive to provide criteria identified as important to improve the design of all residential and non- residential development. Overall, staff has not identified any issues with project design relative compliance with the non-residential design guidelines. The proposed structure is consistent with the San Rafael Design Guidelines for non-residential structures. fn reference to comments made by during conceptual review, a third tower was not added to ensure design consistency throughout the project. If a tower is included in the design, staff would recommend that it should perform a definite on-site function, such as delineating an entrance to a site or a building entry, or emphasizing a display window. Adding the third tower for aesthetic reasons would not appear to be in keeping with the guidelines. Inter -Departmental Review In addition to the prior conceptual review, the applicant has also submitted plans to the City to allow for review by various City Departments on compliance with technical code issues. This has included several inter -departmental reviews prior to and following submittal of these plans for Board review. The Fire Department and Traffic Engineering will be reviewing the on-site circulation and exiting requirements from the parking structure and accessibility of fire equipment to all portions of the site. Public Works has reviewed the proposed parking stall and internal circulation dimensions as well as ingress and egress to the parking lot/structure as well as compliance with FEMA flood control elevation requirements. Building Division has reviewed the compliance with building codes as they relate to the parking structure and access and egress requirements. The San Rafael Sanitation District has also reviewed the proposed structure to ensure nearby infrastructure constraints are considered and addressed. At this point in review of the project, there are no technical issues anticipated that would affect the design as proposed. NEIGHBORHOOD CORRESPONDENCE Notice of the hearing was posted on site and mailed to the surrounding residents and property owners within 300 feet, as well as the Gerstle Park Neighborhood Association, Bret Harte HOA, Federation of San Rafael Neighborhoods, Montecito Area Association and the SR Hill/Lincoln Association 15 days prior to this Design Review Board meeting. As of the reproduction of this staff report, no comments have been received on the formal application. CONCLUSION Overall, staff recommends that the project design is consistent with the overall design aesthetic of the San Rafael Corporate Center. The height and configuration of the parking structure is consistent with the overall appearance and scale of the San Rafael Corporate Center. The applicant has responded to comments made by Board members at the conceptual review and has proposed a design that addresses the concerns of the Board. Staff requests that the Board review the final design, provide comments and make a motion to approve the design of the proposed parking structure. Fallowing DRB recommendation, this project will return to staff for final action and approval. Furthermore, the Board, in fulfilling its role of providing professional 7 design advice to the City, may have additional concerns, information requests, and may provide any additional recommendations it deems appropriate for these conceptual Design Review applications. EXHIBITS 1. Vicinity Map 2. Applicant's response letter to Conceptual DRB comments 3. Project Plans {Distributed to DRB members only cc: David McAdams DGA Architects 201 Filbert Street, 31d Floor San Francisco, CA 94133 Montecito Area Residents' Association PO Box 150266 San Rafael, CA 94915 Federation of San Rafael Neighborhoods PO Box 151485 San Rafael, CA 94915-1485 Gerstie Park Neighborhood Association P.O. Box 150644 San Rafael, CA 94915 Bio Marin Jim Redenbarger 105 Digital Dr Novato, CA 94949 Diane Henderson 980 Fifth Ave San Rafael, CA 94901 Vicinity Map - 788 Lincoln (BioMarin Parking Garage) sr%F- SCALE 1 : 3,833 200 0 200 400 600 FEET Exhibit 1 Thursday, May 29, 2014 6:51 AM ['SGA Fla -.ruing archtectu,-�- 1 anteriors May 7, 2014 Sean Kennings City of San Rafael Community Development Department— Planning Division 1400 Fifth Avenue, P.O. Box 151560 San Rafael, CA 44915-1560 Reference: Responses to: [CDR14-001] Conceptual Design Review Board Comments and Minutes for BioMarin: San Rafael Corporate Center, 788 Lincoln Road, Parking Structure (APN: 013-021-50) Dear Mr. Kennings: We appreciate the above -referenced staff and Design Review Board comments received at the Conceptual Design Review Board hearing held on April 8, 2014. We have included the summary of comments below in italics, followed by our responses. Sean Kennings, Contract Planner (summary) Your project was generally well received by the Board. DRB members were all in agreement that the massing, size, and location of the garage was appropriate for the site with relation to the greater SRCC campus. Specific comments were made for suggested modifications to the articulation and design of the proposed parking structure including providing more "window" openings on the stair tower and enhancing the size of the elevator tower.A discussion about how the structure aligned with Building E suggested that the design team explore the appropriate location for the structure on the site. Furthermore, the DRB asked the design team to select a landscape pallet that was consistent with the overall look of the SRCC campus without including more palm varieties. Rooftop treatments were discussed and staff confirmed that the DRB has the authority to approve vertical design elements above the 54'height limit as accessory or mechanical structures. Closing Comments from DRB members are as follows: Member Stewart Summers,Vke Chair: Member Summers liked the overall design of the proposed parking structure. He asked that the prominent corner on 2nd StreetlLincoln receive more articulation and "window" treatments for the Lincoln Ave side of the tower. Mr. Summers also asked that the cornice fine on the 2nd Street fa4ade be broken up. He asked the design team to explore a shade structure for the roof and asked that a more robust tree species be included in the landscape pian. In response to comments we have redesigned the tower at the corner of 2"d Street and Lincoln to include more punched openings.Where openings are not possible due to the elevators beyond we have placed recessed panels to balance the composition. (see pages 18, 19, 23) We have introduced a break in the cornice line along 2"d Street by introducing a trellis element at that fagade and modulating the height of the cornice trim. (see pages 18, 22, 23) We have also proposed infrastructure on the roof for a future solar panel installation. (see pages 14, 15) Exhibit 2- 201 201 Filbert Street. 3rd floor, San Francisco, California 94133 415-477-2700 DGAonline.com MOUW AIN VIEW I SAN FRANCISCO I SAN piEGO BloMarin Parking Structure May 7, 2014 Tree species have been studied and hardwoods have been placed in front of the garage building while the existing palm trees are to remain in place in front of the future R&D building. (see pages 7, 8) Member Bob Huntsberry: Member Huntsberry also felt the overall design looked good, but asked that the design team produce two (2) real sections (with dimensions on planslsections and elevations) through the entire structure for the final DRB review. He asked that the 2nd Street/Lincoln Avenue tower feature include more "window" openings. Mr. Huntsberry also asked that the design should feature a "beefed up" south tower (elevator tower) on Lincoln Ave. Later he added that perhaps the tower feature could be moved more towards 2nd Street as opposed to the entire structure. He also asked that the design team explore a tower structure at the northeast corner facing the freeway and asked that the revised site plan show more context including Highway 101 and the intersection at Znd Street and Heatherton Street, Member Huntsberry wondered what the wall treatment would consist of — similar to the Lindaro garage — and what would the long term maintenance consist of He also asked the design team to explore a trellis structure or solar panels for the roof Two detailed building sections have been provided with the revised submittal as requested (see pages 14, 15). Dimensions have been added to the plans (see typical dimensions on third level plan, page 12), The south tower has been increased in mass to match the north tower (see page 19) The north tower was extended slightly and the entire garage was moved 15 feet closer to 2nd Street to more dearly define the street edge and to accent the plaza space in front of the proposed R&D building. (see pages 9,14) The design team evaluated an additional tower structure at the northeast corner but elected not to include this as the east fapde was generally well received and the additional tower would not be functional as are the two originally proposed towers. Trellis structures have been added along the north, south, and west facades of the garage. (see pages 18, 19, 21) Member Jeff Kent: Member Kent also felt the overall design looked good. He first asked that the primary crosswalk (ADA crossing) not be located too far south and requested that a special type of paving material be used to further enhance the crossing. He also asked the design team (missing word?)solar panels for the roof but cautioned against using trees. Furthermore, he asked that the landscape plan include a unifying theme and utilize "hardwoods" along Lincoln Avenue and requested that no more Washingtonia robusta palm trees should be included in the final plans. The primary crosswalk is being relocated to the north from its current position aligned with Building B so that it aligns with the garage exit and the main sidewalk leading into the campus. (see pages 4,7) See above for comments on solar panels and tree selection. Member Eric Spielman: Member Spielman also liked the overall design looked good (wording doesn't make sense)and commented that he especially liked the east elevation. Overall he felt the structure could be "more" interesting and suggested a more "green" approach, including incorporating more plonting trellises and open area planters. Mr. Spielman said that this design was much nicer than the Lindaro garage. The design team proposes to keep the east elevation unchanged. " II t]GA `,tir un.cxi ,-A clm7ry 9 techrracy page 2 III' BioMarin Parking Structure May 7, 2014 Additional planted screens have been indicated along the East side of the garage at grade. (see page 20) Alternate Member Serge Fedorov.- Member edorov:Member Federov commented that the elevations were nice. He echoed Member Hunstberry's comments about enhancing the look of the tower elements and requested that a public parking aspect for the structure (wording doesn't make sense). See above for comments on the tower elements. Staff clarified that public parking is not required within this previously entitled structure. Planning Commission Liaison, Charles Pick: PC Member Pick echoed Member Fedorov's comments about allowing public parking in the structure and thought that there would be plenty of empty parking spaces to accommodate public demand, He also commented that while the design was nice, he felt it was over designed and that elements of the actual parking structure needed to accentuated so that one could tell this was a parking garage and not a building. See above for comments on public parking. The design team has reduced the articulation slightly on some elements in response to the comment that it may be over designed. As an example, the vertical scoring lines have been removed from the shear wall panels (see pages 18, 19,21). DRB Chair Cheryl Lentini: Chair Lentini also commented that the east elevation was the best elevation. She thought it was just busy enough and showcased enough articulation and thought this design aesthetic could be applied to the 2nd Street/Lincoln Avenue facades. She also asked that the structure "hold"the plaza or "forge" the corner on 2n4 Street/Lincoln Avenue and commented that views into the site from the bus stop and highway should be analyzed. See above for comments on the east facade. The design team relocated the parking garage 15 feet closer to 2"d Street to better define the street edge and the plaza in front of the proposed R&D building. (see pages 9, 10) Next Steps (Sean Kennings) Revisions and Formal Design Review Based on preliminary comments from the DRB, staff suggests that you address the following: Further explore articulation for the 2"d StreetlLincoln Avenue tower, including more window openings and green landscaping applications. The tower has been redesigned with more window openings. (see pages 18, 19, 20, 22, 23 Additional Green elements have been added along the East fagade (see page 20) Explore enlarging the south elevator tower and explore other tower features for the northeast corner. The south tower was enlarged to match the north tower, however after study, the design team proposes to not add another tower at the northeast corner. This tower would not be functional and would change the east elevation which was very well received. (see pages 18,19, 20, 22, 23) IGIIIII D" &� un -a,) of desipq & lcchnobf7 page 3 klik BioMarin parking Structure Explore fa4ade articulation by breaking cornice features or by introducing other horizontal elements where appropriate. May 7, 2014 The cornice line was broken on the north, west, and south facades with the introduction of a new trellis element and modulation of the height of the cornice trim (see pages 8, 19, 2 1 ) Applying the Francisco {east) elevation fagade treatment to the entire structure where appropriate. The east elevation fagade is varied due to the change in ramp elevation behind it. The other facades do not have this feature and have been modulated by the addition of cornice breaks and trellises (see pages 18, 19, 20, 21). A landscape plan that is consistent with the SRCC campus with appropriate hardwood species. The revised proposed landscape includes a variety of species with hardwoods in front of the garage along 2nd Street and the existing palms remaining in the plaza in front of the proposed R&D building (see pages 7, 8). An appropriate rooftop shade, trellis, or solar structure. Both trellis elements and an infrastructure for future solar panels have been proposed at the roof level (see pages 14, 15) Thank you for the opportunity to respond to your comments on our conceptual proposal; we believe that we have addressed your comments and that the revised drawings result in a better project. 1 Sincerely, t David McAdams,AIA LEED AP Principal Copy: Raffi Boloyan Susan Briggs James Redenbarger Jess Mcinerny Diane Henderson 09 GGA 'rt- :;rrcrn af dmrn & tcchrtn page 4