Loading...
HomeMy WebLinkAboutDRB 2017-04-04 #2REPORT TO DESIGN REVIEW BOARD SUBJECT: 4040 Civic Center — Environmental and Design Review to exceed the height limit by installing a flag pole on top of the five -story building. The new flagpole is proposed to have external illumination; APN: 155-200-12; Office Zone; Paul Rosenfeld, Applicant; Mach 11 4040 LLC, Owner; North San Rafael Commercial Center Neighborhood. PROPERTY FACTS Location General Plan Designation Project Site: O North: MDR, OS, LDR South: O East: OS West: O Height Allowed: 36' Existing: 73' (91.5' to penthouse roof) Proposed: 97' SUMMARY Zoning Designation O MR3, PD(1630) O -WO PD(1712)-WO-H O Existing Land -Use Office Residential and Church Office Open Space and Residential Office The subject project is being referred to the Board for review to exceed the height limit through the addition of a flagpole to an existing building. The Board's recommendation will be forwarded to the Zoning Administrator. Based on review of the applicable design criteria, which is discussed in detail below, staff has concerns that the project adequately may create a safety issue by distracting drivers based on its proposed rooftop location and illumination. Staff requests that the Board review this report and provide a recommendation. BACKGROUND Site Description & Setting: The subject site which is a triangular shaped lot hillside lot (35% average cross -slope), and located immediately adjacent to Highway 101. It is a prominent hillside site in Terra Linda due, in part, to its location along the 101 corridor. History: The property was developed in the 1970s with a 132,040 -sq. ft. building and a parking structure. The building is considered conforming, even though the building is exceeding the height limit for the office district, per General Plan 2020 Policy LU -12(a) which states that buildings built prior to January 1987 shall be considered conforming to the zoning standards. PROJECT DESCRIPTION The project proposes to add a 24' -tall flagpole on the roof of the existing building along the parapet closes to the Highway 101 frontage. The 6" -diameter aluminum flagpole is proposed to have a non - reflective finish. A 54 -sq. ft. (6'x9') United States flag would be affixed to the top of the new flagpole. The flagpole is proposed to be externally illuminated. During the completeness review, staff advised the applicant that if the flagpole were to be located along the frontage and not exceed the height limit no design review would be necessary. Lighting: The project proposes two (2) Denali Series, power canopy, spot lights to illuminate the flag. The LED - type spotlights are proposed to be x63 — 20WLED/4K and will produce 2000 lumens each at the source. Lighting details are provided for the Board's review (Exhibit 4). ANALYSIS General Plan 2020 Consistency: The following General Plan Policy is relevant to the design aspects of the proposed project: LU -12. Building Heights. Recognizes established height limits for specific zoning districts. • This project will not meet Policy LU -12 in that the proposal will exceed the height limit of 73 -feet, as the flagpole is proposed to be 24 -feet. This would place the total height at 97 -feet. However, height bonuses can be granted for structures and architectural features like flagpoles which exceed the maximum allowable building height through a design review permit. Zoning Ordinance Consistency: Chapter 4 — Base District The project site is in the Office (0) District which has an established height limit of 36 -feet. However, in terms of building height buildings approved prior to 1987 will be considered conforming. The original building was approved at 70.5 feet, with an additional 18.5 -foot -tall penthouse. Additional standard C states that an exception can be granted to exceed the height limit pursuant to Chapter 14.24, Exceptions. 14.16.227 — Light and Glare The current proposal is proposing two flood lights, located on the top of the building, to illuminate the flag. The lights will be placed in a way where any spillover will go in the direction of the Highway 101. The section states the following: B. Lighting fixtures shall be appropriately designed and/or shielded to conceal light sources from view off-site and avoid spillover onto adjacent properties. C. The foot-candle intensity of lighting should be the minimum amount necessary to provide a sense of security at building entryways, walkways and parking lots. In general terms, acceptable lighting levels would provide one (1) foot-candle ground level overlap at doorways, one-half (1/2) foot-candle overlap at walkways and parking lots, and fall below one (1) foot-candle at the property line. D. Lighting shall be reviewed for compatibility with on-site and off -sight light sources. This shall include review of lighting intensity, overlap and type of illumination (e.g., high-pressure sodium, LED, etc.). This may include a review by.the city to assure that lighting installed on private property would not cause conflicts with public street lighting. 2 Chapter 19 — Signs It's stated in 14.19.030(8) that official flags of any nation may be placed on a flagpole not exceeding 24 feet in height and the height of the flag shall be no more than one-fourth (1/4) the height of the pole. The current proposal is proposing a 24 -foot flagpole with an American Flag measuring six (6) feet high and nine (9) feet wide. Chapter 25 — Environmental and Design Review Permit Section 14.25.040(B)(1)(k) requires zoning administrator design review permit for all structures and architectural features like a flagpole which exceed the allowable building height. NEIGHBORHOOD CORRESPONDENCE Notice of the meeting was posted on-site and mailed to residents and occupants within 300 feet of the site at least 15 days prior to the meeting date. In addition, notice was posted on the site at least 15 days prior to the meeting. To date, no comments have been received as a result of this noticing. CONCLUSION The subject site is a high-profile hillside location in Terra Linda immediately above Highway 101. The 24' -tall flagpole would likely be the tallest structure in the immediate area. The project proposes to externally illuminate the flagpole at night. Staff believes the proposed flagpole and nighttime illumination may pose an unnecessary risk to safety by distracting drivers along Highway 101. Staff has also recommended to the applicant that the flagpole located in a way that creates less of a distraction. Staff had recommended locating the flagpole in a way will it will not exceed the building height or cause potential lighting concerns, such as the front entrance. EXHIBITS 1. Vicinity Map 2. Reduced Project Plans 3. Applicant's Justification Letter 4. Lighting Details Full-sized plans have been provided to the DRB members only. cc: Paul Rosenfeld, Applicant 111 Sutter St., San Francisco, CA 94104 Mach 11 4040 LLC, Owner 111 Sutter St. suite 800, San Francisco, CA 94104 3 Exhibit 1— Vicinity Map Location of Proposed Flagpole V Exhibit 3 — Applicant's Justification Letter Ellis Partners/Mach 11 4040 has two existing large tenants, including GSA, that have requested a flagpole be installed at the building as part of their Lease requirements. The tenants have specifically requested that the flagpole be installed on the roof. Given that the ownership structure of the entire site (including 4000, 4020, 4040 & 5000) is shared between several different owners, there is no exclusively controlled site area that is feasible for installing a flagpole. As a result, we believe the roof is in fact the most feasible location. Ex-h-vibif H 12-24W LED DENALI SERIES T" FLOODLIGHT PROJECT: Satin TYPE: DE LED I F7 CATALOG BZW NUMBER: FL - SAP SOURCE: Series NOTES: WHW CATALOG NUMBER LOGIC Satin Wrinkle DE LED I F7 BZP BZW Example: DE - LED - x58 - FL - SAP 12 11 - C Series WHP WHW Aluminum SAP — Verde — VER TXF Textured Forest DE - Denali Series' Floodlight Beige MDS Mojave Desert Sandstone WCP Weathered Copper BPP Brown Patina Powder NBP Natural Brass Powder WIR Weathered Iron Source Clear Anodized Powder OCP Old Copper Also available in RAL Finishes See submittal SUB -1439-00 1300 3000K 80 12W 50,000 Flood 35° 1762 LED - 'X' Module with Cold Phosphor Technology 5061 x60 1300 4000K 80 12W 50,000 Wide Flood 60° 740 LED Type 1649 X61 2000 2700K 80 20W 50,000 x58 - 12WLED/2.7K x61 - 20WLED/2.7K x64 - 24WLED/2.7K X62 2000 3000K 80 20W X59 - 12WLED/3K x62 - ,7,0 LEDt x65 - 24WLED/3K x63 2000 X60 - 12WLED/4K x63 Zg LED/4K x661- 24WLED/4K 20W 50,000 Optics 3100 2700K 80 24W 50,000 $P -Spot (15% x65 3250 3000K 80 24W FL - Flood (35•) X66 3360 4000K WFL - Wide Flood (601 24W 50,000 Finish 40429 Brickyard Drive • Madera, CA 93636 • USA 559.438.5800 • FAX 559.438.5900 RELEASED DRAWING NUMBER Aluminum Finish K LIGHTING Premium Finish Powder Coat Color Satin Wrinkle Bronze BZP BZW Black BLP BLW White (Gloss) WHP WHW Aluminum SAP — Verde — VER Configure Driver Housing Separately Driver Housing Required INTEGRAL DRIVER HOUSINGS: HP2 - HP2 Housing PM2 - Universal Power Module 2 PM2D - Universal Power Module 2 Dual i��-A . PPII - Power Pipe II TMB - Pole Mount or Tenon Mount REMOTE DRIVER HOUSINGS: HP2RM - HP2 Remote Housing PM2RM - Universal Power Module 2 Remote PM2DRM - Universal Power Module 2 Dual Remote RM - Remote Wall Mount DRM - Dual Remote Wall Mount ABP Antique Brass Powder CMG Cascade Mountain Granite RMG Rocky Mountain Granite AMG Aleutian Mountain Granite CRI Cracked Ice SDS Sonoran Desert Sandstone AQW Antique White CRM Cream SMG Sierra Mountain Granite BCM Black Chrome HUG Hunter Green TXF Textured Forest BGE Beige MDS Mojave Desert Sandstone WCP Weathered Copper BPP Brown Patina Powder NBP Natural Brass Powder WIR Weathered Iron CAP Clear Anodized Powder OCP Old Copper Also available in RAL Finishes See submittal SUB -1439-00 Lens Type 9 sa Shielding 11 - Honeycomb Baffle* -Accommodates up tot Lens/5hielding medh Cap Style A - 45° B - 90• I 10 - Spread Lens* 12 - Soft Focus Lens* 13 - Rectilinear Lens* C_=_ Fiustj D - 45° less Weep Hole E - 90° less Weep Hole (Interior use only) /interior use only) LM79 DATA L70 DATA OPTICAL DATA LUMENS CCT CRI Inpus Watts Minimum Rated Life (hrs.) CBCP BK No. (Source) (Typ.) (Ra.Typ.) (Typ.) 70% of initial lumens (1.70) Beam Type Angle x60 x63 x66 x58 1300 2700K 80 12W 50,000 Spot 15° 4561 7800 17042 X59 1300 3000K 80 12W 50,000 Flood 35° 1762 2880 5061 x60 1300 4000K 80 12W 50,000 Wide Flood 60° 740 1152 1649 X61 2000 2700K 80 20W 50,000 X62 2000 3000K 80 20W 50,000 x63 2000 4000K 80 20W 50,000 X64 3100 2700K 80 24W 50,000 x65 3250 3000K 80 24W 50,000 X66 3360 4000K 80 24W 50,000 40429 Brickyard Drive • Madera, CA 93636 • USA 559.438.5800 • FAX 559.438.5900 RELEASED DRAWING NUMBER B - K LIGHTING www.bklighting.cam •info@bklighting.com 12-15-16 SUB 001 1 13 THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B -K LIGHTING, INC. AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE, DISCLOSE ITS CONTENTS, OR TO MANUFACTURE, USE OR SELL ANYTHING R MAY DESCRIBE. REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B -K LIGHTING, INC. IS STRICTLY FORBIDDEN. ® DENALI SERIESTm FLOODLIGHT THE POWER OF PROJECT: 12-24W LED TYPE: "A/D" CAP /�3- Dia. // (76mm) 10" (254mm) 211/16" (68mm) p 211 (68r "B/E" CAP "C" CAP / 3" D[a. 7" (76mm) (178mm) 2 11 /16" 360H D"" (68mm) p T Patented 360HD' 4 Mounting System All dimensions Indicated on this submittal are nominal. Contact Technical Sales If you require more stringent specifications. Accessories (Configure separately) Drivers (Configure separately) Mounting: Drivers: o 0 m o . Power Pipe'" Canopies Pam-arL$,gys Power Pipe'" PM2D&PM2 HP2 Tma HP2RM PM2DRM&PM2RM RM&DRM SPECIFICATIONS GreenSource Initiative'" Metal and packaging components are made from recycled materials. Manufactured using renewable solar energy, produced onsite. Returnable to manufacturer at end of life to ensure cradle - to -cradle handling. Packaging contains no chlorofluorocarbons (CFO's). Use of this product may qualify for GreenSource efficacy and recycling rebate(s). Consult www.bklighting.com/ greensource for program requirements. Materials Furnished in Copper -Free Aluminum (Type 6061-T6). Body Fully machined from solid billet. Unibody design provides enclosed, water -proof wireway and integral heat sink for maximum component life. Integral knuckle for maximum mechanical strength. High temperature, silicone'0' Ring provides water -tight seal. Knuckle Patented 360HD' Mounting System features a mechanical taper - lock, which allows a full 180°vertical adjustment without the use of serrated teeth, which Inherently limit aiming. High temperature, silicone '0' Ring provides water -tight seal and compressive resistance to maintain fixture position. Design withstands 73 Ib. static load prior to movement to ensure decades of optical alignment.'k" pipe thread for mounting. Biaxial source control additionally provides 360' horizontal rotation in addition to vertical adjustment. 'Aim -And -Lack' Technology allows precision adjustment without the redundant tightening and loosening of knuckle screw. Cap Fully machined. Accommodates [2] lens or louver media. Choose from 45• cutoff ('A' or'D'),1" deep bezel with 90• cutoff ('B' or'E') or flush lens ('C1 cap styles. 'A' and'B' caps include weep -hole for water and debris drainage. 'D' and'E' caps exclude weep -hole and are for interior use only. Lens Shock resistant, tempered, glass lens is factory adhered to fixture cap and provides hermetically sealed optical compartment. BKSSL® Integrated solid state system with 'x' technology is scalable for field upgrade. Modular design with electrical quick disconnects permit field maintenance. LM -80 certified. Minimum 50,000 hour rated life at 700A of initial lumens (1-70). BKSSL technology provides long life, significant energy reduction and exceptional thermal management. Color Management Corrected cold phosphor technology delivers near -perfect natural white light. Long term phosphor maintenance over product life. Exact color point conformity exceeds ANSI C78377 standard. Provides uniform beam with no colorvariatioh over angle. Module exceeds 80 CRI (RA>80, R9>16). Remote Driver For use with remote LED driver. See remote driver submittal to determine remote distance and wiring requirements prior to detailing field installation of any remote wiring. Optics Interchangeable OPTIKIT" modules permit field changes to optical distribution. Wiring Teflon' coated, 18AWG, 600V, 250' C rated and certified to UL 1659 standard. Hardware Tamper-resistant, stainless steel hardware. 360HD' hardware is additionally black oxide treated for additional corrosion resistance. Finish StarGuarda, our exclusive RoHs compliant, 15 stage chromate -free process cleans and conversion coats aluminum components prior to application of Class WTGIC polyester powder coating. Warranty 5 year limited warranty. Certification and Listing UL tested to IESNA 1-M-79. UL Listed. Certified to CAN/CSA/ ANSI Standards. RoHs compliant. Suitable for indoor or outdoor use. Suitable for use In wet locations. Additionally suitable for Installation within 4' ofthe ground.IP66 Rated. Made in USA. c UL us RoHS ,' M USTO USA -Teflon is a registered trademark of onPant corporation. "Energy Star is a registered trademark of the Unhed States Environmental Protection Agency. BOK LIGHTING 40429 Brickyard Drive •Madera, 93636 •USA RELEASED DRAVNNGNUMBER 559.438.5800 FAX 559.433 8.5900 www.bklighting.com • info@bklighting.com 12-15-16 SUB001113 360HD Patent is covered in whole or In part by U.S. Patent No. 6,161,948 1HEPOw PROJECT: TYPE: CATALOG NUMBER: LAMP(S): NOTES: CATALOG NUMBER LOGIC DIMMING HP2 � MT THD Example HP2 - D31ARC - MT - GM -R DIMMER RANGE INRUSH CURRENT D121NC 105-305 50/60 Driver Housing 2_0.94 <5% -30-C to WC (-22•F to 122•F) Incandescent HP2 - In -Grade (Flush) Driver Housing <25OmA D201NC 105-305 50/60 Driver Type (Driver Wattage must match Fixture Wattage) 2-0.94 255% -30•C to WC (-22•F to 122•F) For use with Incandescent Dimmer. 120V only for Dimming: 10-100% <25OmA D241NC D121NC - 12WDimmingDriver (forusewith Incandescent Dimmer. 120Vonty) 50/60 YES 2-0.90 D201NC - 20W Dimming Driver (for use with Incandescent Dimmer. 12OVanly) -30°C to 60•C (-22•F to 140°F) Incandescent 10-100% D241NC - 24WDimming Driver (forusewith lncandescentDimmer.120Vanty) D31 120/208/2401277 50/60 For use with 0-10 Dimmer: 2_0.90 s20% -30•0 to 50•C (-22•F to 122•F) D31 - 31 W Dimming Driver (Standard Dimming 1-10096) 1-100% <25OmA D42 D42 - 42W Dimming Driver (Standard Dimming 7-700%) 50/60 YES 2-0.90 DS2 - 52W Dimming Driver (Standard Dimming 10-10096) -20•C to 50-C (-4°F to 122°.F) 0-10v 1-100% D31ARC - 31WDimming Driver (Architect—IDimmingo.7-100%) D52 120/208/240/277 50/60 D42ARC - 42W Dimming Driver (Architectural Dimming 0. 1-100%) 2-0.90 s20% -30°C to 50•C (-22°F to 122•F) Input Voltage 10-100% <3OmA D31ARG MT - 120-277 VAC Input 50/60 YES Option s20% -20-C to 50•C (-4°F to 122°F) 0-10v GM -R - Round Grout Mask <30mA GM -S - Square Grout Mask 120/208/240/277 HP2 ®RIVER HOUSING DRIVER ELECTRICAL DATA ACINPUT FREQUENCY TYPE RANGE HZ DIMMING POWERFACTOR AT FULL LOAD THD OPERATING OPERATING AMBIENT TEMPERATURE DIMMER RANGE INRUSH CURRENT D121NC 105-305 50/60 YES 2_0.94 <5% -30-C to WC (-22•F to 122•F) Incandescent 10-100% <25OmA D201NC 105-305 50/60 YES 2-0.94 255% -30•C to WC (-22•F to 122•F) Incandescent 10-100% <25OmA D241NC 100-277 50/60 YES 2-0.90 s20% -30°C to 60•C (-22•F to 140°F) Incandescent 10-100% <15A D31 120/208/2401277 50/60 YES 2_0.90 s20% -30•0 to 50•C (-22•F to 122•F) 0-10v 1-100% <25OmA D42 120/208/2401277 50/60 YES 2-0.90 s20% -20•C to 50-C (-4°F to 122°.F) 0-10v 1-100% <30rnA D52 120/208/240/277 50/60 YES 2-0.90 s20% -30°C to 50•C (-22°F to 122•F) 0-10v 10-100% <3OmA D31ARG 120/208/240/277 50/60 YES 2-0.90 s20% -20-C to 50•C (-4°F to 122°F) 0-10v 0.1-100% <30mA D42ARC 120/208/240/277 50/60 YES 20.90 s20% -20-C to 50°C (-4°F to 122°F) 0-10v 0.1-100% <30nnA B� K LIGHTING 40429 Brickyard Drive •Madera, 93636 •USA RELEASED DRAVv1NG NUMBER 559.438.5800 FAX 559.433 8.5900 www.bklighting.com • info@bklighting.com 12-15-16 SUB -2184-00 THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF B -K LIGHTING, INC AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE DISCLOSE ITS CONTENTS. OR TO MANUFACTURE, USE OR SELL ANYTHING N MAY DESCRIBE REPRODUCTION, DISCLOSURE OR USE WITHOUT SPECIFIC WRrrTEN-AUTHORIZATION OF B -K LIGHTING, INC. IS STRICTLY FORBIDDEN. moi/{ MA9116ffRI THEPOVJER OF HP2 ®RIVER HOUSING PROJECT: Constant Current Driver TYPE: SIDE VIEW Specify Fixture Separately 71/4" Dia (184mm) 1" — (25mm) 141/2" lluie 10"Dia 368mm) (254mm) Patented Stability Flange 4" Dia I_ Barrier Plate (102mm) Assembly(ACV-) SPECIFICATIONS Greensource Initiative - Metal and packaging components are made from recycled materials. Manufactured using renewable solar energy, produced on site. Returnable to manufacturer at end of life to ensure cradle -to -cradle handling. Packaging contains no chlorofluorocarbons (CFCs). Use of this product may qualify for GreenSource efficacy and recycling rebate(s). Consult www.bkllghting.com/greensource for program requirements. Faceplate Solid, l/P' machined 6061T6 copper -free aluminum with (5) black oxide, captive, stainless steel mounting screws. Housing Corrosion -free composite, made from high strength, thermoformed, sheet molded polyester compound. Glass reinforced, flame retardant and UV stabilized. (2) Bottom -Entry, 3/4" NPT female conduit entries with knockout plugs and (4) side flats for 1/2" or 3/4" conduit adapters. Patented Stability Flange Corrosion -free composite flange projects Into Installation substrate to reinforce housing stability. Integral REBAR saddles simplify installation onto concrete form. (4) Orthogonal bosses permit use of'h" PCV conduit or EMT to simplify vertical position and leveling of housing. Pre-set self - tapping screws anchor housing at proper elevation. Installation Integral, copper -free aluminum concrete pour collar (CPQ, furnished in Black finish, permits for direct burial installation in soil or concrete. Consult Drainage Installation Guide for In -Grade Fixtures (DIG -IT) for compliance with proper soil preparation and drainage requirements prior to Installation. TOP VIEW r � 71/4"Dia. (184mm) Driver (12-24W) For use with [1) 700mA (D12, D20, D24), Class A, constant current driver. 120.277VAC (nominal) primary input voltage. 50/6OHz. >0.94 Power Factor, <15.OA in -rush current, 0.25A input current, s20%THD (nominal at 120VAC full load). Output over -voltage, over -current, and short circuit protection with auto recovery. EMC: FCC47CFR Part 15 Class B compliant. Dimming driver for use with standard incandescent dimmers. 10-100% range. Driver Wattage must match Fixture Wattage. Driver (31-52W) [1] 1.05A 031, D42) or 1.4A 052), Class A, constant current driver. 120-277VAC (nominal) primary Input voltage. 50/60Hz. >0.90 Power Factor, <15.0A in -rush current, s20%THD (nominal at 120VAC full load). Output over -voltage, over -current, and short circuit protection with auto recovery. EMC: FCC47CFR Part 15 Class B compliant. Dimming driver for use with standard 0-10V dimmers and switch controls. 0.1- 100% range (Refer to driver electrical data). Driver Wattage must match Fixture Wattage. Water Management Self Evacuating Airtight Lamp Module (S.E.A.L). IP -68 rated, vacuum sealed enclosure. Patented Anti -Condensation Valve (ACV') eliminates condensation on interior components. Hightemperature silicone '0' Ring at faceplate. Patented HydroLocka technology provides fail safe water barrier between junction box and Interior components. Anti - siphon valve (ASV') prevents "wicking" through conductor insulation. Wiring /Connectors Teflon' coated wire, 18 gauge, 60OV, 250'C rated and certified to UL1659 standard. OptiLock° and gear tray quick disconnects. [3] Water -Tight connectors supplied for line connection. Maximum [2) #10 & [1] #18. Minimum [1] #12 & [1 ] #18. All dimensions Indicated on this submittal are nominal. Contact Technical Sales if you require more stringent specifications. Finish StarGuard', our exclusive RoHs compliant, 15 stage chromate -free process cleans and conversion coats aluminum components prior to application ofClass'A'TGICpolyester powder coating. Finishtomatch fixture (specified separately.) Warranty 5 year limited warranty. Listings IP -68 Rated Enclsosure. UL Listed. Certified to CAN/CSA/ANSI Standards. RoHs compliant. Made in the USA. t:©L us ROHS , 0W -Teflon is a registered trademark of DuPont Corporation B -K LIGHTING 40429 Brickyard Drive •Madera, 93636 •USA RELEASED DRAWING NUMBER 559.438.5800 FAX 559.433 8.5900 www.bklighting.com • info@bklighting.com 12-15-16 SUB -2184-00 Precision2° and its features are covered in whole or in partby U.S. Patent Nos. 7,033,038; 6;254,258 Bl; 7,249,867 B2; 7,370,988 B2; 7,553,042; 7,560,148; and 7,699,489