HomeMy WebLinkAboutDRB 2020-02-04 #2REPORT TO DESIGN REVIEW BOARD
SUBJECT: Windward Way Light Industrial Development - Request for Conceptual
Design Review to merge three legal parcels and develop two one-story light industrial
buildings; APN: 009-330-08, -07, -11; Light Industrial/Office (LI/0) Zoning District; Ana Keller
for Universal Portfolio LTD, Owner; Patrick Cousens for Fredric C. Divine Associates
Architect. Inc., Applicant; File No.: CDR19-005.
PROPERTY FACTS
Location
General Plan Zoning
Existing Land Use
Project Site:
LI/O
LI/O
Vacant
North:
GC
GC
Commercial
South:
LI/O
LI/O
Office
East:
MDR
MR2
Vacant
West:
LI/O
LI/O
Office
Lot Size
Maximum Lot Coverage
Required:
6,000 s.f.
Standard: NR
Proposed:
110,723 s.f.
Proposed: 29%
Height
Floor Area Ratio (FAR)
Allowed:
36 feet
Allowed: 0.38
Proposed:
29'/2 feet
Proposed: 0.29
Parking
Min. Lot Width (New lots)
Required:
64
Required: 60 feet
Proposed:
65
Proposed: 660'+
Minimum Landscape Area
Setbacks Required
Proposed
Required:
20% (22,145 sf)
Front 25'
25'
Proposed:
Unknown
Side — Interior 10'
10'+
Rear 10'
101+
SUMMARY
The project is being referred to the Design Review Board (Board) for review of a proposed
light industrial development at the terminus of Windward Way. The project proposes two.
one-story buildings to be approximately 19,770 square feet (Building A) and 12,360 square
feet (Building B) as well as other site improvements including landscaping and drainage.
Each building will comprise multiple tenant suites ranging in size from approximately 2,100
to 8,500 square feet.
The site is comprised of three '(3) adjacent legal lots which are currently vacant and have
historically been used for parking. The applicant is seeking the Board's recommendations on
the proposed project design which will be the basis for submittal of a formal application. With
the Board's recommendation, the applicant will submit a formal application for an
Environmental and Design Review Permit. Once a formal application has been submitted,
the project will be scheduled to return to the Design Review Board for a formal
recommendation which will be forwarded to the Planning Commission for final decision. Other
entitlements required include a Lot Line Adjustment to consolidate the three contiguous
parcels into one.
Staff is seeking the Board's evaluation of the project's consistency with design criteria
contained in the applicable design -related General Plan policies, Zoning Ordinance
regulations, and San Rafael Design Guidelines for nonresidential development, discussed in
detail below. Staff is requesting that the Board provide recommendations on how to
effectively address the following:
• Site Plan - Whether the proposed site plan demonstrates efficient use of the site given the
FAR requirements and existing easements onsite.
• Architecture - Whether the design proposed for this project contributes to the mix of
industrial and office styles of the neighborhood.
• Colors and Materials - Whether the colors and materials are appropriate.
• Landscaping - Whether the proposed landscaping is adequate in location and proportion
and provides an appropriate contribution to the streetscape.
BACKGROUND
Site Description & Setting:
The project site is comprised of three individual parcels, which will be merged into one parcel of
approximately 110,723 square feet. The site is bounded by Windward Way to the east,
commercial uses to the north, and a mixture of office and light industrial uses to the west and
south. Existing easements on site include the following:
9 10' sanitary sewer easement located mid -site and perpendicular to Windward Way,
• 10' sewer outfall easement located along the southern boundary of the site and
perpendicular to Windward Way,
• 25' tower line easement located along, and parallel with, the Windward Way frontage,
• 271/2' PG&E easement also located parallel with Windward Way
The site is located in the 100 -year flood plain (Zone AE) and has a Base Flood Elevation (BFE)
of 10 feet. As proposed, the project will elevate the structures to a finished floor level of 11 feet.
History:
On January 3, 2019, staff provided the applicant with pre -application review comments. The
scope of the project during the pre -application review included three one-story industrial buildings
on three individual lots whereas the proposed Conceptual Design Review submittal now proposes
two one-story industrial buildings and the consolidation of the three lots.
PROJECT DESCRIPTION
Use. The conceptual design proposes two 29'/2 -foot tall industrial buildings. Each building
will have multiple suites which will provide space for uses listed as permitted and conditionally
permitted in the LI/O zoning district. Currently, the applicant is not proposing specific
uses/tenants to occupy the space. Individual tenants will be required to obtain zoning
clearance from the Planning Division, at which time any additional entitlements required, such
as a Use Permit, will be processed.
Site Plan: Pursuant to Section 14.16.150 of the San Rafael Municipal Code (SRMC),
industrial/office developments where office use is limited to 25 percent is permitted to have up to
0.38 FAR. The project proposes a FAR of 0.29 and is therefore consistent with the SRMC. The
preliminary site plan submitted with the application for Conceptual Design Review indicates three
new curb cuts will be installed to provide access to the site. Building A, located at the north end
of the site will be approximately 19,770 square feet with six (6) tenant spaces ranging in size from
approximately 2,180 to 4,580 square feet. Building B, located at the south end of the site will be
approximately 12,360 square feet and will be comprised of two tenant spaces. Parking will be
provided throughout the site, including ADA compliant spaces. Refuse enclosures are proposed
at the north and south ends of the site and pedestrian walkways are provided throughout the site.
Architecture: The proposed design features vertical and horizontal metal panels and concrete
blocks and columns. The majority of both Building A and Building B will be beige as shown on the
color and materials board. Accent colors include roof overhangs in redwood and prefinished steel
trims along the roof parapet. Steel roll -up doors are featured at the north and west elevations of
Building A and the east elevation of Building B. The angled roof element featured on each building
serves to break up the horizontal massing of the structures and creates a pedestrian -scale entry
into the buildings. The east elevation of both buildings is clearly articulated with features which
create visual interest. Building A provides more defined articulation at the north, west and south
elevations whereas Building B lacks articulation at the north and west elevations. However,
Building B is setback further than Building A from the public right-of-way, and therefore the limited
articulation may be appropriate. Staff is seeking the Board's recommendation on the architectural
design of the site as a whole, including the varying articulation of each building.
Landscaping: Plans submitted for conceptual review do not include a landscape plan, however,
based on the preliminary site plan, it appears that the project will provide landscaping adjacent to
the Windward Way street frontage, along interior property lines, and in designated parking areas.
Upon submittal of a formal application the project will need to demonstrate compliance with the
twenty percent (20%) landscaping requirement as specified in the development standards for the
zoning district.
ANALYSIS
Conceptual Design Review provides an opportunity for feedback on the design, color, and
material concept of a proposed project prior to formal application submittal. The conceptual review
seeks feedback from the Design Review Board, City Staff, and the public and provides comments
to the applicant on appropriateness of design and compliance with design review criteria. Staff
has reviewed the proposed project and provided preliminary feedback and questions regarding
the design approach for the Board to consider in providing its comments. Below is a general
analysis of the project's consistency with the City of San Rafael General Plan 2020, Zoning
Ordinance, and Design Guidelines.
General Plan 2020 Consistency:
In general, the project is consistent with the applicable design -related San Rafael General Plan
policies. A full consistency review will be conducted upon formal project submittal. The site is
designated Light Industrial/Office on the General Plan 2020 Land Use Map. Design -related
policies applicable to the project at a conceptual stage and how the project complies with these
policies are described below.
Land Use Policy LU -12 (Building Heights) Exhibit 7 of the General Plan identifies maximum
building height limits in Central San Rafael. The area of the proposed project allows buildings to be
a maximum of 36 feet. The project proposes a height of 29' 6", which is consistent with the
maximum allowable height for the site.
Community Design Policy CD -3 (Neighborhoods) seeks to preserve and enhance the positive
qualities that are unique to each neighborhood. The Board is being asked to recommend design
qualities that will fit within the context of the Canal Neighborhood including the surrounding
industrial, commercial, and residential uses.
Community Design Policy CD -12 (Industrial Areas) recognizes the economic importance of
industrial areas and seeks to design them in such a way that creates a visually comfortable and
welcoming appearance. The Board is being asked to recommend design qualities that are
consistent with this General Plan policy.
Community Design Policy CD -21 (Parking Lot Landscaping) recognizes the importance of
landscaping in parking lots to control heat buildup from pavement, reduce air pollution, provide
shade, and soften the overall appearance of large parking lots. The project proposes to provide
landscaping throughout the site. Staff is seeking input from the Board related to the adequacy of
the proposed landscaping.
Zoning Ordinance Consistency:
The following development and performance standards are applicable to the project. As noted in
the development summary table earlier in the staff report, the project proposes to comply with the
development standards of the LI/O district. The following items are applicable to the project. As
noted, some items will need to be addressed or clarified upon submittal of a formal application:
Heigh
The applicant proposes to comply with the maximum height permitted by the LI/O zoning district.
Surrounding development is similar in scale to the proposed project. Therefore, the proposed
buildings are compatible with regard to height.
Landscaping
The LI/O district requires a minimum landscaped area of twenty percent of the project site. Plans
submitted for a formal application will need to demonstrate compliance with this requirement.
Furthermore, plans submitted for formal application will need to provide a preliminary landscape
plan detailing plant species and location.
Refuse
Pursuant to Section 14.16.025 of the SRMC, the proposed project will be required upon formal
submittal to provide an area on-site suitable for collection of trash and recyclable materials. Plans
submitted for conceptual design review indicate two areas designated for refuse storage,
however, elevation details are not provided. Upon formal submittal, the applicant will need to
demonstrate compliance with regard to screening, access, and dimensional requirements.
Parkin
The total parking obligation for the project is 64 spaces. The project proposes to meet the required
parking for this project, as follows:
Parking Obligation
Parking Ratio
Square Footage
Parking Required
Parking Proposed
Industrial:
Building A
Building B
1/500 s.f.
1/500 s.f.
19,769 s.f.
12,355 s.f.
39.53
24.71
40
25
Total
132,124 s.f.
164.24
165
Bicycle Parking
Section 14.18.090 of the Zoning Ordinance provides requirements for bicycle parking in new
non-residential dcvelopments. The number of short-term bicycle parking spaces required is
equal to five percent (5%) of the required automobile spaces with a minimum of one rack that
can accommodate two bicycles. The total number of short-term bicycle parking spaces
required to be provided by the project is three (3). Plans submitted for conceptual design
review do not indicate bicycle parking. Plans submitted for formal review will need to
demonstrate how bicycle parking will be accommodated and shall comply with design
standards pursuant to section 14.18.090(E) of the SRMC.
Off-street Loading and Unloading
Light industrial uses are required to provide off-street loading and unloading spaces at a ratio
of one space per 20,000 square feet of gross building area. The project proposes a total of
32,124 square feet of gross building area between Building A and Building B and is therefore
required to provide a minimum of two (2) loading and unloading spaces. As proposed, the
project will provide one loading space at the south end of the site. Upon formal submittal, the
applicant will need to demonstrate compliance with the minimum requirement of two loading
and unloading spaces. Further, in a memo dated November 16, 2018 the Department of
Public Works provided the applicant with comments related to access. The requirements of
the Public Works Department will need to be satisfied, and it is possible that these
requirements could change the site design. As such, staff is seeking Board feedback and
recommendations on the site design as proposed.
Fencing and Screening
The site currently contains chain link fencing around the perimeter of the site. It is unclear
whether the fencing will be retained or removed. Pursuant to Section 14.18.160 of the SRMC,
new parking lots with more than five spaces shall provide landscaping to screen parking
spaces from the public right-of-way. As proposed, the site plan indicates landscaping along
the Windward Way frontage, however, without detail of the landscape palette it is unclear if
the parking area will be adequately screened from the public right-of-way.
Light and Glare
Pursuant to Section 14.16.227 of the SRMC, colors, materials and lighting shall be designed
to avoid creating unique offsite light and glare. The proposed colors and materials appear to
be consistent with this requirement. Plans submitted for Conceptual Design Review do not
specify location and detail of lighting for the property. Upon formal application submittal, a
lighting plan with photometric study will need to be provided
San Rafael Design Guidelines:
The San Rafael Design Guidelines serve as a guide for evaluating development. The project
proposes construction of two light industrial buildings, and therefore needs to demonstrate
compliance with the Design Guidelines for non-residential development. Criteria applicable
to the project are as follows:
Parking
• A logical sequence of entry and arrival as part of the site's design should be provided.
• Where possible, design entrances from the street to direct views towards the building
entry.
• Parking should be distributed to provide easy access to building entrances.
• Where possible, parking should be located to the rear or side of a building in order to
reduce the visual impact of parking areas.
• Design for adequate vehicle maneuverability in parking areas. Vehicles should not back
out from a parking space onto the street.
• Parking areas should be screened from the street with hedges, walls, fences or berms,
subject to security considerations.
• 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.
• Shade trees should be provided in parking lots per the zoning ordinance.
Landscaping
• Landscaped areas should be planned as integral parts of the development and to create
a strongly landscaped character for the site.
• 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.
• Pedestrian areas should be made visually attractive with special planting and flowering
trees.
• 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.
• Retain and maintain existing public street trees and add additional street trees where
practical.
Li htin
• Limit the intensity of lighting to provide for adequate site security and for pedestrian and
vehicular safety.
• Shield light sources to prevent glare and illumination beyond the boundaries of the
property.
• Lighting fixtures should complement the architecture of the project.
• Consider pedestrian orientation when designing building entries, windows, signage and
doors.
• Include a well-defined pedestrian walkway between the street and building entries.
• Clearly define pedestrian movement through the parking lot. For example, provide
changes in pavement or separate landscaped walkways.
• Adequate facilities should be provided for bicycle parking, consistent with zoning
requirements.
Building Form
• 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.
• Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area
Materials and Colors
• Use articulation, texturing and detailing on all concrete exposed to exterior view.
• Exterior materials should minimize reflectivity.
• Use color to provide appropriate accents on a building.
In general, the project appears to be consistent with most criteria included in the
guidelines. Where information is lacking from the Conceptual Design Review application,
staff has noted the need for information and is also seeking the Board's feedback with
regard to all design elements.
Staff seeks the Boards guidance regarding the following:
• Overall consistency with the design -related General Plan Policies and non-residential
Design Guidelines;
• Context of the project in relation to surrounding development and whether the proposed
design imagery provides an appropriate and adequate representation of how the project
should contribute to the neighborhoods unique design qualities;
• Whether the proposed site plan demonstrates efficient use of the site given the FAR and
easements present on the property;
• Whether the landscape areas along the site's frontage adequately contributes to the
streetscape;
NEIGHBORHOOD CORRESPONDENCE
Pursuant to Chapter 14.29 of the Zoning Ordinance, notice of the meeting was mailed to the
surrounding residents, businesses, and property owners within 300 feet of the site, at least 15
days prior to this Design Review Board meeting. Notice was also posted on the site along the
Windward Way street frontage. The City has received no public comment as of the writing of this
staff report.
CONCLUSION
As stated above, the applicant has submitted an application for Conceptual Design Review
seeking input from the Board with regards to architectural design, site design, and adequacy of
landscaping. With the Board's recommendation, the applicant will be able to submit a formal
application for an Environmental and Design Review Permit, which will return to the Board for a
formal recommendation to be forwarded to the Planning Commission for a final decision on the
application.
EXHIBITS
1. Vicinity Map
2. Applicant's Narrative
3. Site Plans (full-sized and reduced color plans provided to Board members only)
cc: Patrick Cousens
Frederic C. Divine Associates Architect. Inc
1924 4th Street
San Rafael, CA 94901
Project Name: Windward Way Eight Industrial Center
APN: 09330-08, 07, 11
Location: Windward Way, San Rafael, CA
PROJECT DESCRIPTION
Windward Way Light Industrial Center is proposed as two new single -story
buildings along with the complete site development of the three existing
contiguous vacant parcels located along the west side of Windward Way. It is the
Owners intent as part of this approval to consolidate the three parcels into one.
Occupancy will comply with the limitations of 75% Light Industrial and maximum
25% Accessory Office definition which is the basis of the parking calculation
formula used.
The overall site is constrained by PONCE transmission line easements and building
setbacks established at the time of original subdivision approval. These easement
areas have been reserved for landscaping, bio -retention, parking, and circulation
as permitted under the easement and setback descriptions.
The parcel lies with FEMA Flood Zone AE where the BFE is 10.00 ft. Building Finish
Floor levels have been set at 11.0, which is one foot above OFE and assumes the
buildings would be supported on deep foundations and not subject to further
settlement. The balance of the site will require fill, the weight of which will be
balanced by replacing existing site soils with new lightweight fill. If the building
foundation system is changed to a floating matt slab the finish floor level will
need to be raised based on settlement calculations provided by the geotechnical
engineer.
The project has been through the Pre -Application process.
!'i=iJ U -1,
EXHIBIT 2