HomeMy WebLinkAboutDRB 2019-08-20 #3REPORT TO DESIGN REVIEW BOARD
SUBJECT: 999 3rd Street (BioMarin R&D Building/WWhistlestop Senior Center/Senior
Housing) — Request for Design Review of two 70 -foot tall, four-story Research and
Development buildings on a 133,099 sq. ft. parcel, currently developed as a vacant lot,
and a 67 -unit, 70 -foot tall, six -story senior center and affordable senior housing building
on a 15,000 sq. ft. portion of the northwestern corner of the parcel; APN: 011-265-01;
Second/Third Mixed Use (2/3 MUE) District Zone; Shar Zamanpour, Applicant; BioMarin
/ CCCA, LLC, Owner; Downtown Activity Center neighborhood area.
The Design Review Board (Board) reviewed the formal Design Review Permit applications for this
project at their regular meeting of June 18, 2019. The Board was extremely impressed with the
revisions that had been made the both the BioMarin and Whistlestop project since the conceptual
review. They found the architecture, landscaping and other design details well designed, and exciting
for this key downtown location. There were approximately 7 people who spoke, all in support of the
project.
The Board had a few minor design details which they recommended could be improved and
unanimously voted 5-0 (Member Paul moved/Member Kent seconded) to continue the matter to a date
uncertain with the following consensus items that can return as a consent item.
Whistleston
• Need more cohesive fenestration throughout; simplify the fenestration along the Third and
Brooks St. elevations while improving the fenestration along the east elevation;
• Create a greater sense of entry along 3rd St; and
• Reduce the visual bulk of the 6th floor by stepping back the parapet on top of the 6th floor.
Rin Marin
Plant the most mature trees as possible to help mitigate bulk/mass;
Landscaping at the Third and Lindaro St. corner needs further enhancement with two smaller
ornamental trees; and
Investigate pedestrian crosswalk safety along Lindaro St, across both Second and Third St. It is
important and should be improved.
A copy of the video and staff report from the June 18th meeting are provided here.
REVISIONS/ANALYSIS
Since the last meeting, the applicant has revised their plans to address the consensus comments
above. A written response narrative for each of the changes has been prepared by the applicants (see
Exhibit 1). The revised plans, including a before and after, is reflected in the attached design package
(see Exhibit 2). The entire set of plans that the Board reviewed on June 18th has not been updated for
this follow-up review. The applicant just provided the applicable plan sheets to demonstrate the
changes to address the consensus items.
Staff has reviewed the project revisions and requests review and approval from the Board. The
proposed design was evaluated in the 6/18/2019 staff report and was found consistent with the General
Plan, Zoning Ordinance and Design Guidelines. Staff has the following comments about the proposed
revisions that have been prepared to address the Board's consensus:
Whistlestop / Eden Housing
• The Whistlestop/Eden Housing building entrance has been further refined to give a greater
sense of entry and window fenestration on the 3rd Street facade has been modified to create
more cohesiveness and simplicity across all street frontages.
• The sixth -floor parapet wall has been reduced by 6" and materials/colors have been modified to
reduce visual inconsistencies. The color of the parapet trim was lightened in order to soften the
parapet's visual appearance.
• As such, concessions specific to density, height, and parking are automatically granted.
• Staff believes that the applicant has addressed the Board requests.
BioMarin R&D Buildings
• BioMarin has modified the landscaping plan to address the Board requests for enhanced
landscaping at the 3rd St/Lindaro St intersection and has added an additional pedestrian
entrance at the corner (for access to the public plaza).
• In addition, BioMarin has revised materials for the second -floor fagade above the plaza to
include more fenestration consistent with the entirety of the building.
Regarding the recommendation for cross walk improvements, that topic, as well as other traffic
and environmental considerations, are all considered and evaluated as part of the Draft EIR,
which was recently release for public review. As part of the EIR, there may be improvements,
modifications to pedestrian or traffic circulation in and around the site. So, revising the project at
this time is premature, but the suggestion from the Board will be addressed through
environmental review.
• With the above noted changes, staff recommends that the applicant has addressed the Board
requests.
Notice of the hearing was posted on site and mailed to the surrounding residents and property owners
within 500 feet, as well as the Gerstle Park Neighborhood Association, Bret Harte HOA, Federation of
San Rafael Neighborhoods, Montecito Area Residents' Association and the Lincoln/San Rafael Hill
Neighborhood Association, a minimum of 15 days prior to this DRB meeting. At the time of the printing
and distribution of this staff report, no comments have been received based on this noticing.
i
Overall, staff continues to find that the project design is generally consistent with the overall design
aesthetic of the 2/3 MUE District. Proposed revisions to building facades appear to address the Board's
recommendations and are consistent with the overall site plan and proposed project. Proposed
landscaping revisions for the project are consistent with the overall landscape plan for the project site.
2
The Planning Commission and Board have previously reviewed the issues related to bulk/mass,
articulation, colors, materials, height, FAR, and parking, and have preliminarily acknowledged the
application can be approved pursuant to San Rafael General Plan and Zoning Ordinance consistency.
Staff recommends that the revisions have addressed the Board's consensus items and that the Board
should recommend approval of the project design, as revised. The matter will then move to the
Planning Commission for review of the Draft EIR and Final EIR and project merits and then the City
'Council for final action.
77
1. Applicant Response Letters
2. Reduced Project Plans
a. Whistlestop Revisions
b. BioMarin Revisions
(11 "x 17" partial, color plans provided to the Board members only.)
cc: Shar Zamanpour, BioMarin (via email)
Susie Criscimagna, EDEN housing (via email)
Joe O'Hehir, Whistlestop (via email)
Tara Callahan, BioMarin (via email)
3
Whistlestop Healthy Aging Campus & Senior Housing
Design Revisions addressing 06/18/19 DRB Comments
The following changes have been made to the Whistlestop building design to address the
comments by the Design Review Board:
Lommem 1, M vd more cohcQ,ve fenestration throughout; simplify the fenestration along the
Third and Brooks St elevotioms while improving the fenestration along the east elevation.
- Third Street Elevation (AUR)
o To simplify the fenestration, the bay windows have been replaced with recessed
windows. The mullion pattern has been revised to be similar to the other
residential windows of this size.
o On the First and Second levels (Whistlestop Floors), modified the mullion pattern
to relate to the residential windows above.
o Rainwater leader previously shown on this elevation has been removed.
- Brooks Street (West Elevation) (A8.1 R)
o We have removed the vertical shading fins on the Whistlestop levels and
replaced them with simpler horizontal metal sunshades. Mullion pattern on the.
first two levels has been similarly modified.
- Side Elevation (East) (A8.2R)
o The revised Side (East) Elevation employs similar approach. We have added and
enlarged some of the windows at the residential levels on each side of the stair
tower to match the rest of the window types and patterns on this elevation. This
improves the fenestration on this building side and creates stronger symmetry.
o The panels between the 2nd story windows have been removed, creating
separate windows which relate to the windows above; and we changed the
window mullion pattern to relate to the windows above.
(See A8.OR-A8.4R and AO.1 R)
Comment 2: Create a greater sense of entry along 3rd St.
The entry, ramp & stair reflect the original layout. To emphasize the entry we are proposing a
metal canopy at the ramp opening on the Brooks Faoade, which wraps around the corner as
shown on the attached perspective view. Additional signage has also been added on Third
Street over the planter area. (See AO.1 R)
Note: We did study an option which reversed the ramp and stair locations, however the
shortened ramp required a steeper slope and a turn in the ramp. This would make accessing
the building for seniors more difficult thus this option was not selected.
(See AO.1 R and A8.OR)
Comment & Reduce the v ial bulk of the 6'" floor
We will work to reduce the parapet height 6" to 12" depending on the final roof structure design.
We are showing the parapet slightly lower in the attached drawings. Additionally, we lightened
up the color of the exterior material at the sixth floor portion of the building in order to soften the
parapet's visual appearance. The metal roofing coping matches the new lighter color of the wall
below it. Note: The parapet height is required by OSHA codes and will screen roof equipment.
(See A8.OR-A8.4R and AO.1 R)
Exhibit 1-1
July 31, 2019
Mr. Raffi Boloyan
Planning Manager
City of San Rafael
1400 5th Ave
San Rafael, CA
Re: 999 31d Street
Attached please find 10 printed sets of the drawings that have been modified to reflect
DRB comments from June 18, 2019 as well as one electronic copy on USB. The
changes are as follows:
1. Site plan Changes: Front porch access from the 3rd street side walk is revised to
provide access closer to the intersection of 3rd and Lindaro.
2. Elevation: Elevation of retail area has been minimally modified
3. Landscape:
a. Two Maple trees are added along 3rd street north of the Front Porch
b. One more Chinese French tree is added to the front porch along 3rd street
c. Tree sizes are noted to assure large trees will be planted
d. Front porch landscape is modified to address new access location
105 Digital Drive . Novato, CA 94949 . Tel 415.506.6700 . Fax 415.382.7889 . www.BMRN.com Exhibit 1-2
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