HomeMy WebLinkAboutDRB 2015-01-06 #2My AF
Community Development Department —planning Division
Meeting Date: January 6, 2015
Case Numbers: ED14-081, UP14-025
Project Planner: Sarjit S Dhatiwal — (415) 485-3397
Agenda Item: Z__
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1515 Third Street (Third Street Lofts) —Request for an Environmental and Design Review
Permit and Use POrmit to convert an existing two level commercial building into six (6)
multifamily residential (rental) units, including exterior building and site improvements; 011-
246-05; Second/Third Mixed Use West (2/3MUW) District; Jim Ebert, owner; Collin Russell,
applicant; Downtown Activity Center.
PROPERTYFACTS
Location
General Plan Designation
Zoning Designation
Existing Land -Use
Project Site:
213MU
213MUW
Vacant
North:
213MU
2/3MUW
Offices
South;
213MU
2/3MUW
Multifamily family residences,
offices
East:
213MU
2/3MUW
Single family residence, offices
West:
HDR
HR1
Single family residence
Lot Size
Lot Coverage (Max)
Required:
6,000 sq. ft.
Standard: NR
Proposed:
7,952 sq. ft. (existing)
Proposed: 41.6% (existing, no change)
Height
Residential Density
Allowed:
42'
Allowed: 7 units (1 per 1,000 sq, ft.)
Proposed:
22.5 ft. (no change)
Proposed: 6 units
Parking
Setbacks
Required:
7 spaces
Required
Existinq Proposed
Proposed:
7 spaces
f=ront: 5'
2.5' No change
Side(s)' NR
0' No change
Landscape
Area
Ext. side: nla
Required:
10% landscaping
Ped. side: n/a
Proposed-
10%
Bldg. sop: n/a
Rear: NR
0' 0'
Grading
Tree Removal
Total:
none
Total (No ispacies): none
SUMMARY
The 213MUW district permits multi -family residential with an administrative use permit, and does not
not require the project to be proposed as part of a mixed usecommercial residential development. Based
Based on the 7,892 square foot site area, the district would permit up to seven (7) units to be developed
developed on the property. Therefore, the project density is consistent with the intent of the multi -family
family development standards. There are no exceptions, variances or other special entitlements required
required for the project to proceed, as proposed, which includes re -use of the existing commercial building
building with a legal, non -conforming 21/'setback at the northwest building corner. Further, being a
rental project, it is not required to provide affordable horsing units.
The project must beevaluated for compliance with theGena4 Plan 2020, and particularly the 213MU
land use designation, the Housing Element, the Downtown district design policies, and the Sustainability
Element, as well as the purpose's of the Zoning Ordinance, intent of the 213MUVV district, Site and Use
regulationsstandards (including affordable housing, multi -family in commercial district and parking
standards) and design criteria in Chapter 14.25 and San Rafael Residential Design Guidelines manual,
Thesubject project is being referred to the Design Review Board for review of minor exterior alterations
to the structure, pursuant to San Rafael Municipal Zoning Code Section 14.25.040.C_T The Board's
recommendation will be forwarded to the Community Development Director to take appropriate action
on the project. Staff requests that the Board provide a recommendation on the project compliance with
all pertinent design criteria. Specifically, staff asks the Board to consider the following:
Whether the exterior building modifications for conversion from non-residential to residential
development are appropriate and create adequate interest and articulation in terms of materials,
colors, texture in scale with the subject preper ty and improvements, as well as the immediately
surrounding area.
Whether the building design provides a well-defined sense of entry for a downtown multi -family
residential project.
Whether the project should be revised to provide sufficient new canopy trees.
BACKGROUND
Site Description & Setting:
The site located south of the Third Street and E Street intersection consists of approximately 7,982 sq. ft.
and is surrounded by office and residential uses. The property has one driveway access each from Third
Street and E Street. The property provideseight parking spaces, including one handicap parking space
The existing landscape on the site is limited. The property is currently developed with a 2 -story 8,050 sq.
ft. commercial building.
PROJECT DESCRIPTION
The projectconsists of converting theexisting 6,050sq. ft. building into five (5) 1 -bedroom unitson the
first level and one (1) 2 -bedroom unit on the upper floor, Site improvements consist of reconfiguration of
the parking lot to provide seven standard parking spaces, removal of the driveway at Thi rd Street to
improve site circulation and safety concerns, installation of landscaping and building modifications only.
ANALYSIS
General Plan Consistency:
The project is consistent with the applicable General Plan policies as follows:
• Policy LU -23 allows residential uses in the underlying Second/Third Street Mixed Use land use
designation, west of BStreet, which is not required to be part of a mixed use project.
Exhibit 11: Land Use Categories in that the proposal for six residential units is consistent with
minimum 5 units required and maximum 11 units aiiowed under the Second/Third Street Mixed
Use land use designation
• Policies NH -40 and NH -41 in that the project would enhance pedestrian screening of parking
areas and along walkways, and creating attractive renovated building and site.
10 Circulation Element Policies, specifically PoliciesC-1, C-2, C-5, and C-6 in that there are nospecific
roadway, bicycle or pedestrian improvements listed in the General Plan 2020 for the area and
triggered by the project. Further, potential vehicle and pedestrian conflicts along Third Street
would besignificantly minimized with the proposed elimination of a driveway that currently is
located on Third Street. This change is supported by the Department of Public Works.
* Sustainability Element Policies in that the project proponent has completed the City of San Rafael
Greenhouse Gas Reduction strategy checklist to confirm the project would implement policies and
programs of the City, which is required to comply with the City of San Rafael Climate Change
Action Plan of 2009, as amended
Safety Element policies in that the project proponent has prepared a Phase I preliminary
environmental assessment of the site to confirm that no potential sources of on- or off-site
contamination exist that would conflict with use of the site for residential purposes.
Zoning Ordinance Consistency:
■ Chapter 14,05. The 213MUW district zoning requirements that would apply to the project are
noted as follows:
o The proposed project is consistent with Land Use Table 14.05.022 which allows multi -family
residential units within this district subject to administrative use permit review and approval.
Additionally, residential use as proposed by the project, may be pursued as a stand-alone land
use in 213MUW_
e Density; The proposal for six units is consistent with the Development Standards table
14.05,032, that allows the site a base density of seven units.
Setbacks and Landscaping; The project does not propose any building expansion thus would
not besubject to additional 5' front yard landscaping or height restrictions. However, the
project proposes upgrading the site landscaping and meets the 10% landscaping
requirement.
Chapter 14.17. Performance Standards (Section 14.17.100, Residential uses in commercial
districts) are addressed asfollows:
The project is cornpatible with adjacent residential and commercial land uses in terms of
potential traffic, noise and safety impacts of residential development in commercial areas,
The entrance to units would be separate and secure.
■ An acoustical analysis shall be completed at time of construction to assure
compliance with residential construction requirements (e.g., the exterior noise
exposure at the site would not exceed 75Ldn (dB) or interior noise exposure in
bedrooms would not exceed 45 Ldn (dB); consistent with the building code)_
• placement of lighting fixtures and maximum illumination is consistent with the
required minimum 1fcground level overlap in all parking areas andentryways,
and minimum 1fzfc ground level at pathways and zero (0) fc at property
boundaries with no spillover onto adjacent properties. Astandard condition of
approval will require post installation review of lighting.
3
M Adequate area for refuse and recycling are provided.
Chapter 14.18. The proposed seven parking spaces areconsistent with the seven required parking
spaces for 5 one -bed and 1 two -bed units in the downtown_ (guest parking not required in
Downtown). Further, the parking lot complies with the design standards (parking stall size, back
up area length, handicap parking space size and no vehicle overhang encroachment into
sidewalks. The proposed landscaping complies with the 10% requirement_ However, the
landscaping consists of grasses and shrubs only and does not comply with the requirement for a
minimum of one canopy tree for every four (4) parking spaces. Staff requests that the Board
evaluate this and provide further comment on revisions deemed necessary to comply with the
parking lot landscaping requirements, specifically the following;
Whether the proposed landscaping needs to comply with the one canopy tree per four (4)
parking spaces requirement.
Environmental and Design Review Permits —Chapter 25
The project must beevaluated for conformance with the applicable review criteria identified in
Chapter 25 Environmental and Design Review Permits of the zoning Ordinance. Staff has
identified the following specific criteria which need to be considered for this project:
Creation of interest in the building elevation.
➢ Provision of a sense of entry.
> Variation of building height.
➢ Equal design of visible facades.
➢ Useof natural colors and materials.
> Concrete surfaces should becolored, textured and/or patterned,.
9 I=nsure that the design blends with the natural setting, maintains and improves the quality of
and relationship between the development and the surrounding area, preserves the balance
and harmony within a neighborhood and promotes excellence in design.
Staff recognizes that the re -use of the existing building limits the changes that can be made to the
building form. However, design details need to result in a building that reflects a residential
character. Staff has identified the potential design issues with regard to a lack of interest in the
building elevation and lacy of sense of entry, Staff requests that the Board evaluate these aspects
and provide further comment on revisions deemed necessary to comply with the residential design
guidelines and criteria, specifically the following:
Whether there is adequate interest and articulation in building elevations.
Whether the design provides a sense of entry.
• Whether the exterior modifications are appropriate and reflect a downtown multi -family
character that is compatible with the district.
Whether high quality building materials and details would result.
Further, although not required, provision of outdoor area is encouraged. Staff requests the Board's
comments on whether decks or outdoor features should be considered,
San Rafael Design Guidelines:
TheSan Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004) strive
2004) strive to improve the design of all residential and non-resfdential development. Staff has identified
identified the project lacks variation and articulation in building facades and lacks a well-defined sense of
sense of entry. Staff requests further comment on the project compliance with the design guidelines,
guidelines, specifically on the following additional design issue:
• Whether the building facades are adequately varied and articulated for a downtown
residential development.
NEIGHBORHOOD CORRESPONDENCE
A courtesy notice for the Design Review Board meeting was mailed to all property owners, occupants
within a radius of 300 feet of the subject property within 15 days prior to the Board's meeting. A public
notice sign was each posted in front of the subject property. During the public review process for the
project, no one called or came to the counter to ask any project related questions.
CONCLUSION
Stafr requests Board's direction on the points discussed in this report.
EXHIBITS
VicinitylZoning Map
Full size and f 1 N 17" plat is have been provided to the DRB members only.
cc: Colin Russell, 990AStreet, Suite K,San Rafael, CA94901; email only; Crussell russell-
architects.com
Norman Wong, 990 A Street, Suite K, San Rafael, CA 94941; (email only: norman@waassoc.com
Jim Ebert, 310 Harbor Drive, s"alito, CA 94965; ernail only, ft2baywestrc.corn
Exhibit 1 - Vicinity Map/Zoning Map
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Tuesday, December 30, 2014 12,13 PM