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HomeMy WebLinkAboutDRB 2017-11-07 #3SAN RAFAEL THE CITY WITH A MISSION Community Development Department — Planning Division Meeting Date: November 7, 2017 Case Numbers: UP17-012 & ED17-035 Project Planner: Alan Montes — (415) 485-3397 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 3773 Redwood Highway ("Oakmont Senior Living") — An Environmental and Design Review Permit and Use Permit to allow the redevelopment of a 1.29 -acre site with a three- story assisted living facility containing 89 units and 53 parking spaces; APN: 179-064-01; General Commercial (GC) District Zone; William Mabry, Applicant; Eric Ziedrich, Owner; Civic Center Neighborhood. PROPERTY FACTS Location Project Site: North: South: East: West: Lot Size Required: Proposed General Plan Designation Zoning Designation Existing Land -Use GC GC Retail GC GC GC GC N/A (U.S. Highway 101) N/A HR1 HR1 6,000 sf 56,125 sf (existing) Retail, Restaurant Retail U.S. Highway Multi -Family Residential Lot Coverage Allowed: n/a Proposed: 49% or 27,681 sf Height Residential Density Allowed: 36' Allowed: 56 Dwelling units (1 unit:1,000 sf of lot area) Proposed: 35' (40' Tower Element) Proposed: 24 Dwelling units* & 65 Units Parking Required: 49 Proposed: 53 Landscape Area Required: 15% (8,418 sf) Proposed: 25.8% (14,488 sf) Setbacks* Required Front: n/a Side: n/a Ext. side: n/a Rear: n/a Proposed 41' 10' 7'. 10' 9.5" *Dwelling unit means one or more rooms designed, occupied or intended for occupancy as separate living quarters for the exclusive use of one household, with a kitchen, sleeping facilities, and sanitary facilities. SUMMARY The project is being referred to the Design Review Board (Board) for review of site and building design on a project proposing to construct a new, three-story 83,093 sq. ft. assisted care facility on a 56,125 sq. ft. lot. The project is deemed a `major' physical improvement requiring approval by the Planning Commission and the recommendation by the Board. On both November 9, 2016 and February 22, 2017, the Board provided conceptual design review recommendations on the proposed project. At its February 22, 2017 meeting, the Board requested expansion of the stone wainscoting, extending the tower element to meet grade, and generally re- evaluate both the proposed landscape plan and parking plan for the project. . The 2/22/17 Board meeting can be reviewed online at: http://www.citvofsanrafael.orq/meetings/. Staff has included a copy of the conceptual plans to help the Board in assessing whether revisions to the project design have adequately responded to their prior recommendations. A more detailed discussion of the Board's concept review on the project is below in staff's report. Planning staff has concluded that the level of details provided in the formal application generally meets the applicable design -related General Plan policies and Zoning Ordinance regulations and standards. Staff further concludes that the formal application generally meets the Board's recommendations provided during the most recent conceptual design review. However, staff requests that the Board provide its recommendations on the project's compliance with all pertinent design criteria, including the discussion contained in this report, and specifically consider the following: Height Whether the proposed 40' height of the clock tower structure is appropriate as it relates to the scale of the proposed new building on the site and the existing structures in the immediate vicinity of the site Landscaping • Whether the revised Landscape Plan is appropriate for the proposed site and building design. BACKGROUND The site is currently developed with a single -story 19,684 sq. ft. commercial building (previously, "Hudson Street Design"). The site was originally developed as a furniture store in 1971. PROJECT DESCRIPTION The project proposes to demolish the existing commercial building on the site and to construct a new 35 -tall, three-story assisted living complex. The structure is proposed to be 83,189 -sq ft. of living space and an addition 29,892 sq. ft. of underground parking. The underground parking will account for 51 of the 53 on-site parking spaces. The project proposes 89 units, in which 24 of the units qualify as dwelling units and would be counted towards density. The facility includes private and formal dining rooms, a cafe, entertainment/activity rooms, beauty salon, library, and an outdoor courtyard. The project proposes to landscape 25.8% (14,488 sq. ft.) of the site, both along the perimeter and within the "courtyard", where a minimum of 15% is required. ANALYSIS General Plan 2020 Consistency: 2 The following General Plan policies are pertinent to the Boards review and comment on the project design: ➢ Community Design Policy CD -10 (Nonresidential Design Guidelines) recognizes that new structures should be visually compatible with the surrounding structures. Staff finds that the proposed use, an Assisted Care Facility, is compatible with the surrounding residential and commercial uses. ➢ Neighborhoods Policy NH -86 (Design Considerations for Development in the Vicinity of the Civic Center) this property is located within the Civic Center Neighborhood, which the requires: o Urban design analysis to assure compatibility of materials, color and building masses with the Civic Center. o Functional inter -connection with the Civic Center. ➢ Neighborhoods Policy NH -148 (Residential Use at the End of Merrydale Road) promotes residential uses at the end of Merrydale Rd. This property is located near the end of Merrydale Rd. Staff believes the level of details provided in the project submittal generally meets the applicable design -related General Plan Policies Zoning Ordinance Consistency: Use The project is proposing an assisted care facility which is a conditionally permitted use. This use requires approval by the Planning Commission. Site Plan The egress and ingress to the project site would be along Las Gallinas Avenue. The curb cuts are proposed to be 26' along the western end of Las Gallinas and 15' along the northern end of Las Gallinas. The larger curb cut is meant to accommodate two-way traffic, while the smaller one is intended to be an exit only. The structure is intended to fill much of the site, while still providing the required setbacks, and provide the majority of the onsite parking underground. Density The San Rafael Municipal Code limits the maximum density to 56 dwelling units for this site. The project proposes 24 dwelling units and 65 units which do not meet the code definition of "dwelling unit" due to their lack of kitchens (The Municipal code defines dwelling units as one or more rooms designed, occupied or intended for occupancy as separate living quarters for the exclusive use of one household, with a kitchen, sleeping facilities, and sanitary facilities). Architecture The project proposes a craftsman bungalow -style design. The structure incorporates articulation, which steps in on the third -floor corners and steps in and out along the Redwood Highway frontage to lessen the bulk and mass. The elevator shaft has been masked into a clocktower and increased in height, as requested by the Board.' The primary exterior colors and materials are a Kelley Moore KM4641 Bird's Nest for the stucco and a "Hardieshingle" primed siding painted Kelly Moore KM5706 Bonnies Bench. In addition, the project proposes a stone fagade along portions of the ground floor and full cladding the tower element in a stone fagade. Height The site is subject to a 36' height limit pursuant to San Rafael Municipal Code (SRMC) Section 14.05.030. The project proposes a 35 -high structure, with a clocktower/elevator shaft that extends to a maximum height of 40'. Staff requests the Board's comments on the following: .3 • Whether the proposed 40' height of the clock tower structure is appropriate as it relates to the scale of the proposed new building on the site and the existing structures in the immediate vicinity of the site. Parking The parking requirement for assisted living facilities is one (1) space for each five (5) clients plus one (1) space for each staff person, visiting doctor or employee on maximum staffed shift. The applicant has submitted a parking study prepared by Crane Transportation Group. The parking study identified that the facility will need to provide 50 parking spaces based on the facility having 89 bedrooms with up to 96 beds, a maximum of 25 employees during a single shift, and up to five (5) visitors (including health professionals). Our Parking Ordinance would require the following based on the parking study provided during the pre -application: 1 space for each 5 beds = 20 spaces 1 space for each staff member, during a shift = 25 spaces 1 space per maximum number of visitors = 5 spaces TOTAL 50 Required Spaces The proposed plans identify that there will be 89 units and a maximum of 93 beds in the facility. Based on the formula above the project will have a surplus of three (3) parking spaces. The project currently proposes 51 underground parking spaces and two (2) surface level parking spaces. The project is proposing to exceed the City's parking requirement for the proposed use and development. Landscaping The project proposes landscaping along the site perimeter and within the interior "courtyard". The project proposes 14,488 sq. ft. (25.8%) of landscaping, where a minimum 15% (8,418 sq. ft.) is required. Staff requests the Board's comments on the following: • Whether the revised Landscape Plan is appropriate for the proposed site and building design. San Rafael Design Guidelines: Overall, staff finds that the proposal meets the San Rafael Design Guidelines. The project has articulated and varied facades and a lower building height. The majority of the parking is underground. The building has a clear entrance with the use of the Porte -cohere. CONCEPTUAL DESIGN REVIEW On February 22, 2017, the Board provided follow-up conceptual design review (CDR17-001) recommendations on the proposed project. At that time, the Board expressed unanimous support for revisions made to the project design since the Board's earlier conceptual design review (CDR16-007) on November 9, 2016. At its February 22, 2017 meeting, the Board requested expansion of the stone wainscoting, extending the tower element to meet grade, and generally re-evaluate both the proposed landscape plan and parking plan for the project. The 2/22/17 Board meeting can be reviewed online at: http://www.cityofsanrafael.org/meetings/. Staff has included a copy of the conceptual plans to help the Board in assessing whether revisions to the project design have adequately responded to their prior recommendations. Staff believes the formal application has responded well to the Board's comments made. during conceptual review. The extent of the stone wainscoting has been expanded along both the east and 4 north building elevation, along the Redwood Hwy. and Las Gallinas Avenue frontages. The design of the tower element has been extended to meet grade, is cladded in the same stone treatment as the wainscot and includes a `functional feature', a three -sided analog clock. The proposed Landscape Plan has been re-evaluated for appropriate plant species, made more robust and include a shade `pavilion' within the interior courtyard. The proposed Parking Plan has also been re-evaluated with minor improvements incorporated for easier maneuverability. NEIGHBORHOOD CORRESPONDENCE Notice of the meeting was mailed to residents and occupants within 300 feet of the site, the appropriate neighborhood groups (the San Rafael Meadows Improvement Association and the North San Rafael Neighborhood Coalition) and interested parties (applicant and project planner) at least 15 days prior to the meeting date. In addition, notice was posted on the site, along the Redwood Hwy. frontage, at least 15 days prior to the meeting. To date, no comments have been received as a result of this noticing. CONCLUSION Planning staff believes the level of details provided in the formal application generally meets the applicable design -related General Plan Policies and Zoning Ordinance regulations and standards. Staff, however, requests the Board provide direction on the points specified in the Analysis section of this report. Staff further welcomes additional comments or guidance on the any site or building design details that would further improve the project. EXHIBITS 1. Vicinity Map 2. Non -Residential Design Guidelines 3. Applicant's Statement 4. Arborist Report 5. Letter from Digital Simulator 6. Reduced plans 7. Computer Renderings Full-sized and reduced (19"x 97') color plans have been provided to Board members only. Reduced color conceptual plans also have been provided to Board member for comparison cc: William Mabry — Oakmont Senior Living; 9240 Old Redwood Hwy., Suite 200; Windsor, CA 95492 Eric Ziedrich — 359 Hudson St.; Healdsburg, CA 95448 5 �I �� •�a'� �`'�— I4 - �1. �� �' �x 3• �y ,a,. �[ �A I _ O 1 j !fit. moo- L40 oo- 17, vo ip Vp ( rf` s Y . NA � IMF fD 1� a n -fw. es Vr d� [" 'L 5- ` r r '� f^ UQ o ID BG 4 tet " •S� k rD n' j IF CL 0 L i �1 v" 0 ,q .. a ,� I >> W rD rD �� ,� �,:i %r,��;��a+,�l_� ��Jy�y�.'�iJ�j-�;a�r' �'%�•fit rD� l:7 ' y its 0 m exhlblfi 2 SAN RAFAEL DESIGN GUIDELINES Introduction The following design guidelines are intended to assist in the design of new buildings and additions so that they will integrate well with their surroundings. The intent is for new development to enhance its environs and achieve community values of "pedestrian friendly" and "people -oriented" design. In some cases, new development should emulate established patterns of design present in the vicinity. Where there is an existing desirable pattern consistent with zoning regulations of building height, width, scale or materials, new buildings and additions should seek to reinforce the pattern of development. In other cases, however, there is no predominant design theme or pattern, and more variety may exist. Some existing patterns are only a fragment of a potential pattern and difficult to identify. The guidelines are indications of what the City considers to be desirable design. The guidelines also offer suggestions on how to address public access, accommodate automobile access and parking, and integrate signage. The guidelines are discretionary, and are intended to assist projects in achieving high quality design. Applicants are encouraged to seek creative design solutions. Designers may suggest other means of achieving the City's objective of high quality design, as provided for in the Zoning Ordinance. The guidelines are used by staff and the Design Review Board to evaluate the quality of project design and to make recommendations regarding design review approval or denial. The following Residential and Nonresidential Design Guidelines apply to all of the City of San Rafael, except in Downtown and the Fourth Street corridor in the Montecito/Happy Valley Neighborhood where the Downtown Design Guidelines apply, and those lots where the Hillside Design Guidelines apply. The guidelines are intended as an interim document until such time that more detailed guidelines can be developed with public input in accordance with the direction contained in the Community Design Element of General Plan 2020. Illustrations by Howard Izkowitz San Rafael Design Guidelines NONRESIDENTIAL DESIGN GUIDELINES Parking Lots v A logical sequence of entry and arrival as part of the site's design should be provided. v Where possible, design entrances from the street to direct views towards the building entry. v Parking should be distributed to provide easy access to building entrances. v Where possible, parking should be located to the rear or side of a building in order to reduce the visual impact of parking areas. v Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. v Parking areas should be screened from the street with hedges, walls, fences or berms, subject to security considerations. v On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry and exit conflicts. v Auto and pedestrian entrances into the development should be easy to find. For example, special entry treatments, such as colored concrete, special planting and signage should be located at the entries to the site. v Shade trees should be provided in parking lots per the zoning ordinance. Landscaping v Landscaped areas should be planned as integral parts of the development and to create a strongly landscaped character for the site. v Unsightly uses should be screened. v Commercial signage or displays should not be hidden with landscaping. v Trees should be planted in a variety of locations, such as along the side property lines, clustered in planting areas, or distributed throughout the parking lot, consistent with the zoning ordinance. San Rafael Desian Guidelines v Pedestrian areas should be made visually attractive with special planting and flowering trees. v Where feasible, landscape the area between the building and the property line even when a building is located at the minimum required side or rear yard setback. v Retain and maintain existing public street trees and add additional street trees where practical. Lighting v Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. v Shield light sources to prevent glare and illumination beyond the boundaries of the property. v Lighting fixtures should complement the architecture of the project. Pedestrian Circulation v Consider pedestrian orientation when designing building entries, windows, signage and doors. v Include a well-defined pedestrian walkway between the street and building entries. v Clearly define pedestrian movement through the parking lot. For example, provide changes in pavement or separate landscaped walkways. v Where appropriate, pedestrian walkways should be provided between adjacent lots. v Special design elements should be included, such as bollards, pots, benches, trash cans, unique paving, tree grates, tree guards and pedestrian lighting to add visual richness to a"reqs designed for pedestrian access. v Where appropriate, include outdoor gathering places and seating for the public. v Adequate facilities should be provided for bicycle parking, consistent with zoning requirements. Building Form v Where appropriate; locate the building, or a substantial portion of the building along the front yard setback or street edge to create spatial enclosure in relation to the street. v Consider the pedestrian experience when designing the ground floor of buildings. v A continuity of design, materials, color, form and architectural details is encouraged for all portions of a building and between all the buildings on the site. v Consider the development's visual and spatial relationship to adjacent buildings and other structures in the area. San Rafael Desian Guidelines Entryways v A defined sense of entry with pedestrian orientation should be provided. v Building entrances should be defined with architectural elements such as roof form changes, awnings or other architectural elements. Towers v If a tower is included in the design, it should perform a definite on-site function, such as delineating an entrance to a site or a building entry, or emphasizing a display window. v The tower should provide an attractive distinctive silhouette against the sky. v Where appropriate, the visual bulk of the upper portion of the tower should be reduced to reduce its apparent bulk, for example with openings through it or with open latticework. Arcades v Arcades may be used in shopping areas to provide weather protection for shoppers, add a sense of unity to a larger project and/or provide depth to the building. v Arcades may be topped with a simple broad band for tenant signing. v Internal illumination may be used to emphasize arcade forms at night. Awnings v Where appropriate, provide well-designed awnings to enhance the design of the building, provide weather protection, and add liveliness, interest and a sense of human scale. v Provide a uniform treatment of awnings on multi -tenant buildings. v Awning colors may be varied and should be compatible with the colors of the building and of adjacent buildings. v Signs may be provided on an awning, consistent with the zoning ordinance. v Translucent, internally illuminated awnings are not encouraged. v The following building code standards are included for reference: Minimum height above grade: 8 feet; 14 feet at alleys, parking lots or other areas with vehicular traffic Maximum horizontal projection (from face of building): 7 feet, or 66% of the distance between the building and curb, whichever is less Minimum distance to curb: 2 feet between the awning and curb Materials and Colors v Use articulation, texturing and detailing on all concrete exposed to exterior view. v Exterior materials should minimize reflectivity. v Use color to provide appropriate accents on a building. 7 San Rafael Desiqn Guidelines DESIGN GUIDELINES FOR DOWNTOWN AND FOURTH STREET IN THE MONTECITO/HAPPY VALLEY NEIGHBORHOOD The map below indicates the various areas of Downtown and Fourth Street and in the Montecito/Happy Valley Neighborhood to which the following guidelines are applicable. P., San Rafael Design Guidelines Active Pedestrian and Commercial Streets Street Edge Pattern v Buildings should be located to reinforce the street edge. v Much of the front or street side facades of the ground floor should extend to the property line, with exceptions for public plazas, outdoor gathering places, courtyards or landscape setbacks. Driveways and Parking Areas v Driveway cuts and widths should be minimized, and ground level or structured parking should be placed behind buildings. Building Entrances v The primary ground floor entrances should be oriented towards the street or, if appropriate, public plazas or courtyards, and not to parking lots. v Ground floor entries should be frequent. v Entries should be well-defined and well lit for pedestrian safety. Windows v Large storefront window display areas should be provided at the street level on buildings (i.e., approximately 75% clear glass on the primary street level frontage). Building Design v Building design should provide interest and variety at the street level through awnings, marquees, entries and display windows. v Long, monotonous, uninterrupted walls should be avoided. v Provide differences in fagade treatment between ground level and upper levels to add visual interest to the building and the pedestrian experience. San Rafael Design Guidelines Public Spaces and Courtyards v Public spaces are an integral part of the pedestrian circulation system, and should not be separated from the sidewalk with walls or stairs. v Other sides of the public space should provide a sense of enclosure, for example, define edges with buildings, landscaping, street furniture, railings or fencing. v Public spaces should be adequately landscaped and should include street furniture. v Public spaces should be located to take advantage of sunlight and shield wind exposure. v Shopping or eating opportunities are encouraged within or adjacent to public spaces. Landscaping v Colorful, small scale plants, including hanging plants, are encouraged in small areas along the street front for variety and interest or to define building entries. v , Artificial plants are discouraged. Height v Multi -story buildings on the south side of Fourth Street should include step backs or other design techniques to retain sunny sidewalk areas on the north side of the street. v Height should be minimized through methods such as building colors, upper -story step - backs, and placing units under eaves. Fifth/ Mission District and Environs Building Design v To provide visual interest, long, monotonous walls should be avoided. v Where retaining walls are needed, they should be low, or terraced and landscaped. v Entries should be well defined and orient to the street rather than to a parking lot. Setbacks v Where setbacks are provided, they should be landscaped. v Street trees are an important element and should be retained and enhanced. Residential Design v Residential building types that are oriented to and bring vitality to the street are encouraged. Building types include townhouse and podium apartments with garages no more than 1/2 level above grade. 10 San Rafael Design Guidelines Second/Third Corridor and Environs Building Design v To provide visual interest, long, monotonous walls should be avoided. v Building walls should be articulated. Streetsca pe v To create a boulevard effect along Second and Third Streets, varied, landscaped setbacks are appropriate. v Additional street trees are strongly encouraged. v High canopy traffic -tolerant trees should be provided. Residential Design v Where possible, residential buildings in this area should orient to the more pedestrian - friendly side streets. v Main entries should be well defined and oriented to the street rather than to a parking lot. Parking Lots v Entrances to parking lots should be distinctive and easy to find. v Parking lots should be landscaped between the street and parking lot. v Driveway cuts and widths should be minimized to prevent vehicular conflicts. 11 San Rafael Design Guidelines Historic and Architecturally Significant Buildings Pattern and Scale v Renovations to historic and architecturally significant buildings identified in the San Rafael Historical/Architectural Survey Final Inventory List of Structures and Areas should be carefully designed to retain significant building characteristics. v New buildings, additions or major remodels in the vicinity of a building in the Survey should respect the pattern, scale and design of the older building, and not create visual distractions. Transition v Provide an appropriate transition in height between low rise and taller buildings through, for example, careful use of building stepbacks or variable roof heights. Windows v Windows should be properly proportioned. v Where appropriate, upper story windows should be vertically aligned with the location of windows and doors on the ground floor. Horizontal Lines v On streets with a concentration of older buildings that have a well-defined design pattern or rhythm, preserve and complement horizontal building lines, such as cornice lines and window frames of adjacent architecturally significant buildings. 12 San Rafael Desian Guidelines Proportions of Openings v On streets with a concentration of older buildings that have a well-defined design pattern, the size and proportion of window and door openings should be similar to those of surrounding facades. Materials v On streets with a concentration of older buildings, an infill fagade should be composed of materials similar to adjacent facades and should not stand out against the others. Differentiation between Ground Floor and Upper Floors v Older buildings, particularly mixed use buildings, tend to differentiate between first floor and upper floor fagade treatments. This is an appropriate design feature to emulate in new construction adjacent to such buildings. Roof Shapes v Relate new roof forms to those found in the area. View of St. Raphael's Church Spire v Conduct a view analysis for projects over one story in height within the shaded area of the map below to determine the impact the development would have on views of the St. Raphael's church spire. 13 Exti�b; �-3 OAKMONT of SAN RAFAEL Oakmont Senior Living is submitting an application to bring our assisted living services to the city. To accomplish this we are proposing to replace the current single story showroom building, built in 1971, on the 56, 125 square foot lot at 3773 Redwood Hwy with a new state of the art senior assisted living community. The surrounding land uses are: To the north of the site is Las Gallinas Ave followed by two story apartments and La Hacienda Taqueria. The East side of the property is bordered by Redwood Hwy and then the 101 freeway. The South is Herb's Pool Service. To the West is a three story senior apartment building and another three story apartment complex. We believe this one acre site will be an ideal location for our residents to enjoy the accessibility and close proximity to all the amenities that the city of San Rafael has to offer.- The ffer. The proposed project will provide eighty nine (89) assisted living units offering a wide range of services within a gracious and secure environment. All the units of this senior health caxe facility will be licensed by the State of California Department of Social Services as a Residential Care Facility for the elderly, classified as "Assisted Living". This three story structure will be designed architecturally from the ground up to provide for the special needs of our seniors. All the rooms will be supplemented with common areas to promote friendships and create a sense of open community. The building will also be fully sprinkled and built using type III A construction. This community will provide amenities such as private and formal dining rooms,. a cafe, entertainment and activity rooms, beauty salon, library, outside courtyard and more. There will be an in-house fitness center, and a private Surround -Sound theater. Luxurious comfort will be defined by the fine woodwork, elegant furnishings, artwork, fireplaces, and fresh flowers. Conversation areas are strategically located throughout the building to promote socializing. In this fully licensed residential care community, residents will receive healthy meals in our dining room, housekeeping, assistance from knowledgeable staff, an emergency response system, programs and health screening. The dining room and exhibition kitchen will be operated like a restaurant directed by a chef. Breakfast is served from 7 to 9:30AM, lunch from 11:30AM to 1:30PM, and dining from 5 to 8PM. Progressive care needs of the residents will be addressed by providing high levels of assisted living in their individual units. This will fulfill our aging -in-place philosophy allowing our residents to stay in their chosen unit. At move -in the majority of our residents are in their early to late 80's. They utilize a myriad of assisted living services offered within the community such as our in house concierge doctor program and diabetes management.. In addition, twenty five (25) of the units are set aside for memory care. The memory care program will be offered in a specifically designed area for residents with Alzheimer's or Dementia. Being that few residents drive, we take care of their transportation needs by providing a small bus and driver along with a town car. The Staff will take residents to shops, doctor appointments and community activities. We are happy to say our parking will consist of fifty-three (53) spaces which will more than accommodate all our parking needs. Housekeeping services, residential and grounds maintenance, and 24-hour on-site management are among the many amenities that provide peace -of -mind. In addition to our personal service philosophy, we promote intergenerational opportunities and work closely with the community to develop ongoing programs. Being that this is a licensed facility the property will be operated on a 24-hour basis, seven days a week. The number of employees will fluctuate throughout the day. That being said we anticipate about sixteen employees during the day and evening shifts and three employees for the night shift. All shifts will not start during the AM/PM peak commute times. The morning shift starts at 6 AM the Afternoon shift will start at 2 PM and the night shift at 1 QPM. We are proud to say at our facilities over fifty percent of our employees are residents of the local community. We anticipate the new project will have a similar percentage of employees living in San Rafael. Our facility will have little or no impact with regard to: • Traffic: Low impact, and would not affect the AM/PM peak commute times. • Schools: All residents are senior citizens; therefore schools are not affected. • Noise: Probably the least noise of any type of development. Socially and economically our proposal provides much needed high quality services for seniors, full time jobs for the local community and will support the local economy. ANCILLARY SERVICES PROVIDED BY THE LOCAL COMMUNITY' Construction Phase • Subcontractors, such as -Framing -Grading -Concrete -Painters -Drywall -Roofing • Materials suppliers -Concrete and gravel -Lumber -Landscape and nursery • Industrial equipment rental Physical Plant • Landscaping service • Service companys and supplies • Pest control • Window cleaning • Commercial cleaning services • Fire sprinkler and alarm maintenance • Elevator/HVAC maintenance • Kitchen and culinary supplies Personal/Business Services • Food service • Banking and financial services • Commercial laundry • Doctors • Florist • Bottled water • Medical prescriptions • . Massage therapist • Hairdresser • Entertainment -Landscaping -Masonry -Plumbing -Electrical -HVAC • Moving services • Cable TV • Auto and van purchase and maintenance • . Chemical and housekeeping supplies • Exterminator • Personal care supplies • Medical equipment purchase and rental • Newspaper advertising EMPLOYMENT NEEDS We anticipate that the majority of our employees will be hired from within the community. • Caregivers • Housekeeping ® Culfinary staff • Nursing staff • Business Manager • Office staff • Marketing • Maintenance personnel • Concierge • Activity Directors LA BECKY DUCKLES CONSULTING ARBORIST & LANDSCAPE ADVISOR 8876 OCCIDENTAL RD., SEBASTOPOL, CA., 95472 707.829.0555 PH. R' OAKMONT OF SAN GAEL 3773 Redwood Highway SAN 1t'1 nAid+y CA ARBORIST°S REPORT - SUMMARY April 27, 2017 This site is a flat parcel in a commercial district in San Rafael. The twelve existing trees on site around the empty building, in the parking area and along Las Gallinas have all been evaluated, identified by species, diameters measured, condition and structural soundness ratings shown on the accompanying spreadsheet inventory. The recommendations in the comments column (preservation or removal) are based on the proposed construction as well as their condition. The three street trees on Las Gallinas are grafted camphor trees, whose roots are severely damaging the adjacent sidewalk, curb and gutter. They will be removed and replaced with a more suitable species. Respectfully submitted, Bmcy tDucxLES Becky Duckles, Project Arborist ISA Certified Consulting Arborist #WE -0796A -0 UP 9) i CD m N O Lo 00 m Q1 R not v m m m m m : i N CD -Oi O Z r+ C rm+ C rm + C rt G rm+ C n CL n co 3 3 3 CL zi tz fl C5 Q Z 3 0 0 v v v v M ro C) w f4' h• ry• M (4' m a 3 v v m V' ro m o o n n n n m m. y y w ^ -I � �. m w ..+ _ ..� N N N -' N N G n A --I-I W y imC O N o o rn x o o 0 m °o 0 0 � _� ' a m a o o a T a CL t* m a r- 0 0 _ '0 N \ 't7 T CL m m O O O O -n O m n O 00.. 0 O0 ¢ O ° h T. O., - O_ C aCD r h ° ° o 2) o Q p o 0 0 a o y (D m m h m Cr m m n i7 ° CD M �8 w m n0 0 o m N CD 6' 3(D co CL y v = rr N N O_ N O_ o O. O_ CL w CL n�i d o p h 7� m iT SU m m CD O" m Q rr Q co Q < (D �,CD o N o m Q of C c n c -n QQ O• (D v 0 �7 CLCD �" _� z CD CID cno o su Q- cca W s ° m y o .+ 3 0 0' r+ a O s N rt It Q 7 S m m t� i tY N m O CD a• 'in m n O N mmID 7rmv3m m 0 0 — h< m m ° o m O. {D O. i C < r+ < uCDi a z OA m m `z. m CD fl n- z m 3 CL o cQ rr < m w m o m C -I 0 < (Dm m Q a o zr Q c o Q S 0 Q w r+ CL CD CD :rt < O a CL N m O< c CD Q m (p a < m m Q ti N N Q � � 0O 3_ N Q. O CDO CD CD ra• CL CD O_ UP 9) i CD m Exl;ib it 5"'N'. . Computer Simulations for Architectural Visualization 4'k�x� MY I Z u I f Oakmont of Sa_n Rafael Visual Simulations PLANNING Overview: The Digital Realm was hired by Oakmont Senior Living to produce the visual simulations for Elnoka, LLC. The Digital Realm has provided 3D visuals in Sonoma County for over 17 years and has earned the reputation for creating a final product of the highest quality and accuracy. 3D Process: 3D building models are modeled based on cad files provided by client, OSL. The cad files are cleaned up and then important into the 3D software and used as a template. This template insures that the final 3D model will be created to the highest accuracy. Once the basic 3D building model is completed, materials and colors are applied based on the client specs. Site Model: Similar to the building model, the cad topography and site plan files provided by the Civil are also used as a template. The Digital Realm than models all the site features such as topography, roads, walkways, etc. Materials and landscape elements are applied to the model based on the Landscape Architects specifications. Site, Visit and Photography: A member of the Digital Realm and OSL visit the site to establish the view corridors. Once the viewpoints have been determined, photographs are taken from these locations. A 35mm digital SLR is used for the site photographs and the lens configuration is set to 35mm. The 35mm digital lens is equivalent to a 50mm film camera lens. The 50mm lens simulates what the human eye will see_ This criteria meets the specifications set forth by the County of Sonoma. and City of Santa Rosa for a photo -simulation process. Process for creating the final product: The 3D building models and site model are merged together to produce an accurate virtual depiction of the developers intent. The site photographs are used as a background plate in the 3D software and a 3D virtual camera is created. The 3D camera is matched up to the physical camera specifications. This insures an accurate relationship between the 3D environment and the site photograph. A sunlight system is set up in the 3D software to simulate the suns intensity and location relating to the environment at the time when the photograph was taken. The 3D scene is then rendered, creating an image that will be used for the compositing process. The final image and site photograph are composited in Photoshop. A labor intensive process, masking out the foreground, background and 3D elements, creating a seamless final image. 2456 Prairie Lane Santa Rosa CA. 95403 Ph: 707-568-1005 Pax: 707-568-1040 r— § TITLE SHEET OAKMONT AL"°BAL II � 3 nm aocn��aw OAKMONT of SAN RAFAEL��.'�' � (����,_mo�° Z� i aA nei i.nlee e�wF_ seN vesea. eeurr�ie i p © © O© OO 0 0 O 1� All ig ON - B NW IAV SV N1 Stll i O O O - --t--=_ O B Ill; _..� jig Jill PIP a�=aaasaaaaa � aasaaaaaaa�saeea � t' € -- U IR �a z 13 OHM I s wsassss e ° 3i € £a"o as g m W A a i k—s•o•—k If Ei9 INN ury9P wj � c o MOB I MINI I�€x� _ 4g S _'Lq ce 23 2B•3B JO ° p 4> ''° 4a 4> ° '•a > qa y9 of , inN3AVSVNITWOGV1 'a .r..._. .....V 1 1 vQ.. J ! 2a s 40 Rs ? Qj Iq6 2 I Y 1 q3 0, f H P g FFF�� E� qo g o h R aa�3 °I iq °' i m a °p ° I ° cc i Z 9 1 � c o MOB I MINI I�€x� _ 4g S _'Lq ce 23 2B•3B JO ° p 4> ''° 4a 4> ° '•a > qa y9 of , inN3AVSVNITWOGV1 'a .r..._. .....V 1 1 vQ.. J ! 2a s 40 Rs ? 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