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HomeMy WebLinkAboutDRB 2014-09-16 #3CITY OF Meeting Date: September 16, 2014 5 Case Numbers: CDR14-006 Project Planner: Sean Kennings— (415) 533-2111 Community Development Department — Planning Division Agenda Item: J REPORT TO DESIGN REVIEW BOARD SUBJECT: Lindaro Street (San Rafael Corporate Center R&D Building) — Request for Conceptual Design Review of a 48 -foot tall, three-story Research and Development building on the western parcel, currently developed as a surface parking lot, a six story addition of the approved 788 Lincoln parking structure, and elevated pedestrian bridges for the San Rafael Corporate Center project; APN: 013-012-39; Planned Development (PD1 901) Zone; David McAdams, Applicant; BioMarin, Owner; Downtown Activity Center neighborhood area. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: Lindaro Office PD(1901) Surface parking lot North: Second/Third Mixed Use 2/3 MUE Paint stores/Automotive/Office South: Albert's Field GC -WO Mahon Creek East: San Rafael Corporate Center GC-WO/GC Mahon Creek West: Lindaro Office PD(1901) San Rafael Corporate Center Height Lot Coverage (Max.) Allowed: 54 Standard: Per Development Plan (DP) Proposed: 48 Proposed: Per DP Parking Gross Building/Floor Area Required: 1586 (total SRCC campus) Allowed: Per DP Proposed: 1561 Proposed: Per DP Landscape Area Upper Floor Area (Non -hillside residential) Required: Per DP Allowed: n/a Proposed: Per DP Proposed: n/a Setbacks SUMMARY The subject project is being referred to the Design Review Board (Board) for conceptual design review of a new three story Research and Development (R&D) building (aka, New Lab Building 2, NLB2), a six story parking structure addition (aka, Lincoln Parking Garage 2, LPG2) to the approved 788 Lincoln parking structure (recently granted final design approval), and two elevated pedestrian bridges for internal campus circulation between three buildings. The proposed components of the project are not covered by the 1998 San Rafael Corporate Center (SRCC) master plan approvals. The proposed R&D building and parking structure addition are generally consistent with the approved SRCC master plan. Required Existing Proposed Front: Per DP n/a tbd Grading Side(s): Per DP n/a tbd Total: Not provided at this time Ext. side: n/a n/a tbd Cut: tbd Ped. side: n/a n/a tbd Fill: tbd Bldg. sep: n/a n/a tbd Off -Haul: tbd Rear: Per DP n/a tbd SUMMARY The subject project is being referred to the Design Review Board (Board) for conceptual design review of a new three story Research and Development (R&D) building (aka, New Lab Building 2, NLB2), a six story parking structure addition (aka, Lincoln Parking Garage 2, LPG2) to the approved 788 Lincoln parking structure (recently granted final design approval), and two elevated pedestrian bridges for internal campus circulation between three buildings. The proposed components of the project are not covered by the 1998 San Rafael Corporate Center (SRCC) master plan approvals. The proposed R&D building and parking structure addition are generally consistent with the approved SRCC master plan. Following conceptual review, the project would need to pursue formal review and approval of the building and site modifications for the campus master plan. The formal entitlements would require review and approval by the Design Review Board and the Planning Commission and ultimate approval by the City Council for in order to proceed. Staff requests that the Board review the conceptual design and provide direction to the applicant to consider in preparing a formal submittal. This project is in the preliminary design phase and conceptual review provides the applicant with an informal critique and evaluation of the project's basic design approach. Based on the preliminary review of the conceptual plans and applicable design criteria, which are discussed in detail below, staff recommends that the project is consistent with the majority of applicable design criteria. Formal motion and vote is not required for a conceptual review. A brief summary of the design policies and criteria that would apply to the project are provided in this report. Staff has identified the following preliminary design issues: Site Plan • Is the proposed "NLB2" building consistent with other SRCC campus building placement • Is the proposed "LPG2" parking garage addition located appropriately on the site • Will the pedestrian connector bridges compromise any existing significant public views into and through the SRCC campus buildings. Architecture Is the proposed "NLB2" building appropriately designed for the subject property Is the design concept for the "LPG2" consistent with the overall design of the approved Lincoln Street parking structure (aka, LPG 1). Are the pedestrian connector bridges in keeping with the overall SRCC campus design Materials and Colors • Are the proposed materials and colors consistent with the SRCC campus design Landscaping • Is the proposed landscaping plan for the NLB2 site enough to satisfy landscape requirements for the subject property. • Are the proposed landscape materials consistent with the greater SRCC campus design BACKGROUND Site Description & Setting: The proposed NLB2 R&D building site, Parcel 1 of the San Rafael Corporate Center, consists of approximately 2.66 -acres and is bordered by the 775 Lindaro Street parking structure and PG&E power station to the north. Andersen Drive is located south of the project site and Albert's Park baseball field is south across Andersen. The San Rafael Corporate Center campus is west of the project site across Lindaro Street. 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 as well as public events, most notably parking for the San Rafael Pacific's baseball team. 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. The LPG2 parking structure site, Parcel 8, is currently developed with a surface parking lot that serves the San Rafael Corporate Center. This site is the location of the recently approved 788 Lincoln parking 2 structure (LPG1) which will cover approximately 60% of the northern portion of the project site. 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 on Parcel 8 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 Issac Office Park Development on 15+ 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. Recently, the Applicant received approval for the remaining building, Building E, and the Parcel 8 parking structure to complete Phase II of the original Master Use Permit. As approved and proposed, the San Rafael Corporate Center will include the following buildings and parking improvements: Building A Building B Building C Building D Building E* Proposed NLB2 total Parking Square Feet 87,842 square feet 71,039 square feet 83,360 square feet 71,919 square feet 86,540 square feet 80,000 square feet 480,700 square feet Height 76 feet (tower structure) 53 feet 65 feet 73 feet, 11 inches 73 feet, 11 inches 54 feet Stories Required Parking 290 235 275 237 286 264 1,586 Building A and C 24 Building B and E 14 Parcel 4, 775 Lindaro parking structure 54 feet 399 Western parcel Surface parking 136 788 Lincoln** 54 feet 671 LPG2 - 788 Lincoln addition 54 feet 270 788 Lincoln surface parking Surface parking 47 total 1561 * Building E has not yet been constructed **788 Lincoln parking structure has not yet been constructed As shown in the above summary, the proposed parking spaces will be less than the required 1,586 spaces at a 3.3/1000 ratio. The applicant, as part of the proposed project, is requesting a parking modification. 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. 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 (UPI 1-033). 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 final design of the eastern parcel parking structure was approved by the DRB on July 8, 2014. At this time, the Applicant is submitting the proposed project to complete the total build -out of the site on the last developable parcel, Parcel 1 (western parcel). As a requirement for Building E, and the proposed NLB2 R&D building on Parcel 1, the project includes a proposed addition of the parking structure at 788 Lincoln Avenue to accommodate the parking demand for the entire project. PROJECT DESCRIPTION This is a conceptual design review application, therefore, a complete submittal of information or plans have not been provided. The purpose of Conceptual Design Review is to allow an applicant to receive preliminary feedback on the direction of a project design from the Design Review Board before the final plans are prepared. A copy of the applicant's project description is attached (Exhibit 2). The following is a project description based on the conceptual plans that have been submitted. In early 2014 final approval was granted for a fifth building (Building E, also referred to as NLB1) on the center parcel and for a parking structure (Lincoln Parking Garage Phase 1 or LPG1) on the east parcel. These two projects are in progress and are anticipated to be completed late in 2015. BioMarin is the sole owner and the largest tenant of the SRCC campus where it maintains its corporate headquarters. BioMarin intends to ultimately occupy the entire campus. BioMarin, a global biopharmaceutical company headquartered in San Rafael, is proposing to develop a new Research and Development facility on Parcel 1 of the San Rafael Corporate Center (SRCC) campus. Parcel 1, which is currently developed as surface parking, is located to the west of Lindaro Street and to the south of the existing Parking Garage at 775 Lindaro. To support the parking requirements for the proposed new NLB2 Research and Development building a Phase 2 addition is proposed to the approved Lincoln Parking Garage (LPG1) on Parcel 8 of the SRCC located at 788 Lincoln Avenue. The 15.54 acre SRCC campus is bounded to the north by 2nd Street; to the south and west by Anderson Drive; and to the south and east by Mahon Creek (San Rafael Creek). The overall development is divided into three main parcels (west, central, and east) by Lindaro Street to the west and Lincoln Avenue to the east. The existing campus consists of four office buildings (A, B, C and D) in the center parcel, a parking garage (Lindaro garage) and surface parking on the west parcel, and surface parking on the east parcel. This proposed new project includes a three story 80,000 square foot Research and Development facility (NLB2) with related office and support spaces on Parcel 1 and a second phase addition (LPG2) to the approved Parcel 8 parking structure (LPG1) with approximately 270 structured stalls and approximately 47 surface stalls. Elevated pedestrian bridges from 770 & 790 Lindaro St. and 791 Lincoln Ave are also included in the proposed project. The proposed building & parking structure and associated site developments would be designed to be compatible with the architectural character of the current SRCC campus and in compliance with the established design, planning and development goals of the City of San Rafael. The project is designed to meet CalGreen Mandatory measures plus 4 Tier 1 Voluntary measures in accordance with San Rafael standards for sustainability and efficiency, and will be designed to minimize impact to the site and surrounding areas. Each new building component is further described below. New, R&D Building — NLB2 Use: A three story Research and Development building and surface level parking on the western portion of the parcel. The proposed use includes 136 total parking spaces to remain on the property. Site Plan: The design of the proposed NLB2 Research and Development Building is responsive to and is shaped by its site conditions and the existing SRCC campus buildings. Parcel 1 is overlain with a variety of easements related both to PG&E's access to the adjacent substation and to PG&Es access to extraction and monitoring facilities pertaining to the 1998 remediation of the SRCC site. The extraction trenches and monitoring facilities are required to be accessible at the ground level and thus restrict the footprint of the building. Care has also been taken to maintain adequate separation (50' minimum) between the building and the overhead distribution lines exiting the PG&E substation. The proposed design also maintains the existing intersection and crosswalk at the Lindaro entry to the campus as well as access to the Lindaro Parking garage via parcel 1. Architecture: The design of the building responds to the existing SRCC buildings via the use of corner and entry tower elements, mansard roof forms, and punched window openings. The design intent is to closely match the color palette and detailing of the existing buildings to create consistency on the campus. The proposed NLB2 building is located within the Lindaro Office District and has a mandated building height limit of 54 feet for the primary structure as measured by 1997 UBC standards. Additional architectural features including the mansard roofs, mechanical enclosures and towers are designed to extend above the 54' height limit. The proposed design is consistent with the height limits as the main portion of the building is 48' to the roof deck. The proposed design includes mansard roofs consistent in size, shape and material with the character of the SRCC campus. The design also includes roof top mechanical equipment housed in tower structures which extend approximately 14 feet above the 54' height limit. Rooftop equipment would be screened according to City of San Rafael requirements. The proposed NLB2 building is anticipated to be constructed with a structural steel frame, utilizing W section columns and beams. The primary lateral force resisting system will either be SMRF (Steel Moment Resisting Frame) or BRBF (Buckling Restrained Braced Frame). The building is designed to a voluntary increased seismic importance factor of 1.50. Roof and elevated floors will be concrete fill on metal deck, and designed for 150 psf live loads. Elevated floor vibration properties are anticipated to be limited to 8,000 MIPs over about 90% of the lab areas. The ground floor would be a structural concrete slab, approximately 12" thick and the building would be supported on Auger Grouted Displacement Piles with perimeter grade beams and pile caps. The AGDP's would be selected to mitigate soil spoils and off haul, loud noise, and vibrations during installation. The exterior fapade would be supported by gage metal studs. Concrete specifications will include recycled materials and greater than 3,000 psi concrete to provide sustainability enhancements and meet CALGREEN recommendations. Major mechanical equipment at the exposed rooftops would be supported on concrete housekeeping pads and enclosed within roof screens. Landscaping: The NLB2 landscape plan is consistent with the existing campus landscaping utilizing site features, paving, stone mulches and plantings to provide a cohesive continuity with the previous campus development phases. The plant palette will consist of trees, shrubs, ground covers, grasses and perennials that conform to Marin Municipal Water District requirements, the California water efficient landscape ordinance (WELO) and new Marin County storm water pollution prevention practices. 5 The plants would be selected for low water use and low maintenance and would be irrigated with an emitter type spot application system. The plantings in bioretention areas would be selected for their ability to handle seasonal inundation and for compatibility with the fast draining bioretention soils. These areas would be irrigated by overhead, low precipitation stream spray rotors. The tree palette would be a continuation of street and shade trees utilized in the previous phases of the campus development with deep root watering irrigation elements. Lighting: No lighting has been proposed at this time but the final submittal will include details pursuant to the current PD. Grading/Drainage: The NLB2 site is currently developed as a surface parking lot. The NLB2 site would be designed to manage storm water runoff consistent with CalGreen and Marin County standards. Specifically, there will be no net increase to the current runoff rates (overall hardscape is assumed not to increase), and pretreatment will be included prior to discharge to the public drainage system (e.g. bioswales). Site utilities will connect to existing mains within Lindaro Street. Contaminated soil and groundwater are present beneath the Central and Western parcels (the latter of which includes the proposed NLB2 site on Parcel 1) in association with historical Manufactured Gas Plant (MGP) support activities conducted on the properties. Extensive investigations conducted in the 1980s found that soil and groundwater onsite contain polynuclear aromatic hydrocarbons (PNAs) and, to a lesser extent, volatile organic compounds (VOCs). On February 26, 1998, in association with City of San Rafael entitled site redevelopment plans, the Department of Toxic Substance Control (DTSC) approved a Soil Management Work Plan ("SWMP"), which addressed soil and groundwater management procedures associated with construction. A Soil Management Work Plan Addendum ("SWMP Addendum"), with slightly modified procedures for construction and the Western Parking Structure, was approved by DTSC in 2008. In 2014, DTSC confirmed its continued concurrence with the procedures established in the 2008 SWMP Addendum for construction of Building E, NLB1. Similarly, the SWMP Addendum will be implemented for managing contaminants during construction of NLB2 on Parcel 1. Parking: The proposed NLB2 building will require the removal of approximately 120 surface parking spaces on Parcel 1. 136 spaces will remain on the subject site, however, the proposed project also includes an addition to the recently approved parking structure that will be constructed on the east parcel at 788 Lincoln Avenue (see below). The Applicant intends to provide parking that meets or exceeds the 3.3/1000 (3.3 auto spaces to 1,000 square feet of occupied space) requirement for the campus. Due to site constraints, PG&E easements and setbacks from the creek bed and slurry wall, the proposed design includes 1,561 campus wide stalls of the 1,586 stalls required by the proposed building area. The applicant is requesting a minor parking reduction of 25 stalls which would yield a parking ratio of 3.25/1000. Lincoln Avenue Parking Structure Addition — LPG2 Use: A six story parking structure addition and surface level parking on the southern portion of the development footprint. The proposed use includes 317 total parking spaces (surface, ground floor and six levels). Architecture: The architectural style of the Lincoln Parking Garage Phase 2 (LPG2) is designed to fit the context of the existing SRCC campus and the Phase 1 portion of the parking structure. The parking decks will be flat and will allow the existing architectural features to follow the clean rectilinear shapes of the adjacent buildings. There are no new stairs, elevators, or ramps in the proposed addition; C. circulation will be shared with the Phase 1 portion of the garage. The overall height of the building will remain below the 54' height limit by providing all required ADA stalls 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 15,000 square feet. Structural: The garage is proposed to be a hybrid concrete structure with precast columns and beams, and cast in place slabs. The lateral system is cast in place shear walls with precast boundary elements. The foundations would consist of auger grouted displacement piles (AGDP's) with pile caps and tie beams to support the structure and slab on grade. AGDPs would likely be selected to mitigate soil spoils and off haul, loud noise, and vibrations during installation. The use of cast in place concrete and precast concrete elements 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. Landscape: The LPG2 landscape design will continue the existing campus treatments utilizing site features, paving, stone mulches and plantings to provide continuity with the previous campus development phases. The plant palette will consist of trees, shrubs, ground covers, grasses and perennials that conform to Marin Municipal Water District requirements, the California water efficient landscape ordinance (WELO) and new Marin County storm water pollution prevention practices. Plants will be selected for low water use and low maintenance and will be irrigated with an emitter type spot application system. The plantings in the bioretention areas will be selected for their ability to handle seasonal inundation and the fast draining bioretention soils. These areas will be irrigated by overhead, low precipitation stream spray rotors. The tree palette will be a continuation of street and shade trees utilized in the previous phases of the campus development with deep root watering irrigation elements. Grading/Drainage: Storm water management for LPG2 will be consistent with CalGreen and Marin County standards and there will be no net increase to the current runoff rates (overall hardscape is assumed not to increase). Storm water treatment for this portion of the project will either consist of a bioswale serving only the southern portion of the site, or the runoff will be routed to the north where it will be treated by way of a mechanical treatment vault serving the entire site. Utilities for the Phase 2 Garage will connect to existing mains within Lincoln Street. Soil management: The proposed area for the LPG2 addition on Parcel 8 is currently used as surface parking. Contamination by petroleum hydrocarbons (gasoline, motor oils), several metals, and methane gas have been found in soil and groundwater beneath the property. Site remedial measures were overseen and approved by the San Francisco Regional Water Quality Control Board in 2009 and 2010. Because some residual contamination potentially remains in the subsurface and because site redevelopment with a parking garage was anticipated, a Soil Management Plan ("SMP") was developed in 2009 and approved by the RWQCB in 2010. The SMP describes soil and groundwater handling procedures and methane mitigation measures to be used during development and construction. This plan was developed to be consistent with procedures in the 2008 SWMP Addendum for the Central and Western Parcels. In 2014, the RWQCB confirmed its continued concurrence with the procedures established in the SMP for construction of the Parcel 8 Parking Garage. Pedestrian Connector Bridges Use: BioMarin has expressed its intent to eventually occupy all of the buildings on the SRCC site. With the development of Building E (NL131) as a research building on the SRCC campus, BioMarin sees a benefit in creating stronger internal connections between adjacent buildings on the site. Design: The applicant has conceptually developed two pedestrian bridges that would provide connections at the second level of buildings C, D, and E. The bridges are conceived as containing some of the elements of the adjacent buildings such as pitched metal roofs and stucco elements. The sides of the bridges are envisioned as being more transparent than the adjacent buildings, with minimal structure coming down to the plaza level below to preserve the openness at the ground plane. ANALYSIS This is a Conceptual Design Review and the purpose of Conceptual Review is to for early feedback from the Design Review Board, staff and the public on the design and color concept of a project before it is fully developed into formalized plans. Staff has reviewed the project and offers some preliminary feedback and questions for the Board. The proposed design is evaluated in the report, followed by a general analysis of the project's consistency with the General Plan Zoning Ordinance and Design Guidelines. New R&D Buildina (NLB2 The applicant, BioMarin is the sole owner of the San Rafael Corporate Campus and intends to develop the remaining parcel to increase on site laboratory and research and development space. The constructed buildings on the SRCC are mainly office buildings, but the completion of the NLB1 (Building E) and the proposed project, NLB2 would satisfy the R&D and lab functionality for BioMarin. The project site, as discussed above, was once used by the historical Manufactured Gas Plant (MGP) for support activities. As a result, there are soil and groundwater onsite conditions containing polynuclear aromatic hydrocarbons (PNAs) and volatile organic compounds (VOCs). As a result, the property has been remediated in accordance with the DTSC and has been monitored by PG&E through their existing on site access and extraction easements. Because the property has several easements and encumbrances related to access, the design of the proposed NLB2 building has a specific configuration to accommodate the on-site easements allowing PG&E continued monitoring and management of the easements. This includes the driveway access through the ground floor of the building and the gap between the south stair tower and the building on the south corner. The applicant has indicated that PG&E has granted permission to configure the building as proposed. The proposed building design, although unorthodox and atypical to other SRCC campus buildings, is similar in bulk and mass to existing SRCC buildings and furthermore replicates the asymmetrical footprints for all the SRCC buildings. Although the proposed building has dissimilar design elements to other SRCC buildings, Staff requests that the Board comment on the following: • Is the proposed NLB2 building consistent with other SRCC campus building placement • Is the proposed NLBS2 building appropriately designed for the subject property Parking Structure Addition (LPG2) The resulting increased square footage from the proposed NLB2 building will require additional on-site parking as required by the City code and the Phase II build -out of the San Rafael Corporate Center. Furthermore, construction of the proposed R&D building will require the removal of approximately 120 surface parking spaces on Parcel 1 of the subject property. The applicant would provide for the required parking by constructing an additional 15,000 square feet parking structure expansion to the southern portion of LPG1, the eastern parcel parking structure (approved but not yet constructed) on Parcel 8 of the SRCC. The proposed parking structure expansion of 270 stalls on six levels and 47 surface spaces on Parcel 8 site appears to be a good solution to the required parking problem for the SRCC campus. The proposed exterior of the parking structure addition appears to include similar design elements as the approved (but not constructed) parking structure at 788 Lincoln. These design elements are intended to break up the mass, including the use of different materials and colors on portions of the structure. The renderings in the conceptual plan set do not show possible fagade treatments or color variations but the applicant intends the structure to be consistent with the overall design composition of 9 the San Rafael Corporate Center complex. The top level of the parking structure does not currently include covered areas to shade vehicles or the possibility of hosting solar panels but does include similar design elements like trellises and light standards on the perimeter of the roof deck. 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. The proposed landscaping plan includes shade trees for the surface parking areas. Staff finds that the proposed location of the parking structure expansion is logical and would have the least impact on surrounding properties or public right of way. Staff requests that the Board comment on the following: • Is the design concept for the LPG2 consistent with the overall design of the approved Lincoln Street parking structure (LPG 1). • Is the proposed LPG2 addition located appropriately on the site. Pedestrian Connector Bridaes The elevated pedestrian connector bridges, linking existing SRCC buildings on Parcel 5 & 6, to the newly approved Building E (NLB1) on Parcel 7, are proposed as a means to allow efficient circulation and access for BioMarin employees between their personal offices and the lab spaces in Building E. The applicants submittal package contains three renderings from a "bird's eye" or elevated perspective but depict a design aesthetic that is consistent with the existing SRCC campus buildings. Staff finds that the proposed design treatment is consistent with the overall SRCC campus, but asks that the Board consider the following: • Will the pedestrian connector bridges compromise existing views into and through the SRCC campus buildings. • Are the pedestrian connector bridges in keeping with the overall SRCC campus design General Plan 2020 Consistency: The site is designated as "Lindaro Office" on the General Plan 2020 Land Use Map and mixed-usea medical campus is an allowable use within this designation. The applicable General Plan design policies that should be considered as part of this design are attached as Exhibit 3. Overall, staff recommends that the general design approach to date appears to not conflict with any of these policies. Based on a preliminary 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 317 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 office use on the project and the parking required for office use. The overall 480,700 square feet of development and the 15,000 sq ft of additional floor area for the parking structure proposed on the site is under the 507,693 maximum SF approved for the site, and appears to be below the 0.75 maximum allowed for the property (a formal calculation will be required as part of formal application submittal), and the new construction of the R&D building would not exceed the 54' height limit. Similarly, the parking structure expansion would not exceed the 54' height limit. A copy of the PD is attached (Exhibit 3). San Rafael Design Guidelines: IJ The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004) strive to improve the design of all residential and non-residential development. Overall, staff has not identified any issues with the proposed project and compliance with the non-residential design guidelines, but a more thorough review will be prepared when more details plans are provided as part of the formal application process. INTER -DEPARTMENTAL REVIEW In addition to the conceptual review, the applicant has also submitted a pre -application to the city to allow for review by various City Department on preliminary compliance with technical code issues. The Fire Department and Traffic Engineering will be reviewing the on-site circulation and exiting requirements from the proposed NLB2 and LPG2 parking structure as well as accessibility of fire equipment to all portions of the site. Public Works is reviewing ingress and egress to the parking lot/structure as well as compliance with FEMA flood control elevation requirements. Building Division is reviewing the preliminary compliance with building codes as they relate to the proposed NLB2 and LPG2 parking structure and access and egress requirements. 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 this conceptual application. CONCLUSION Overall, staff recommends that the conceptual project design is consistent with the overall design aesthetic of the San Rafael Corporate Center. The height and configuration of the initial component of the proposed NLB2 building and the parking structure addition are consistent with the overall appearance and scale of the San Rafael Corporate Center. The pedestrian connector bridges, while not a component of the original project and master use permit are designed to be integral with the overall SRCC campus design. Proposed landscaping for the new additions is also consistent with the overall landscape plan for the SRCC. Staff requests that the Board provide their feedback on the conceptual design approach, including the items raised by staff in this report and included in the summary. Furthermore, the Board, in fulfilling its role of providing professional 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. Reduced Project Plans 3. Planned Development Zoning District (PD1921) Standards Full-sized plans have been provided to the DRB members only. cc: David McAdams DGA Architects 201 Filbert Street, 3d Floor San Francisco, CA 94133 10 BioMarin Pharmaceutical 105 Digital Drive Novato, CA 94949 11