HomeMy WebLinkAboutDRB 2014-07-08 #4Meeting Date July 8,2014
Numbers: ED1 UP12-029; LLA1
2-001
Planner: -(415) 458-5048
Community Development Department -Planning Division
Site
North:
South
East:
West:
Lot Size
Height
REPORT TO DESIGN lEW BOARD
815 B St. (formerly 809 B St. and 1212 4 2nd St.) -Requests
and Design Permit, a Use Permit, a Line Adjustment and a
construction of a 4-story, mixed-use building proposing 41
units and 1 of ground-floor space, and
parcels within downtown San '-'''''''''''''.
the existing structures on the site, including two
an Environmental
to allow the
rental
identified cultural APN's011-256-1 -1 -15
Use West (2/3 MUW) & Mixed Use (CSMU) District; Rick
Architecture + Design. Applicant; Tom Monahan and Jonathan Parker of
Harold Parker Owners; Downtown Neighborhood.
"""Continued from the August 20,2013 n Review Board Meeti
FACTS
General Plan
Site: 2/3 MU
2/3 MU
2/3 MU
2/3 MU
2/3 MU
2,000 sf/Bldg (CSMU)
23,614 sf (Combined)
Zoning Designation
213 MUW; CSMU
2/3 MUW; CSMU
2/3 MUW. CSMU
2/3 MUW
2/3 MUW
Land-Use
Church use, Parking Lot & 2
residential dwelling units
Commercial;
Com merci a I; Residences
Commercial; Residences
Lone Palm Court Apartments
Floor Area Ratio (Non-residential)
Allowed: 1,50 FAR or 35,421 sf
1 sf;
Allowed: 42'
Density
Allowed: 30 units
42'
Parking
47 spaces
Proposed: 48 garage spaces
Outdoor Area (Min.)
Total 1
Cut:
Fill:
4,100 sf (100 sf/unit)
sf total
Cu. Yds.
1,500 Cu, Yds
o
1,500 Cu. Yds
41 units (35% density
landscape Area (2(3 MUW)
Required: 10 % (1,377 sf),
Proposed: Unknown
Setbacks (2/3 MUW)
Front:
n/a
Ext side:· n/a
Ped. side: n/a
Rear n/a
ExisHng
n/o.
nla
nla
nla
n/a
Tree Removal
7 (3 on-site; 1 3 street trees)
None
9 Trees (1 off-site; 8 street trees)
n/a
n/a
n/a
BACKGROUND & DISCUSSION
The includes four (4) adjacent Downtown parcels located at the northwest corner of Band
2 nd (809 B 1212 and 1 4 2 nd Street). It a long history of both conceptual
formal reviews by the Design Review (Board) for redevelopment
On May 8, 2012, the Board conceptual of the current proJect. The project proposes
to demolish an 5,000 commercial building and two residential structures, both of whIch
are cultural resources, and 41-unit, mixed-use (Le., over ground
floor commercial) buHding with and associated site
im The an Environ and Design Permit (Planning
Commission-level), a Permit (residential use in a commercial district) a Lot LIne Adjustment
(development aCfOSS property boundaries). The will require preparation and of
an Environmental Impact Report (currently ongoing) to evaluate a "Potentially Significant Impact" on
Aesthetics and Cultural and will require the adoption of a of Overriding
by City Council to proposed loss two cultural resources. At that
their conceptual review, the Board reducing the scale or mass of the project
by back 4th floor and, Iy, more building articulation
(Specific provided by Board during conceptual review, comments made during the
required Neighborhood Meeting a summary the In Study for the project is attached to
staff's report as Exhibit 2.)
At that time,
meeting is available for
Board's
.. reduce the at the corner by one full
or the proposed building by
43' from the building along the B Street frontage
penthouse will 10' from the bUilding fagade).
a 1 0' stepback of the 20d and 3rd floors and a
above the pod along a majority of the 2 nd Street frontage. The """".11"'''''''
is mass by, predominantly, central
feature of the project reduces the building mass by reconfigurlng
the residential number of has not changed, their has. The
number 2-bedroom units been from 30 to 11 units while, correspondingly, the
number of 1-bedroom units has increased from 1 to 30. revised project increased
of units on floor from to 18 u nits on the 3rd floor 15 to 18
decreased the num of units on the floor from 13 to 9 units.
Staff's Comments. Staff project has ;::>Uv\'/<:;;:;' perceived
the proposed bu corner of B
.. Eliminate all or most of the upper-story bay window, deck and eave projections into the
required setback over the s
The design eliminated encroachments along the 20d frontage,
primarily, by providing a 10' stepback of and 3fd floors a 25' of the 41h floor
above the podium for those western portions of project located in the 2/3MUW District zone
eliminating eave and storefront canopy projections for those portions of the
project located in the CSMU District zone.
2
The revised project also reduced the encroachments along the B
frontage by:
.. Reducing footprint to eliminating window projections over the
sidewalk;
• Elrminating by redesigning to 'Juliet'
• Eliminating
• Reducing the to 2' over the sidewalk;
and
• Reducing the roof eave projections above the bay windows from 5' to 9".
Staff's Comments. With the redesign of the project to 9 reduce building projection
encroachment into setback and over the Department of Public Work
(DPW) has removed its opposition to the project design and is now recommending approval subject
to a condition that n a Licensing portions of the building
encroaching over k. With the conditional support of redesign by DPW\ staff
finds the of the project successfully into the
required setback over the
the 211d Street tt'r.nt.::In.l"· the top floor to
Staff's Comments. As previously in this report, finds
has successfully massing of the proposed building
Street frontages. finds that this reduced project at the expense
of building details. n appears to propose building articulation along
both the B and 2nd than the original project design. Atong B Street frontage,
roof and upper-story projectrons have been eliminated, bay window projections
have been reduced from 4' to 2', and upper~story balconies redesigning to 'Juliet'
balconies/railings wrth minimal projection. Staff finds that the elimination or reduction of building
projections a boxier, more commercial Alon~ the 2nd Street
frontage, a 10' the and 3rd floors and a 25' 4 floor above the
garage podium 2nd Street incorporated in the
revised project design, of the central from the original
design. However, have the effect of articulation or
expression along the towards the middle With exception of the
building corner, would be dominated by a 1 wall along the garage
podium level with articulation limited 'green screens' and the 4' landscape strip.
While the revised project a new, limited cornice treatment at building corner,
eave projections have a new parapet which also has the
the proposed stacked brick material. The storefront canopy projection
eliminated along for a new recessed entry to the
space. Staff finds that g window and cornice detailing would improve
project Differentiating commercial space from the upper-story
in terms of finishes and artiCUlation would also improve the design of the
• Provide more of, or identify
connect with the project design.
the character-defining elements of the neighborhood to
the time of rp\f\<::I"'i"1
have been used
to the historical
2nd floor which
a
but does not go over
3
retained an entry awning for the residential." (The applicant's responses to the comments and
recommendations provided by the Board at their August 20, 2013 meeting is attached to staff's
report as Exhibit 3.)
Staff's Comments. Staff finds that the character-defining design elements in the neighborhood are
well-articulated building facades with well-proportioned eave and upper-story balcony and bay
window projections, well-proportioned window, eave and cornice detailing, and differentiating
treatment finishes for the ground-floor commercial and upper-story residential spaces. As
discussed previously in this report, staff finds the redesign of the project has successfully reduced
the scale of the building at the expense of adequate articu lation and detai ling.
41 Provide more successful or meaningful usable outdoor areas, both common and private, in
location, size and/or amenities.
The revised project proposes slightl\{ less (from 5,675 sq. ft to 5,379 sq. ft.) usable outdoor area,
both common and private. The original design proposed
II A 3,425 sq. ft central courtyard above the podium, providing a common area with raised
landscape planters and TimberForm wood benches;
41 Private outdoor decks and balcony projections for 37 of 41 units, totaling 2,250 sq. ft.; and
.. A 900 sq ft. "Community Recreation Room" with full kitchen and bathroom.
The revised project proposes:
41 Private outdoor decks and balcony projections for 31 of 41 units, totaling 4,426 sq. ft., all
located along the north and south building elevations; and
41 A 953 sq. ft. "Outdoor Community Space" located on the 2 nd floor above the podium adjacent to
the "Landscape Filtration" area.
Staff's Comments. The minimum required usable outdoor area for the project is 4,100 sq. ft. (100
sq. ft./unlt). Staff finds the redesign of the project meets the minimum requirement for useable
outdoor area, though staff finds the intent of the requirement is to proportion the useable outdoor
area more evenly among the residential units. Staff also finds the useable size of the "Outdoor
Community Space" is reduced given that access is limited by a 5' x 45' uncovered walkway
Without amenities or logical connection to a community or recreation room as proposed in the
original design, it appears to staff that, in addition to providing less usable outdoor area, the revised
project design lacks meaningful usable outdoor area as well.
.. Not providing an on-site loading/unloading area is acceptable.
Staffs Comments. The project continues to request locating the required 10' x 35' x 14' off-street
loading area from the garage area to the curb along the B Street frontage. This proposed loading
area relocation requires the Board's recommendation for a Iparking modification' to City parking
standards. The Board has indicated their previous support for this parking modification and staff
finds that the project continues to propose a compelling argument (garage ceiling height less than
14'; relatively small ground-floor commercial space; maneuverability constraints) for relocating the
loading/unloading space to the curb.
.. The canopy projection provides a successful pedestrian scale.
Staff's Comments. As identified earlier in staff's report, the revised project design proposes to
el i m i nate nearly all projections over the sidewalk, including the storefront canopy feature, as
directed by the City's Department of Public Works, Instead, the project will continue to define the
pedestrian scale along the B Street frontage by proposing storefront windows and recessed entries
to the ground-floor commercial space. The revised project design provides a new, 2'-wide
landscaped setback along the B Street frontage as directed by the Board at their August 20, 2013
4
review of project, which also strengthens the pedestrian scale along B Street (The revised
project submittal did not include so no planti Is are available for the
proposed new landscape strip along the B frontage) However, finds that the elimination
of the balcony and bay window over the
the ground floor canopy projection to the residential lobby
GU'LH ... C."" pedestrian
.. The of the access driveway along B Street is appropriate though the
..
pedestrian B Street needs improving though the reduction the driveway width
as much as possible and providing a paving pattern at the driveway entrance.
Staffs Comments. The revised project continues to propose a driveway along B
Street to the ground-floor garage, as by the C~ty's Department Works and in
conformance with the City's parking While not clearly identified on the revised project
plans, the response letter indicates a willingness provide a textured
surface on the portion of the behind the Sidewalk to the gates leading to
the the texturing and/or coloring of the project's the sidewalk
and the gates, successfully to the Board's
should be provided the B Street to improve the
Staffs Comments. Identified earlier in report, the revised project provides a new,
2'-wide setback along the B frontage and as well as new raised concrete
planters at the residential lobby entrance, both of which staff finds to the pedestrian
scale of The revised project submittal did not include nd:scslpe plans and details;
to staff from the revised submittal that the project to propose the
on
.. A filtration landscape planter,
orooo:seo "Outdoor Community
planter while the
ft.
both the B and 2nd
Staff finds the 2'-wide landscaped
raised concrete the residential lobby
the project Staff finds, however, the project
the filtration planter, located on the
providing a "Outdoor Community Space" of
improvements to use by the residents.
planting Is will to return for final
sq. ,
plantings. The
modified to an
the B Street
comply with
It also appears to that the intended
infiltration feature will continue, though the
of vine plantings focusing
on the 2nd floor
. The original project
suggests this
an
will
B Street frontage and as well as new
both contribute to the scale of
potentially un of
floor above the podium, of
and with permanent or
nds that the project plans and
no preference on the Project Alternatives currently
but, it to EIR to
5
Staff's Comments. Soon after the Board's originat review
su~:;pEma:eo while the project responded to the
anticipates restarting the EIR soon receiving the
project to the Planning
NEIGHBORHOOD CORRESPONDENCE
project, work on
recom mendations.
recommendation
Notice of for the was in accordance with
of the
requirements contained in Chapter the Zoning Ordinance. A Notice of Public Hearing was mailed
to all property owners and occupants within a 300-foot radius of
neighborhood groups (Gerstle Park hborhood Association Federation of Rafael
Neighborhoods), and all other interested parties, a minimum of 15 calendar days prior to the date of all
meetings, including hearing. Additionally, notice was on along both B Street and
2nd Street
At the time
project.
CONCLUSION
was had received no new comments on the iUed
project design
reduce the project, the upper-stories.
provided by
this reduction in
exists a high
along both B
same level or quality
to
perceived
mass of the building resulted in an important loss of
of 'listed' or known historic structures in immediate vicinity
in which the quality of detailing is typical. simply does not find
that this neighborhood Staff finds the articulation
accentuating the proposed stacked brick material which the project
boxler, and more 'commercia!' in
The revised n has modified
horizontal wood siding for the 4th floor u
project to match the windows, doors,
their re-submittal to the City.
which be among the
Staff requests the
the previous dl
following items:
.. The
comment on
given by the
project
• The level of articulation and detailing
• The
• The revised QVfj:;:onn
EXHIBITS
1.
2,
3.
of the revised
colors and
material and slightly by ""~I"\!nf'lC>
, painted to match the trim color (bronze/dark taupe) of the
entry projection for lobby. of
applicant has provided a Material
the
design appropriateness of the revisions made in
Specifically, staff the Board's com
revised project
design.
2014
the Board
6
5. Revised Project Plans (Both full-size plan sets reductions provided to Board only)
cc: Tom Monahan -1101 Fifth Ave, 300; , CA
Jonathan -1101 Fifth Ave., Suite San Rafael, CA 94901
Rick -FME 500 Montgomery ; San CA 94111
Lisa Newman -Newman Mulberry San CA 94903
Diana Painter Painter Preservation & Planning, P,O, Box 2899; , OR 97308
7
815 B St Mixed-Use Residential Project
(Formerly 809 B Street and 1212 /1214 Second Street)
EXHIBIT 1
Summary History of Project
815 B Street (Currently 809 B Street and 1212 and 1214 2nd Street)
2-060; UP12-029; LLA12-003
Conceptual Design
OnMay8, conducted (CDR12-001) of the recent
redevelopment proposal for the which proposed to all structures on the four adjacent
parcels a four-story, 42-unit, m building, with three floors apartments
fee! of ground-floor commercial along the B Street frontage and 49 garage
(including 8 parking spaces) At the Board support for
proposed contemporary design but found it lacked adequate (scale, colors
with the existing the immediate neighborhood, particularly along the B
Board additional direction on recommended to the
project, as follows:
<II Board the corner portion the project is too big too high; they
recommended stepping back top floor, providing a to create plaza-type building
entrances and eliminating cantilever window and deck projections over the public right-of-way.
<II recommended greater 'stepback' of the fourth floor, generally, along both the B
and 2 nd Street r,."' ..... ",,..
.. Board recommended greater building and detailing, particularly with the
windows along both B Street and 2ftd frontages.
• The Board specific details, including alternatives, on proposed the
existing structures on
A May 8, 2 meeting m
Neighborhood Meeting
On March 1 3, pursuant to City Council Resolution No. , a Neighborhood Meeting was
conducted by the applicant the church facility u .... "''''"'u in the existing commercial building.
Planning assisted by the Neighborhood consistent with requirements
in Chapter 29 of Zoning Ordinance. Neighborhood was attended by
approximately 20 interested Comments during the Neighborhood
Meeting included:
Il twa Victorian-era structures be preserved rehabilitated all as part of
the either on-site or off-site, with relocation only if an appropriate alternative site is found.
III Meeting the City's parking standards is not enough; the parking the project to
be thoroughly and mitigated, if for impacts on the adjacent
neighborhood.
" The proposed design of the project is out of context with the predominant
scale, materials colors) in vicinity, particularly along B
... two Victorian-era structures should be , relocated and Iitated but not
of the project or the redevelopment of
Q The proposed should provide neighborhood context by reducing the to
two-stories and the redevelopment should provide significant landscaping.
• The space proposed by the should be along the 2f\d
frontage.
corner treatment of the building design should push up rather than down.
1
EXHIBIT 2
.. The site g bicycle access to the Downtown, shopping and mass it should be
an important part project.
e The upper-story window over as
it helps to common practice in
.. extensive use building is excessive and overpowering, additional
exterior m incorporated in the building n to help up massing of
the building.
• The interim church use indicated an Interest in at the site, within the new
ground-floor commercial space.
.. Local contractors should be used in bullding the project
Environmental Review
An Initial Study (IS1 prepared for by Newman
which has determined project will have "No Impact", a "Less Than
Than Significant Mitigation Incorporated" on following environmental
warrant further study: Resources, Quality, Biological Resources,
Greenhouse Gas Hazards/Hazardous Hydr%gy/INater
Use/Planning, Mineral Noise, Population/Housing, Public Services,
Transportation/Traffic and Utilities/Service Systems,
Initial Study determined that the project will have a "Potentially Significant I mpact" on the following
environmental impact
It Aesthetics-
• histOriC resources
Street) on the project
proposed demolition of two (2) historic
Due to these "Potentially Significant Impacts", the preparation of an Environmental Impact Report (EIR)
is required for the project, which will focus on potentially significant impacts as follows:
Initial Study is by an Historic Resource prepared by Diana Painter
Preservation and Planning, dated June 2013, which that the proposed demolition of the
historic resources at 1212 1214 2nd Street will on the known or historic
on B 745 and 848 B 1115 historic
of this important corner will be lost, and
in the materials, workmanShip,
proposed new structure. character of the street will affected by the
entrance on B Street, which will affect the pedestrian environment.
Initial Study additionally determined the proposed new structure has a negative
historic residential commercial character hborhood in Vicinity
intersection of 2nd and B It has a particularly effect on 2nd
scale and along this street, including porches,
bay windows, and architectural detailing, and opportunity for
at corner
by
of the
on the
the
the loss of
such as
traditional historic of this
commercial , which are typically more conducive to
, the historic character hborhood, the century
2
for the is significantly impacted with this proposal, due in part to the cumulative of
prior demolitions in what was a highly neighborhood centered the station
early commercial development in this area.
The EIR will include analysis of potential design mitigation measures as well as project alternatives to
e>nrlrp,o", this significant adverse impact.
The Initial Study, through finds that the 1 2 and
12142nd meet two the four ibility of the of California. These criteria are used
by the and agencies to determine under Impacts to a property as a
result a project proposal have the potential to create a substantial change to the resource. In
order be eligible for listing on the California Register of Historic and
significant, a historical resource must meet one or more the four
are deemed histonc resources and proposed demolition is
A change is as demolition, relocation, or alteration
which would impair historical significance In addition to meeting one or more of the a property
must retain integrity. Integrity is defined as a function oJ a property's location, design, setting,
materials, workmanship, feeling and association, The Resources Report A that
structu res retain integrity. The demolition of the historic structures at 1212 and 1 4 21ld
would a potentially significant requiring preparation of an EIR
On June 2013, a Notice of Preparation (NOP) was sent to the Office Planning Research
State Clearinghouse and all interested (Planning Commissioners, responsible utility
providers, neighborhood groups and property owners and occupants within a 300' radius) announcing
the initiation the EIR providing a 30-day period soliCiting comments on scope
of to be and alternatives that should be considered in the 3D-day review
period the NOP on July 2013, culminating with Planning mission (Commission)
holding a scoping The purpose of public hearing was also to solicit those comments on
and to be ·in At the Comm
determinations in the Initial Study and, reviewing the project and accepting all public
comments, identified 'legitimate' potential alternatives to the which would attain most of
the basic objectives project but avoid or lessen the significant effects of project.
As by the CommisSion, 'project alternatives" in addition to 'no-project' alternative,
include:
1. A reduced project which
eXisting location or relocated
Alternative) ;
one or historic
and bu1fds a smaller
either in their
(,Preservation On-site -Cultural
2. A reduced and redesigned either one or both structure on-site, In
their existing locations or on-site, and responds to the significant
by redesign project to beUer physical
On-site Aesthetics/Contextual
impact
(,Preservation
3, A project preserves one or both historIC to a
publicly-owned or privately-owned site (,Preservation -Cultural Resources' Alternative);
4, A which one or both historic structures to an location where they
will preserved and restored, and which responds to the Significant adverse ae~thetlc impact
redesigning the project better the histonc physical context of B Street (,Preservation
site -Aesthetics/Contextual Design' Alternative).
A and project which responds to the significant
through modifications to project I m materials pedestrian access to
3
design that better respects the physical
(,Aesthetics/Contextual Desig n' Alternative);
6. A revised project which reduces the loss h
historic features of the two historic
('Adaptive Reuse' Alternative); and
'No project' (as required by CEQA)
A video of the Commission's July 23, 2013
http://www.citvofsanrafael org/meetingsl
structures along B Street
context by preserving the character-defining
incorporating these features into the project
may be viewed at
4
March 28,2014
Richard Strauss
Fee Munson Ebert
500 Montgomery
San Francisco, CA 94J 11
Steve Stafford
City of San Raphael
Corrununity Development Dept.
1400 Fifth Ave . PO Box 151560
San Raphael, CA 94915 -1560
Dear Steve,
. RE: 815 B Street, Response to Design Review Board Comments -Meeting COllunents August 20,
2013.
1. Further reduce the massing of building at the corner by one full floor.
The massing has been reduced by pulling the fourth floor back along 2nd Street and B
Street, and reducing the number of unites to 5 on the fourth level. As well as pulling
the top floor back, we have set the units back from the face of the podium along 2nd
Street by approximately 10' 0".
2. Eliminate all or most of the upper-story bay window, deck and eave projections
into the required setback and over the sidewalk.
All projections over the property line have been eliminated, except entry awning at
residential on B St.
3. Provide more building articulation along the 2'ld Street frontage; stepback the
top floor to reduce the perceived mass of the project.
Please see comment #1 .
4. Provide more of, or identify better, the character-defining elements of the
neighborhood to connect with the project design.
Brick and horizontal boards have been used to relate to the other buildings on B
Street. Horizontal windows and mullions relate to the historical proportions of
windows on B Street. We have retained a band between the 1 sl and 2 nd floor which
relates to the projected canopies, but does not go over the property lines, We retained
an entry awning for residential.
5. Provide more successful or meaningful usable outdoor areas, botb common and
private, in location size andlor amenities.
FEE M U NSON EBERT I ARCHITECTURE + DESIGN
500 MO NTGOMERY ST REET SAN FRANCISCO CA 94111 .2579
fIS·434·0320 WWW.FME-AR.CH .COM
Page I o( 1
EXHIBIT 3
We are requesting a submittal for We added a
along with common area at podium a
balcony,
6. Not providing an on-site loading/unloading area is .acceptable.
Ok.
7. The canopy provides a successful pedestrian
has been eliminated so are no projections over the property line, except the
awning.
S. access driveway along B is though the
scale B Street improving through the reduction of the
driveway width as much as and providing a paving pattern at the
driveway entrance.
The width driveway was by the city of San Rafael. It is our opinion
that it is better to retain sidewalk so it is continuous for pedestrian, at
the line we can change the texture of the concrete.
9. landscaping shall be provided along the B Street frontage to improve the
pedestrian
have added landscape along B Street removed the concrete so the
plant material will he at We are proposing planters at the residential entry
10. The Board has no preference on the Project Alternatives currently being
by the EIR but, leave it up to EIR to
No comment.
I think we have addressed all the summary corrunenls from the Design ''''",VH"W Board per
your summary letter of September 6,2013. Please call me wHh any questions.
Sirauss,
CC:Tom
Jonathan
John
Monahan Parker
Mackenzie Bray, FME
FEE MUNSON EBERT I ARCHITECTURE'" DESIGN
500 I'IONTGOMERY STREET SAN FRANCISCO CA 94111·2519
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