HomeMy WebLinkAboutDRB 2014-11-04 #3Date: November 4, 2014
Community D&v&lopment Departmont -Planning Division
Case Numbers. ZC14~001; E014-086; UP14-027
Project Planner: Steve -(415) 458-5048
Agenda
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 39 Trellis Drive (Mark Day School; Formerly St. Markls School) Request for
nrn<:.\nl'':> and Design Permit. Master Amendment and
District Amendment to allow the demolition of an 3,935 ft., single-story
administration building the construction of a new 11,270 . ft., multi-story
administration/library building, with a maximum height of 29' 1 9/32" finished The
also to: 1) convert the library building to a faculty/staff
lounge/workroom meeting rooms, 2) an courtyard 'quad', behind
new administration/library building; 3) an existing 1 parking area located
immediately north new administration/library building with no reduction in
parking and 4) storm water drainage and improvements the
area; APN: 175-060-01; Planned Development (1760) District Zones; Lieser for Equity
Community Builders, LLC, Applicant; Joe for Mark School, Dixie School
Owner; Northgate Neighborhood.
PROPERTY FACTS
Location
Project Site:
North'
South:
East:
West:
Height
General Plan Designation
LDR
LOR
P,O
LOR
LOR
Required: 30'
Proposed: 29' 1 9132"
Parking
Required: 101 plus 102 overflow on playgrounds
Proposed: 101 plus 102 overflow on playgrounds'
SUMMARY
Zoning Designation
PD (1760)
R5
R5
R5
PO (1
Tree Removal
Existing Land-Use
Independent K-8 school
Residential
Freitas Park, Kaiser Hospital
Vallecito Elementary
Residential
Proposed 31 (1 'Significant')
Replacement 32
FAR (Floor Area Ratio)
Allowed: 1 0 (435,600 sq. ft.)
Proposed: 0.13 (58,054 sq, ft.)
The project lS referred recommendation(s}
improvements on the Mark The project
proposes to an 3,935 ft., administration building construct a new,
11,270 foot) multi-story "Learning Commons, Creativity Lab and Administration (library
and administration building) and parking, drainage landscaping
modifications/improvements, This new library administration building is proposed to be located,
In the same location of existing administration building though its footprint will expand
slightly (3-4') to the west, requiring the removal of existing landscaping, to the north to create a
secured outdoor courtyard ("Maker's Court") which requires the reconfiguration an
17 -stall, parking lot to provide 18 on-site parking 2 3;
DescriptIon" and Statement of Intent/Design Narrative").
proposed project requires and Design Review a Use Permit Amendment
'-'!-IU''''''''' existing Master Use a Rezone existing Planned
Development District zoning) Environmental Review (Initial Study Declaration or
Mitigated Negative Declaration). City Council will act on the with the
recommendations of Commission and Design Review
Permit and a Use Permit Amendment would typically require Planning Commission approval; however,
the Rezone requires City approval, all the project will reviewed
concurrently by the City Council review and recommendation(s) by and the Planning
Commission).
At its August 5, 2014 meeting,
proposed project. At that
contemporary, energy-efficient,
comments on the conceptual
unanimous
including the two-story
recommendations on
proposed
also provided
4 Board
Planning staff has concluded that of details provided in the application design submittal
the applicable desig Plan policies and Zoning regulations and
Staff further concludes formal application submittal the Board's
recommendations provided during design review. Staff requests that the Board provide its
recommendations on the compl with all pertinent design including the discussion
contained in this report, and specifically consider the followIng:
Project Design
It Whether the project adequately
the design of the clerestory
elevation); 2) the additional
treatment area adjacent to the
height complies with the maximum
matches the contemporary
level details meets required illumination
for the setting; and 7) the
BACKGROUND
Description & Setting:
i.e., that 1)
(west building
water
proposed building
roofing material
with lighting
is appropriate
of school security.
MDS campus is located in the portion of Terra Linda, on the of the prior Don
Elementary School which is 1"\\.,,'01"'1 by the Dixie School District and long-term to MDS.
school campus is ten (10) acres sq. ft.) in size with a slight (6%) northeast-to-southwest
slope. It currently operates as co-educational, kindergarten-Bin school campus
with a maximum enrollment students
area,
areas with provide another 1
project area is located on the western portion of
building, south of an existing 1
M campus from Trellis Drive, and west
campus provides a well-landscaped
and
parking
'overflow' parking
MDS campus:
parking lot, east
the existi ng' turf
frontage and
the project area and
particularty along the Trellis
to the project area along The campus
2
is surrounded by standard-sized (R5 District) single-family residences to the north and west, Freitas
Park and Kaiser Hospital to the south, and Vallecito Elementary School to the east.
History:
M DS was originally established in 1980 as 'St. Marks School'. It moved to its current location in 1991.
Most Recent Approvals
In 2001, the City Council conditionally approved an Environmental and Design Review Permit (EDOO-
39), a Use Permit Amendment (UPOO-14) and a Rezone'(ZCOO-6), and adopted an Initial
Study/Mitigated Negative Declaration, to allow the construction of a 9,216 sq. ft. multi-
purpose/gymnasium building, slightly less than 28' in height, a 4,896. sq. ft. arts and sciences classroom
building, 19' in height, and associated landscape and parking lot improvements, including a small (593
sq. ft.) wetlands loss/fill and the creation of a new 1,180 sq ft. wetlands replacement area
Proposed Project
II On July 30, 2014, Planning staff completed Pre-Application (PA 14-007) review of the project
proposal, providing MA with a 'bluepnnt' of the required permits, meetings and reViews, identifYing
additional details required at formal application submittal, and a general discussion on the
consistency of the project the City's adopted plans, ordinances and regulations.
• On September 25, 2014, the applicant hosted a Neighborhood Meeting In which SIX (6) members of
the public attended in addition to the Joe Harvey, Head of School for Mark Day School, the project
architect and the project planner. Comments expressed by the public varied (see Exhibit 4) and
responses were provided by either Mr. Harvey, the project architect or Planning staff.
e On August 5, 2014, the Board subsequently provided Conceptual Design Review (CDR14-004)
comments on the proposed project. At that time, the Board expressed unanimous support for the
proposed contemporary, energy-efficient, building desi9'n including the two-story scale, and
provided comments on the conceptual design.
The 8/5/14 Board meeting can be reviewed online at: http://www.cityofsanrafael.org/meetingsl.
PROJECT DESCRIPTION
Use:
The project proposes to demolish an existing 3,935 sq. ft., s ingle-story administration bUilding and
construct a new, 11,270 sq. ft., multi-story "Learning Commons, Creativity Lab and Administration
Building" (library and administration building) and associated parking, drainage and landscaping
modifications/improvements. The project proposes to convert the.existing library bldg., located
immediately south of the project area, to a teacher's lounge and meeting spaces. The project does not
propose to increase the maximum allowable enrollment capacity beyond its existing 380 students.
Site Plan:
The new library and administration building is proposed to be located in the same location of the
existing administration building though its footprint will expand slightly (3-4') to the west, requiring the
removal of existing landscaping, and to the north to create a secured (fenced) outdoor science
courtyard (" Maker's Cou rt") which requires the reconfig uration of a 17 -stall, su rface parking lot which
will provide 18 on-site parking spaces. In addition to the new building, the project proposes to redesign
an existing courtyard 'quad', located immediately east of the new building, redesigning an existing
amphitheater and installing new storm water bio-retention areas.
Vehicular access to the project area is proposed to continue along the existing circular driveway from
Trellis Drive. This existing circular driveway is proposed to continue to provide vehicular access to the
reconfigured surface parking lot, located immediately north of the new building. The configuration of this
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surface parking lot is proposed provide one (1) additional on-site parking space, from 17 to 18 parking
stalls, while changing the direction of the parking spaces, from 'angled' parking spaces along a one-
way circular drive aisle to 'perpendicular or '90°' parking spaces along a two-way drive aisle.
Arc h itectu re:
The project proposes a somewhat contemporary, energy-efficient design for the new library and
administration building, characterized by large glass displays with aluminum "sun shade" louvers and
deep eaves. Broad clerestory dormers and an entry canopy projection at the pedestrian level
accentuate the front building elevation. Covered upper-story metal decking with horizontal cable railing
extends along the entire length of the rear building elevation, providing staircase access from the
renovated courtyard 'quad' area to the second floor library and administrative offices.
Exterior colors are proposed to be in earth tone shades. The project proposes a building exterior with,
primarily, "Thermocromex" limestone plaster cladding, 'sand' or light beige in color, with 'kerfed' wood
accent plank under windows , a medium brown with darker wood grain finish, aluminum window trim
and horizontal 'sun shade' louvers, 'burnt umber' or warm bronze in color, and composite asphalt
shingle roof, light 'sand' or light beige in color, Exterior colors are proposed to be in earth tone shades .
(A Materials and Color Board will be provided during the Board's meeting
The height of the new building is proposed to be two-stories, with a maximum height of 29' 1 9/32"
above finished grade to the top of the roof ridge and 3~' above finished grade to the top of the
clerestory dormers. The applicant has voluntarily installed story poles at the site to help demonstrate
the scale of the project (see Exhibit 5). Rooftop mounted mechanical equipment is proposed to be
completely screened from view.
The new building is proposed to provide library space on the ground ("Lower Learning Commons") and
upper ("Upper Learning Commons) floors as well as restrooms and an Indoor science lab and outdoor
science courtyard ("Maker's Lab and Maker's Court") on the ground floor and morB restrooms and
administrative offices on the upper-story, The project proposes primarily interior modifications to the
existing library building only.
Landscapi ng:
The project proposes to remove a limited amount of site landscaping, primarily, along the frontage
(west elevation) of the existing administration building, within the central courtyard 'quad' and within the
adjacent 18-stall, surface parking lot. The project proposes removal of 31 existing trees (13 trees
located within the central courtyard 'quad', 8 along the building frontage and 5 within the surface
parking lot) and two (2) located behind the existing library bldg, including one (1) deemed 'significant'
based on its mature size (A 'significant' tree is any tree which is in good health and form and is greater
than 12" in diameter as measured 4' 6" above the root crown or 6" in diameter for any Oak tree), The
project proposes replacement 'in kind' landscaping; a combination of trees, shrubs and groundcovers
including Woodwardia fimbriata , Nephrofepis cordifofia and Ceanothus spp . The project proposes to
plant 32, 24-48" box) replacement trees, including 15 new trees located along the building frontage
(Raywood Ash trees with 1 Coast Live Oak tree), 10 new trees located within the reconfigured parking
lot and between the redesign parking lot and the single-family residences located at 25 and 31 Trellis
Drive (White Alder) and 7 new trees located within the redesigned courtyard 'quad' (Red Bud trees with
1 Sycamore tree). The project proposes to remove 11,830 sq, ft . of existing landscape areas and
replace with 12,015 sq. ft. of new landscape areas.
Grad i ng/D raj nage:
The project proposes 'balanced' grading on the site with a no net change In finished elevation; the
project proposes approximately 450 CYDS of cut and fill with no off-haul. New engineered bioswale
stormwater treatment areas are proposed to be installed behind the existing library bUilding, within the
southwest corner of the redesigned courtyard 'quad' and within two (2) new landscaped planter
'islands',
4
Fencing:
The project to install to secure access to the clustered
buildings on A metal roll-up/down is proposed to hidden in the soffit
feature of new building. The proposes to install horizontal butted
fencing/gates primarily, the walkway openings buildings with of
the rear of buildings, where 6'-tall, vinyl-coated, chainllnk fencing/gates with new Pittosporum
tenuifolium sheen" shrub plantings at the base is
ANALYSIS
General
The General use project is
designation allows public/quasi-public uses, including churches schools such as
FAR (Floor Ratio) and subject development standards for building height and
I n addition to continued school use on the site and its eTC '" f'\I wi th """'-'--'-"'-="'-'-~=:L-'=-=~
(Land Use Categories), the project will
12 (Building _Cl'Nn" and the maximum building height,
building (Building height is from finished
in accordance with Land Use Policy LU-
on the City's current measurement for
pursuant to the Uniform Building Code
1997 new buildjng is
above finished
from building
to be 29' 1 finished
to the top of the
calcu lations.
Staff the Board's guidance in evaluating the project consistency with following pertinent
design-related Plan
y Neighborhoods Policy NH-2 (New Development in Neighborhoods) to presetve,
maintain the residential character of neighborhoods to make them desirable places to
1) and quality of . 2) Incorporate
to reS:De,Cl
development character and privacy; 3) Presetve architecturally
Respect existing landforms features; 5) Maintain or enhance
levels; and 6) Provide adequate parking.
~!..!..!.!..J~.!.!.!L..!:::t.S.~:I..!..!....!.~~~~ (Neighborhood Identity) seeks to recognize promote the
and integrity of the City's residential neighbor/lOads and the Downtown and
the "hometown" of San Rafael and scale and
character of the residential neighborhoods.
(Neighborhoods) preS9tve and enhance
neigllborhoods their unique Int:>nJlf,':; while also allowing flexibility for ".,,"'''''''
should respect context and scale existing neighborhoods.
qualities that give
design. New
(Views) seeks to enhance to the extent possible, views of the Bay and
wetlands,
Center and hills
church bell tower, Canalfront, Mt Tama/pais,
ridgelines from public parks and publicly accessible
y (Nonresidential Guidelines) design
elements that contribute the economic vitality of commercial areas. New nonresidential and
development should fit with and improve immediate neigl1borhood and the
community as a whole.
5
=~ (Landscaping) recognizes landscaping as a significant component of a/l site design.
~ (Ughting) requires project lighting for safety purposes while controlling
light spiJIover and off-site glare.
);:-(Parking Lot Landscaping) requires parking lot landscaping to control heat build-up from
pavement, reduce air polJution, provide cover vel1icles and soften the appearance of the
parking lot.
~~~~~~~~~(Newand
to maximize energy conservation
Planning concludes that the
Plan Policies. In particular,
Neighborhoods Policy NH-2 (New
that. the new building will
property along Trellis Drive and over
further finds the project will also in
to respect views of the surrounding
parks, and trails or pathways.
to plant new trees and retain
benefits.
Development) encourages planning
support transportation alternatives and
Photo simulations (see Exhibit 6) were submitted by the applicant from publiC vantage points
by Planning staff, including: 1) along Montecillo .(3), from the pathway at Park (1)
Trellis Drive (1) across from the project photo Simulations indicate no significant
of surrounding hills and ridgelines from vantage points due, primarily, to existing mature
which help to maintain a natural and an appropriate context of for
(Montecillo Rd and Freitas view points). The photo simulation taken along
across from the project area, i ng view of the ridgellne is
large-scale development, includ 110-unit Quail Hill townhome development
of yellow bUilding at 1 Thorndale
project will be limited to that of
Zoning Ordinance Consistency:
site is located within the Planned 1760) zoning district. The PO zoning
no specific development standards. future development MDS
campus are permitted only with an nr,.VlI<011 development plan and amendment
Use Permit (UPOO-14). The r"\rl"lI''''I"'r incorporate the new development
the MDS campus into PO 1760 through a .... O·7n .. '",
Floor Area Ratio (FAR)
Under both the City's General Plan Policy LU-9; Intensity of Nonresidential Development)
and Section 14 16.150 (C) of the (Floor Area Ratios and Densities Applicable to
Nonresidential and Mixed-Use Development; Public and Quasi-Public Use FAR), the maximum
allowable intensity of nonresidential on the project site is 1.0 or ft., which
may not be exceeded. The existing is approximately 0.11 or
6
the project
the
to increase
Water-Efficient Landscape
FAR to 0.13 or 58,054 well below maximum allowed on
14.16, (Water-efficient of the Zoning require nonresidential
development proposing new or rehabilitated landscape areas equal to or greater than 1,000
sq ft to comply with most recent Marin Municipal Water District's (MMWD) water conservation
ordinance (currently, MMWD Ordinance 421). project proposes to remove 11,830 sq, ft. existing
landscape areas and 12,015 sq. ft. new areas, irrigation plans
approved with the project be conditioned to require compliance with the provisions MMWD
1 construction plans for of building/grading permit require
pre-approval by MMWD.
(Parking Requirements) Zoning Ordinance, the project is not
to any parking than the 17
during reconfiguration of the surface parking lot, located immediately north project area.
parking for the project is on the standard of 1 space every 100 sq. ft of new
auditorium space or 3 spaces for new classroom, whichever is greater.
nrn'f'>,rr proposes additional auditorium nor classroom space. to
existing library and administration space, while providing new science lab which will
by all of existing at similar to library project additional
to the reuse existing library space as community/school meeting and
faculty/staff work As by the Master Permit (UPOO-14), MDS is required to
provide 101 on-site parking spaces, in the locations configurations shown in the approved
development plans, an additional 1 on-site parking located on the
the
new ires the ration existing 1 parking lot,
immediately north of the project which is proposed to provide one (1) additional parking space for
a total 18 on-site reconflg surface parki lot to comply with the
following parking
.. Minimum parking stall dimensions for 'perpendIcular' x 19' "standard") parking "'; .. ";;,, ...... ,,;:0
.. Minimum width or minimum parking backup area (26');
.. of drive parking stall access extension (2');
.. Minimum driveway access width
.. Adequate short-term (1) and secure, long-term (1) bicycle parking;
.. Adequate air vehicle parking (1);
.. Minimum parking lot landscaping planting (1 canopy for every 4 parking
• parking lot landscaping area (36 ft) and width (6'), exclusive of curbs, and
.. area and exterior building lighting ned to provide adequate minimum illumination
of:
(1) foot at ground overlap be provided in al[ exterior doorways and in all
parking areas;
b) Minimum one-half (1
pedestrian walkways.
Staff concluded the
foot candle at ground level overlap shall be provided along all outdoor
project complies with the applicable parking standards
7
proposed project
to construct a new "public,
MDS campus (Major Physical
EnvironmentaLand Design it and a Use Permit Amendment would typically require
Planning Commission approval However, ce the Rezone requires City Council approval, all the
project entitlements will be reviewed concurrently by the City Council after review and
recommendation(s) by the Board and the Planning Commission. The project is
criteria for Environmental and Permits, pursuant to Section 1
Environmental and Design Review as follows:
to the review
(Review Criteria;
Design. Proposed development should development in
the vicinity. The development
and convenient
entrances. The traffic CalJaC;nV
);> Architecture. The project
architecture in the vicinity in
should be sensitive to
vicinity. Design elements
the building elevation; b)
design; d) provision of a sense
attention to design given al/
good vehicular and circulation and access.
be designed to provide access to building
rnA"rllnN streets must be considered.
the
The design
buildings in the
creation of interest in
c) energy-efficient
height; and f) equal
);> Materials and colors, finishes should be consistent with the the surrounding area,
C%r selection sl/a/l with the predominant colors and the surrounding
landscape and architecture. Higll-quality building materials are required. Natural materials and
colors in the earlh tone wood tone range are generally surfaces should be
colored, textured, sculptured, patterned to serve deSign as well as a structural function.
and the landscape. Utility
design
to screen parking and
view, Screening of
of the building
> Exterior Lighting. lighting should provide safety for building but not create glare
or hazard on adjoining C-Tn:: • .cr", or annoying to adjacent ",,,",,enTf!;;' areas.
> Landscape Design. shall be designed 8S an integral of the site and
existing tree shaJl be as much as possible. Water-conserving landscape deSign shall be
required. A landscaped berm around the perimeter of parking areas is encouraged. SmaJler scale,
seasonal color street should be proposed along pedestrian-oriented streets while high-
canopy, traffic-tolerant should be proposed for primary vehicular circulation streets.
The review criteria for
(architecture, form,
or 'character-defining'
Both the existing and
(2001) expansions on the
grade) and is located rnrr.c.rll
Design Review Permits
and color, etc.) of all new
existing in the vicinity.
that the proposed design
to the predominant
building and the multi-purpose/gymnasium are the most recent
arts and is 19' in height (above finish
north of the project areac building/gymnasium is
8
slightly than (above grade) and is located south of the project area (The existing
single-story library is located the mu building/gymnasium project
area). Staff finds an existing two-story is well established on the MDS campus and the project
would in context with most recently approved constructed buildings on the MDS
The new building is proposed to be located, generally, in the same location as the
admi building on MDS campus, setback approximately 100' any adjacent residential
property Trellis Drive, from Trellis itself, over 300' from
residential property setback helps to establish scale within the MDS
of the Trellis or Arias St., is
The project proposes to remove eight (8) trees, one (1) of which is 'significant' on its
mature (A 'SIgnificant' is any tree which is in good health and form is greater than 12" in
as 4' 6" root crown or in for any and to 15
36-48" box, replacement trees (Raywood trees with 1 Live Oak along the new
frontage. While not mitigation, also finds new tree will help
reduce or break up the perceived mass of the new library and administration building as seen from
Trellis '
Architecture
project a somewhat contemporary, energy-efficient n for the new library and
administration building, characterized by large glass displays with aluminum "sun louvers and
deep eaves. Broad dormers an entry projection pedestrian
accentuate front building elevation. upper-story metal decking with horizontal cable railing
extends along the entire length of the rear building elevation, providing access from the
renovated courtyard 'quad' area to the second floor library and administrative
oro'OOlsea to in a building exterior
limestone in color, with 'kerfed' wood
accent under windows, a medium with darker wood grain aluminum window trim
and horizontal 'sun shade' , 'burnt in color, and composite
roof, lighter or lighter beige in color. colors are to in earth tone
(A will be proVided during the meeting.)
and (2001) on MDS campus, new arts
multi-purpose/gymnasium, structures incorporated a coordinating
cladding sand' or beige in color a gable
proposes to reuse the existing library building, located south of the
new , without, any additions, with
exception of new landscaping along the building frontage. Modifications to the building itself are limited
the installation of exterior door replacement, interior door replacement, new Interior partitions, built-in
casework sinks, and minor drop ceiling and lighting reconfiguration materials
and earthtone/woodtone colors of these existing campus buildings Will or compliment with
proposed new building.
San Design ines:
On November 15,2004, City Council (by Resolution No. 11 the interim San Rafael
Guidelines to give the City staff direction in the design af new development in With
Rafael Plan 2020 Community Element's implementing programs. These
provide a framework of principles builds on strength of
of an area and that to improve visual unity of area. Planning staff
9
guidance in project for I ... ,.~nf'\f with following
sequence of entry and arrival as part of should be provided.
.. possible, design entrances from the views towards the building entry.
III Parking should be distributed to provide access to building entrances.
.. possible, parking should located to rear or side of a building in order to
visual impact of parking areas.
.. for adequate vehicle maneuverability in parking areas. Vehicles should not back out
from a parking space onto the street.
.. areas should be screened from with hedges, wa1Js, fences or berms,
considerations.
pedestrian entrances into the
treatments, such as colored 1"/'\'"'1""0'0
should be easy to find. For
.:>Jj'JVllCil planting and sign age
entries to tile
be provided in n;.c;I"Vn;lrT ordinance.
areas should be planned as of the development a
strongly landscaped character for the
.. Unsightly uses should be screened .
., slJould be planted in a variety such as along the side property
in planting areas, or dIstributed throughout the parking lot, consistent with
Pedestrian areas should be made visually
Where feasible, landscape the area between
building is located at the minimum
with special planting and flowering
building and the property line even when a
or rear yard setback.
intensity of fighting to
safety.
adequate site security and for and
sources to prevent
should rruYln,/&lrr1t:>
beyond the boundaries of property.
project
e Consider pedestrian orientation wilen designing buildmg entries, windows,
Go Include a well-defined pedestrian walkway the street and building
IIIJ Clearly define pedestrian movement through the parking lot. For provide changes in
pavement or separate landscaped walkways.
.. Where appropriate, pedestrian walkways should be provided between tlU!iijt.',r:;{
III design elements should included, such as bollards, pots,
unique paving, tree grates, tree and pedestrian lighting to add visual
designed for pedestrian access,
<I> Adequate facilities should be provided for bicycle parking, consistent Wit/i zoning requirements.
the pedestrian
IIIJ A continuity of design,
of a building and
.. the developmenfs
in the area
designing the ground floor of
and architectural
buildings on the site.
spatial relationship to adiacent other
10
~ Entryways
• A defined sense of entry with pedestrian orientation should be provided.
• Building entrances should be defjned with archjfectural elements such as roof form changes,
awnings or other architectural elements
.~ Materials and Colors
e Use articulation, texturing and detailing on all concrete exposed to exterior view.
• Exterior materials should minimize reflectivity.
II Use color to provide appropriate accents on a building
Planning staff has no additional issues or concerns with the proposed site and building design of the
project beyond those listed in this report.
Conceptual Design Review:
On August 5, 2014, the Board subsequently provided Conceptual Design Review (CDR14-004)
comments on the proposed project At that time, the Board expressed unanimous support for the
proposed contemporary, energy-efficient, building design including the two-story scale. The Board,
however, provided the following comments on the conceptual design:
~ The proposed design of the clerestory dormer features need to be revisited to ensure they do not
dominate the building frontage (west building elevation).
>-The existing perimeter landscaping around the redesigned surface parking lot should be "refreshed"
with additional plantings (groundcovers, shrubs, grasses and trees) as needed.
~ The project design should comply with the maximum allowable 30' building height for the site.
~ The Board encouraged the applicant to propose an upgraded roofing material, beyond composite
asphalt shingles, to match the contemporary design of the proposed building.
).> A Lighting Plan with photometric study of the proposed lighting levels, and a Material and Colors
Board should be provided at formal application submittal.
);> The Board encourages the applicant to consider, as part of the project, additional fencing as
necessary to provide appropriate school safety
Staff has concluded that the formal submittal has generally responded well to the Board's August 5,
2014 conceptual review comments
II The formal project submittal proposes to reduce the overall height of the new building by reducing
the height of the clerestory dormers six Inches (6"). While the formal project submittal proposes a
maximum building height of 29' 1 9/32" above finished grade to the top of the roof ridge, the overall
building height will be 30' above finished grade to the top of the clerestory dormers, which are
architectural features and excluded from building height calculations. Additionally, the previously
proposed horizontal sunshades have been removed from the design of the clerestory dormers,
which has helps to reduce the perceived visual bulk of the proposed new building.
e The formal project submittal include landscape plans proposing new landscaping for the
reconfigured, 17-stall surface parking lot located north of the new building, including new trees
along the west perimeter of the redesigned parking lot. behind the existing residences at 25 and 31
Trellis Dr. ThiS is an existing bioswale/storm water treatment area and will continue to operate as
11
such, however, project proposes to plant five (5) new, 24"
provide better landscape of the new building
replacement White Alder trees to
adj acent residences.
e formal design review submittal includes a Material and Color Board, which will be provided
during the meeting. Upgraded composite asphalt roof shingles are proposed by project,
CertainTeed Landmark Solaris Platinum roof shingles are highly energy-efficient
STAR-rated) by incorporating 'cool roof' technology for solar These roof
are to light ("Coastal Tan") in color
other earthtone/woodtone colors for new building.
e formal project submittal includes a Lighting Plan with photometric lighting for project.
This Lighting proposes to the City's minimum lighting levels for building entrances,
parking areas walkways between building entrances and parking areas minimizing ",,._cne
glare
• formal install fencing to secure access to interior of the
clustered to install a roll-up/down gate
hidden in the soffit of of new building. project also proposes to install 6'-
tall horizontal wood for, primarily, the remaining walkway between
buildings with exception of the rear of the buildings, where 6'-tall, vinyl-coated, chainlink
fenci with new Piltosporum tenuifolium "silver shrub plantings at the base is
proposed.
on the following:
• Whether project responds to conceptual review i. e , that 1)
the clerestory. dormers do not dominate the new building frontage (west building
elevation), the additional White Alder tree the perimeter bioswale/storm
treatment area adjacent to the reconfigured surface parking lot; 3) the proposed building height
with maximum al 30' building height for the 4) the roofing material
matches the contemporary design of the new building; the proposed Lighting with
level meets required illumination levels; 6) the proposed Material and is
the and the proposed plan appropriate of school security.
NEIGHBORHOOD CORRESPONDENCE
Notice of hearing for project was conducted in accordance with noticing requirements contained in
29 of the Zoning Ord A Notice af PubliC was mailed to property owners
occupants within a 300-foot of the project , the appropriate neighborhood group (the
Linda Association), all 15 prior
this hearing. Additionally, notice was posted on the
At the time of printing staff's Planning received a considerable amount of public comments
both in support and in opposition of the project, via , postcards and
'signed' petition with both 'hard copy' and electronic
Generally, the public comments proposed believe:
• The new "Learning Commons and Creativity Lab" building is a campus enhancement important to
the overall education goals for MDS;
.. Meets the maximum allowable building height for the
buildings In the
.. Provides adequate
is in context with the scale of
neighborhood; and
neighbors.
12
.. trees proposes add trees to help screen the building from Trellis
neighbors.
Generally, the public comments .:..:...:...:::.===:..:...: of the proposed project believe:
.. The two-story scale Is with the surrounding residential neighborhood;
.. two-story scale will of the nearly hills;
.. The two-story design will of adjacent residence by a direct line-
of-sight into windows rear yards of residences;
.. The proposed of the building will ~'-"'-""-"''-'--'-'-'-'''-''~~~~=--'== in a
residential community; and
eo two-story scale is in conflict with the intent of the Linda Master neighborhood
Planning response these comments of opposition is:
..
to
the Ordinance.
maximum height of 29' 1 9/32"
finished grade to the top of the
at the site help demonstrate
exterior wall heights the corners of
represent the
Both arts building the are the recent
(2001) on the MDS campus. The arts sciences building is 19' in height (above
finish grade) and is located immediately north of area. The multi-purpose
building/gymnasium is htly less than in height finish grade) and is located south
the project area Single-story library bUilding is between multi-purpose
building/gymnasium and project area), finds an twa-story is well established
on the campus and project design would be in context with the most recently approved
and buildings on M
new building is proposed to be I generally, in the same location as existing
administration building on the MDS cam setback approximately 100' from adjacent
residential property along Drive, approximately 200' Drive itself,
from any residential along This deep helps to
within the campus of the existing the along either
or Arias St., which is predominantly single-story.
.. Photo simulations (see Exhibit 6) were submitted by the applicant from public vantage
Planning including: 1) Montecillo from at Freitas
Trellis Drive (1) across from project area). photo simulations indicate
no Significant of view of hills and from public points
Iy, to eXisting mature trees which to maintain a natural backdrop and create an
context of scale for the (Montecillo Rd. and Freitas Park view points). The photo
simUlation taken along Dr, across from the project indicates that view of
the is already dominated by existing large-scale development, including the 11 O-unit Quail
townhome development by the of yellow awnings) vacant
building 1 Thorndale Dr,; Impact of ne from public along by
project will to that of approved structures
13
• Privacy Impacts. The project will be setback approximately 100' from the closest adjacent residence
which helps to negate impacts to the privacy of adjacent neighbors . If the site were to be rezoned
for residential development, any subdivision could be designed to allow structures with a maximum
height of 30' to be located directly behind these same residences, sharing the same common rear
fencing.
• Building Design. The project proposes a somewhat contemporary, energy-efficient design for the
new library and administration building, characterized by large glass displays with aluminum "sun
shade" louvers and deep eaves. Broad clerestory dormers and an entry canopy projection at the
pedestrian level accentuate the front building elevation . Covered upper-story metal decking with
horizontal cable railing extends along the entire length of the rear building elevation, providing
staircase access from the renovated courtyard 'quad' area to the second floor library and
administrative offices.
Exterior colors are proposed to be in earth tone shades, The project proposes a building exterior
with, primarily, "Thermocromex" limestone plaster cladding, 'sand' or light beige in color, with
'kerfed' wood accent plank under windows, a medium brown with darker wood grain finish,
aluminum window trim and horizontal 'sun shade' louvers, 'burnt umber' or warm bronze in color,
and composite asphalt shingle roof, lighter 'sand' or lighter beige in color , Exterior colors are
proposed to be in earth tone shades. (A Materials and Color Board will be provided during the
Board's meeting).
When the most recently approved and constructed (2001) building on the MDS campus, the new
arts and sciences building and the multi-purpose/gymnasium, both structures incorporated a
coordinating design, including exterior plaster cladding facades, sand' or light beige in color and a
clerestory gable roof form. The project proposes to reuse the eXisting library building, located
immediately south of the proposed new building, without, generally, any exterior additions,
alterations, modifications with the exception of new landscaping along th e bUilding frontage.
Modifications to the building itself are limited to the installation of exterior door replacement, interior
door replacement, new interior partitions, built-in casework and sinks, and minor drop ce ilin g and
lighting reconflguration, The exterior plaster materials and earthtone/woodtone colors of these
existing campus buildings will coordinate or compliment with those proposed for the new building.
• Conflicts with Master Plan. Planning staff has never heard nor seen the "Terra Linda Master Plan of
neighborhood schools". The Vision North San Rafael was a 'vision' document created after
community-wide efforts to identify the future development of North San Rafael and adopted by the
City Council in 1997. At that time, it was a standalone planning document, along with other
neighborhood documents (plans and visions). It primarily addressed pedestrian access, linkages,
commercial areas, the creation of gathering areas in North San Rafael and the creation of and
design guidelines for a promenade, which has begun to take form with the recent upgrades to
Northgate Mall. As part of the adoption of the General Plan 2020 in 2004, the City folded all
separate neighborhood planning documents (plans and visions), Including Vision North San Rafael,
into the specific policies in the Neighborhoods Element of the General Plan,
CONCLUSION
Planning staff believes the level of details provided in the formal application design submittal meets the
applicable design-related General Plan Policies and Zoning Ordinance regulations and standards . Staff
requests the Board's recommendations to the Planning Commission and to the City Council on whether
the project has adequately responded to the recommendations provided by the Board during
conceptual design review. Staff further requests the Board's recommendation as to whether the
proposed project is required to provide additional on-site parking. Finally, staff welcomes additional
comments or guidance on the any site or building design details that would further improve the project.
14
EXHIBITS
1. Vicinity Map
2. Applicant's Project Description
3. Statement of Intent/Design Narrative
4. Neighborhood Meeting Summary Memo
5. Story Pole Plan
-6_ Photo Simulations
7. Public Comments
Full-sized and reduced plans and color photometric study provided to the ORB members only.
15
3 9 T rellis Dr. -M ark Day School
Exhibit 1
.. MARK DAY SCI-IOOL
Project Description
The Ma rk Day School Learning Commons , Creativity Lab and Adm.injstrative
Building will be a new 11,270 square foot builcling, located at the front of the
Mark Day School (fottnerly Saint Mark's School», an independent K-8 school located at 39
Trellis Drive in tbe Terra Linda neighborhood of San Rafael.
The ptoject involves the demolition of its current 3,935 SF , single story administrative
building, and replacing it with the new building on apptoximately the same sHe. The new
building will consist of a new Learning Commons (library) , for both the Lower School
(ground floot) and Upper School (second floor) as weU as a Creativity Lab and shop (ground
floor), support space and ci.rculation, Administrative offices (second floor), and six new
bathrooms (four on the ground floor, one .in the ad.m.i.n1strative space). An existing portal
into the heart of the campus, a central outdoor quad , will be maintained . Minor
improvements to the eXlSting Library butlding include the addition of a waU to create a
teachers lounge and the conversion of the current libnl.lY into a meeting space.
Improvements to the quad include a reorienting of the existing amphitheater (where school
assemblies, gradu~tion and other events occur) as weU as improved seating areas for lunch
and outdoor education, and bioswales for storm water treatment. Sustainability and
environmental stewardship are being considered in every aspect of its development.
39 Trelli S Drive. SCli"l Ra f ael CA. 94903 • (4 15) 472-8COI)
rna rkdayschoo I.org
EXHIBIT 2
OCT 30 2014
P LAN\\l1 \\l G
Mark DtfY School
OCT 3 U 2014
PLANNING
Learning Commons, Creativity Lab & Administration Building
SITING & VIEWS:
Statement of Intent/ Design Narrative
EI-IDD Architects
September 2, 2014
The Learning Commons, Creativity Lab & Adm..i.rUstration Building at the Muk Day School campus is situated
on the northwest end of campus adjacent to the entry drive and parking lot. The new addition will occupy
roughly the same footprint as the existing adnul1 and admissions buildings, which will be demolished to
accommodate the new building. The new budding will complete the existing campus plan cliagram by proviwng
an edge that works with the orhe:r e.x..isting buildings to enclose the outdoor campus guad and amphicllealer. 1l1e
new building can be seen as the new "front door" and "gateway" into the campus, as one will pass through fue
outdoor portal at Level 1 to access fue central outdoor quad and existing classroom wings .
The new building add..ition will be partiaUy visible from Trellis Drive as you enter rhe campus. The new addition
will be partially obscured by existing trees in the parking lot and by newly planted trees along the west elevation
. of the new addition . The east side of the new addition will be obscured by the adjacent existlog campus builcliogs
(the gymoasium , the classroom w.ings, and the arts & sciences building).
ACCESSIBILITY:
The existing sire acce ssibility will be unaffected by the new addition . Accessible parking is still retained on the
west side of the campus Willi the same staU count that currently exists. Accessible curb cuts for wheelchair access
to the sidewalk adjacent to me new addition will be retained In the new design . AU side walk paving adjacent ro
llie new adclition will be sloped to assist site cixainage, but will not be steeper than allowable accessible slopes.
The primary vertical c.i..tcul>ltion for the new addition is via an interior and exterior still, but is supplemented by
an accessible devator that senres both levels of the add..ition and is centrally located to serve those arriving at the
new addition via the main outdoor entry portal. AU door, circulation, and egress clearances for the new addttlon
are sized and configured to be acceSSible.
EXITING:
Exiting from the new addition is primarily through doors that lead directly to an exte.tior site circulation path or
exteL"ior egress balcony. The main stalr IS ao exteL;or stair and provides existing and access Lo and from the Level
2 exterior balcony. The other stair is an interior stair and selves the libra.ry spaces as a communicating stair . This
stair provides and exit that clischarges to the extetior covered breezeway at ground level. The elevator discharged
d..irectly toto the exterior main entry portal at ground level. All interior and exterior egress components assoclated
with the new addition are code compliant.
EXHIBIT 3 •
SITE LIGHTING:
Any new site lighting for the project will have code compliant levels of illumination while also focusing lighting
in a way that minimizes glare and light pollution for the neighbors adjacent to the school All parking aJ:eas with
new sIte Lighting will have minimum illumination levels of lEe. All exterior building lighting above doors will
have minimum illwnination levels of lfe. Any new Jjghting for the reconftgured parking area will have hoods and
/ Ot downwardly focused Wwnination as part of the fixture to ensure that the Light is contained and not
producing any unwanted glare . Any new pedestrian path lighting will be accomplished through the use of LED
lighting boUards or LED building sconces providing rnin.i.mum illumination levels of '12 fc. Up-lighting of any
kind will not be incorpol-ated into the site lighting for the project, in order to comply with the revised conditions
of the CaLifoll11a Green Building Standards Code . In the case that funds are not to place to complete the new
Maker's Court and reconfigured parking area, Lhen the eXIsting site lighting fO( the existing facully parking area
shall remain in its current state . All other existing site lighting all the campus shall remajn in its cutrent state.
FIRE FIGHTING REQUIREMENTS:
All existing hyru-ant locations and fire access lanes will be malOtained and are unaffected by the new plans. The
location of aU newly reconfigured stte areas are accessible by fIre truck or fIre hose as required by the code.
STORM WATER MANAGEMENT:
There will be a lim.ited area of demolition to the existing storm dratnage Lines on the south side of the quad to
accommodate the new quad configuration and new addition building. The demolished lines will be replaced and
re-routed to work with the new site conditions. These new lines will tie into the existing storn, ckainage mains
the run beneath the existing parking area on the west side of lhe campus. There will also be new drainage inlets
and weirs as requited to accotnmodate rl1e drainage from the new landscape configuration .
The.managemenl of site water around the new addition building and quad will be achieved through the use of
bioretention areas in rhe landscape that will retain site water that drains from the bWJc!.i.ng roofs . The placement
of ramwater leaders will be such that these bioc~tention area s receive most of the roof drainage in order to
reduce slte runoff and encourage infiltration of site water into the ground as opposed to haJd-plped storm
drains. None of the tainwate.r leaders from the new addition building will be hard-piped directly into the stocm
drainage system. There will also be bioretention areas in the reconfigured parking area adjacent to the new
Maker's Court. These bioretention areas will be integrated into the landscape buffers that will be a pal·t of tile
reconfigured parking layout. In the case that funds are not in place to complete the !vfaker's Court and
reconfigured parking area, then there will be a bioretention area graded into the site along the western edge of
the existing faculty parking to accommoda[e additional site t:l.lnoff from the new building addition. This will
aUow the additional runoff to inftltrate Into the bioretention area, as opposed to increasing the loads on the
existing storm drainage system in this ;lrea ofche site.
•
Septem 26,2014
Community Development Department
MEMORANDUM
TO: Council Members, Planning Commissioners and Review Board Members
FROM: Steve Stafford, Associate
SUBJECT: [ED14-086. UP14-027, NM14-002, IS14-002] Neighborhood Meeting
Comments Summary
New 11,270 . ft. ILearning Commons, Creativity and Administration
Bldg.'
39 lis Dr. ('Mark Day School'; APN: 175-060-01)
On Thursday, 2014, a Neighborhood Meeting was held in conjunction with a
new proposed 11,270 'Learning Commons, Creativity and Administration Bldg.' on
campus of Mark School (formerly St Marks School). The Neighborhood Meeting IS
required, given that; proposed will an amendment of Planned
Development (PO) District zoning on project will be reviewed by Design
Review Board, Planning Commission and City Council. purpose of the Neighborhood
Meeting was informational only. It an opportunity for the to the
proposed project for the public to ask questions.
Neighborhood Meeting was noticed consistent with City requirements; a notice was
to all residents occupants within a radius of the fifteen (15) day prior
meeting, was site and was announced in the Marin IJ site,
(15) prior to the Neighborhood Meeting began at p.m. lasted 1
. hours, It was attended by (6) who signed the register, in addition to the
project planner, the project applicant, the project architect and Head of School for Mark Day
School.
Joe Harvey,
project. Scott
of School for Mark Day School, provided an overview/the
. at EHDD followed introduced
following comments were made during Neighborhood Meeting
II) The buHding colors should be earthtones/woodtones to blend in with hiilside
background colors of other buildings on campus.
• The proposed two-story bUilding form is out of with the surrounding residential
neighborhood. of project would improved by eliminating the clerestory
dormers or reorienting them the front of building the rear. Additional
along the driveway entrances exits along Drive may help to screen the new
building from view. (New buildings at Kaiser Hospital are not in with the
surrounding neig )
~ The existing front the building should be if or
replaced an equal number of the largest available, in an appropriate
III reconfigured parking lot lighting should provide a sense of security while
minimizing glare onto neighboring
EXHIB 4
1
Community Development Department
MEMORANDUM
• Any security fencing/gates proposed by limited the central
campus core and leave portions of the playground area, open and
available on weekday evenings and
(0 The line of existing mature Pine trees along the north of the parking lot, above the
athletic fields, should preserved by
., School District, the property owner, in the review of the project.
.. wjll the administrative staff Will portable trailers
be use? If so, where?
<ll How Will construction proceed at minimal the school (staff,
parents) and the
e When will construction begin? How long will it
e the project include increasing the
(0 school currently operating within on campus?
II school may have outgrown current relocation to a
larger, more appropriate site.
e. corner of Arias St. and Trellis Dr. is operations and needs
to be monitored for better safety.
e Will anticipated intersection imprOVements Pkwy and Las Gallinas
Ave. be further delayed by the these i'ltersection
improvements are being delayed until Hospital construction is
completed,)
e. Freitas Park, south of the school campus Rd., is neglected and badly in
need of better maintenance and policing,
e The school's busing program is appreciated by neighborhood appears to be
sUGcessful. Could the busing program expanded from southern Marin County to
northern Marin County?
2
NEIGHBORHOOD MEETING
New 'Learning Commons, Creativity and Administration Bldg.'
@ Mark Day School
39 Trellis Dr.
Thursday; September 2014
PLEASE CLEARLY
14 ------
17 October 2014
Equity Community Builders
38 Keyes Ave Suite 201
San Francisco, CA 94129
Attention: Ted Lieser
WRIGHT CONTRACTING
GENERAL CONTRACTOR", CONSTRUCTION MANAGEA1ENT
p, 707,528 I I72 WRIGHTCONTRACTING.COM F: 707.523,3714
Ref: Mark Day School-learning Commons & Admmistration Building Addition
39 Trellis Drive} San Rafael, CA
Mr. Ueser
The installation of the Story Poles for the above referenced project was completed yesterday, October
16.
They were installed in the IDea tions a nd at the heights depicted on the attached sketch, and are placed
to accurately represent the outer limits and heights of the roof eaves at the building perimeter, as well
as the highest point/line of the building at the roof ridge.
The poles are located as close to the actual proposed locations of these building features as possible,
given the limitations of the existing school site that Include trees, buildings, sidewalks, covered walks
driveways, and the safety of the students} teache r5 a nd parents. In particula r the poles along the West
Edge of the building are located approximately one foot east of the actual proposed building eave line so
that they are not located in the middle of the existing sidewalk.
We believe that the volumes indicated by these story poles accurately represent the actual vblumes,
including height, length & width of the proposed new building.
Please cali with any questions or concerns about the above.
Thank you.
Mike Nonella
Wright Contracting Inc
EXHIBITS
OCT 302014
PLANNING
1'0. Box 1270. SAN1A ROSA. CA 95402 & 3020 DUHON i\VEN\H. SAI'HA ROSA, CA '>5407 liCENSE 417421
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