Loading...
HomeMy WebLinkAboutDRB 2014-04-08 #2CITY OF Community Development Department - Planning Division Meeting Date: April 8, 2014 Case Numbers: CDR14-001 �/(4�1 ProjectPlanner: Sean Kenn 5) 533-2111 Existing Land -Use Project Site: Agenda Item: -'-� REPORT TO DESIGN REVIEW BOARD SUBJECT: 788 Lincoln Rd (San Rafael Corporate Center Parking Structure) — Request for Conceptual Design Review of a 54 -foot tall, six level parking structure required for the San Rafael Corporate Center; APN: 013-021-50; Planned Development (PD1 901) Zone; David McAdams, Applicant; BioMarin, Owner; Downtown Activity Center neighborhood area. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: Lindaro Office PD(1901) Surface parking lot North: Second/Third Mixed Use 2/3 MUE Paint stores/Automotive/Office South: Park GC -WO Mahon Creek East: Park/General Commercial GC-WO/GC Mahon Creek West: Lindaro Office PD(1901) San Rafael Corporate Center Height i Rear: Lot Coverage (Max.) n/a Allowed: 54 Standard: Per Development Plan (DP) Proposed: 54 Proposed: Per DP Parking Gross Building/Floor Area Required: Allowed: Per DP Proposed: 649 Proposed: Per DP Landscape Area Required: Per DP Proposed: Per DP Grading Total: Not provided at this time Cut: tbd Fill: tbd Off -Haul: tbd SUMMARY Upper Floor Area (Non -hillside residential) Allowed: n/a Proposed: n/a Setbacks Required Existing Proposed Front: Per DP n/a tbd Side(s): Per DP n/a tbd Ext. side: n/a n/a tbd Ped. side: n/a n/a tbd Bldg. sep: n/a n/a tbd Rear: Per DP n/a tbd The subject project is being referred to the Board for conceptual design review of six story parking structure as required pursuant to the 1998 San Rafael Corporate Center (SRCC) master plan approvals and San Rafael Municipal Zoning Code Chapter 14.25.050. The parking structure is generally consistent with the approved SRCC master plan. The Applicant has indicated a possible future expansion of the parking structure to accommodate additional demand required for future development. The future expansion of the structure will require entitlements that are not a component of this project. Following conceptual review, the project would need to pursue formal review and approval of the design of the structure. The formal entitlements would require review and approval by the Design Review Board and staff approval prior to a building permit in order to proceed. Staff requests that the Board review the conceptual design and provide direction to the applicant to consider in preparing a formal submittal. This project is in the preliminary design phase and conceptual review provides the applicant with an informal critique and evaluation of the project's basic design approach. Based on the preliminary review of the conceptual plans and applicable design criteria, which are discussed in detail below, staff recommends that the project is consistent with the majority of applicable design criteria. Formal motion and vote is not required for a conceptual review. A brief summary of the design policies and criteria that would apply to the project are provided in this report. Staff has identified the following preliminary design issues: Site Plan • Whether the proposed expansion of the parking structure footprint is logical and appropriate. Architecture • Whether the design of the new parking structure has the appropriate consistency in design elements with other buildings within the complex. Materials and Colors • Whether the conceptual design direction for the Parking Structure is appropriate for the site and its surrounding in terms of materials and colors. Landscaping • Whether shade trees and/or other landscaping should be added to the rooftop parking level to provide shade and visual relief as well as enhance the design. BACKGROUND Site Description & Setting: The site, Parcel 8 of the San Rafael Corporate Center, consists of approximately 2.4 -acres and is bordered by Second Street on the north and Lincoln Avenue on the west. Mahon Creek is located east and south of the project site. The San Rafael Corporate Center is west of the project site across Lincoln Avenue. The site is relatively flat with a base elevation of 10' NAVD 88. The site is currently developed with a surface parking lot that serves the San Rafael Corporate Center. The existing development of the San Rafael Corporate Center is directly west of the existing surface parking lot. Parcel 3, 781 Lincoln Avenue is currently developed with a three-story office building. Parcel 7, 791 Lincoln Avenue, will be the site of the Building E as proposed under the current SRCC master development plan. Vehicular access to the parking lot is provided from Lincoln Avenue near the Mahon Creek bridge. History: In February 1998, the San Rafael City Council adopted a Planned Development District (PD -1721) and approved Resolution #10025 for Environmental and Design Review permit, Tentative Map and Use Permit (UP97-10) for the 406,000 square foot Fair Issac Office Park Development on 15+ acres of land located south of Second Street and fronting Lindaro and Lincoln Avenues. The complex was designed to hold 1,300 employees at build -out. The project design, as modified by conditions of approval, was deemed consistent with all applicable site, architectural and landscaping design criteria and guidelines of the San Rafael Zoning Ordinance. The originally approved project included development in two phases. Phase I included site preparation, grading and installation of utilities on the western and central parcels and the construction of Building A, Building B, surface parking on the western parcel, and site landscaping. Total parking for Phase I was 496 spaces which equated to 3 spaces per 1000 square feet of gross office building area. 2 Phase II of the project included the relocation of the San Rafael Corporation Yard from the eastern parcel, build out of Buildings C, D, E and the construction of a 414 space parking structure on the western parcel, and a 478 space parking structure on the eastern parcel. To date the project has built - out all 314,160 square feet of office space and 693 parking spaces. This includes the 399 spaces in the parking structure at 775 Lindaro Street. As approved, the San Rafael Corporate Center includes the following buildings and parking improvements: Parking Building A and C Building B and E Parcel 4, 775 Lindaro parking structure Western parcel Eastern parcel, 788 Lincoln** total * Building E has not yet been constructed ** This is the subject parking structure 24 14 54 feet 399 Surface parking 256 54 feet 649 1342 As shown in the above summary, the parking structure at 788 Lincoln would provide all parking required for build -out of the site with the remaining Building E. The original SRCC application was reviewed by the Design Review Board on October 21, 1997. The DRB voted 5-0 to support approval of the project in concept. The DRB also recommended studying alterations to the original plan including requested design modifications to the eastern parking structure. Suggested modifications included reversing of the internal ramp system and considering a taller structure that covers less land area. The DRB reviewed the revisions and recommended approval of the project with a 4-0-1 vote on December 2, 1997. In 2000 amendments were made to the original Master Use Permit (UP97-10) and zoning district development standards in order to accommodate multi -tenant use of the office park and to modify public use requirements. The Master Use Permit UP97-10 (UP97-10b) was modified again in 2011 to allow medical and research and development office use (UP11-033). The principle amendment to the Use Permit was an allowance for up to 68,068 square feet of medical office space out of the approved 401,000 square feet of the office park. This also included a modification of parking requirements for medical office use, from 4.4 spaces per 1,000 gross square feet of building area to the currently adopted 3.3 space per 1,000 gross square feet of building area. The Applicant, BioMarin, recently purchased the entire San Rafael Corporate Center and intends to complete the remaining structures approved under the existing Master Use Permit: Building E, and the subject eastern parking structure. The Applicant is also prepared to complete the total build -out of the site with a proposed building on the last developable parcel, Parcel 1 (western parcel). As a requirement for Building E, and the future, yet unapproved building on Parcel 1, the parking structure at 788 Lincoln Avenue is required to fully accommodate the estimated parking demand for the entire project. Square Feet Height Stories Required Parking Building A 87,842 square feet 76 feet (tower structure) 290 Building B 71,039 square feet 53 feet 235 Building C 83,360 square feet 65 feet 275 Building D 71,919 square feet 73 feet, 11 inches 237 Building E* 86,540 square feet 73 feet, 11 inches 286 total 401,000 square feet 1323 Parking Building A and C Building B and E Parcel 4, 775 Lindaro parking structure Western parcel Eastern parcel, 788 Lincoln** total * Building E has not yet been constructed ** This is the subject parking structure 24 14 54 feet 399 Surface parking 256 54 feet 649 1342 As shown in the above summary, the parking structure at 788 Lincoln would provide all parking required for build -out of the site with the remaining Building E. The original SRCC application was reviewed by the Design Review Board on October 21, 1997. The DRB voted 5-0 to support approval of the project in concept. The DRB also recommended studying alterations to the original plan including requested design modifications to the eastern parking structure. Suggested modifications included reversing of the internal ramp system and considering a taller structure that covers less land area. The DRB reviewed the revisions and recommended approval of the project with a 4-0-1 vote on December 2, 1997. In 2000 amendments were made to the original Master Use Permit (UP97-10) and zoning district development standards in order to accommodate multi -tenant use of the office park and to modify public use requirements. The Master Use Permit UP97-10 (UP97-10b) was modified again in 2011 to allow medical and research and development office use (UP11-033). The principle amendment to the Use Permit was an allowance for up to 68,068 square feet of medical office space out of the approved 401,000 square feet of the office park. This also included a modification of parking requirements for medical office use, from 4.4 spaces per 1,000 gross square feet of building area to the currently adopted 3.3 space per 1,000 gross square feet of building area. The Applicant, BioMarin, recently purchased the entire San Rafael Corporate Center and intends to complete the remaining structures approved under the existing Master Use Permit: Building E, and the subject eastern parking structure. The Applicant is also prepared to complete the total build -out of the site with a proposed building on the last developable parcel, Parcel 1 (western parcel). As a requirement for Building E, and the future, yet unapproved building on Parcel 1, the parking structure at 788 Lincoln Avenue is required to fully accommodate the estimated parking demand for the entire project. PROJECT DESCRIPTION This is a conceptual design review application, therefore, a complete submittal of information or plans have not been provided. The purpose of Conceptual Design Review is to allow an applicant to receive preliminary feedback on the direction of a project design from the Design Review Board before the final plans are prepared. The following is a project description based on the conceptual plans that have been submitted. Use: A six story parking structure and surface level parking on the southern portion of the development footprint. The proposed use includes 649 total parking spaces (ground floor and six levels). Site Plan: The parking structure will be accessed via the existing entrance off Lincoln Avenue at the southern end of the project site The structure will be located on an approximately 32,500 square foot pad at the northern end of the site. To maximize the 54' allowed height limit, the ground floor of the structure will be one foot (1') below existing grade. The southern portion of the site will be left undeveloped to allow for future expansion of the parking structure when required. There is no landscaping proposed at this time, although a formal landscape plan will be submitted with the full application. Mature trees along Mahon Creek will be preserved and incorporated as a component of the overall landscaping plan. There are 14 ADA accessible spaces proposed for the ground floor of the parking structure. Architecture: The proposed new structure would be constructed as post tensioned and conventionally reinforced concrete. The proposed new structure would maintain similar mass to the buildings located within the San Rafael Corporate Center. The parking structure will include an internal ramping system that will be screened from outside views by a series of fapade treatments including variations in form and screening elements. Design details have not yet been finalized for the proposed parking structure but images included in the submittal suggest incorporating design elements consistent with the other building throughout the complex. Landscaping: No formal landscape plans have been submitted at this time, but the site plan submittal indicates incorporating existing mature landscaping with proposed elements consistent with the overall development and requirements of the current Master Use Permit. Lighting: No lighting has been proposed at this time but the final submittal will include details pursuant to the current Master Use Permit Grading/Drainage: No information regarding grading has been provided at this time. The proposed design includes locating the first floor at one -foot (1') below existing grading. Excavated fill may be used for foundation work on Building E. The grading plan and proposed excavation plan will be consistent with the current Master Use Permit. ANALYSIS This is a Conceptual Design Review and the purpose of Conceptual Review is to for early feedback from the Design Review Board, staff and the public on the design and color concept of a project before it is fully developed into formalized plans. Given that the parking structure has already been approved with pre-existing entitlements, this concept review is required primarily to focus on the final details of the required parking structure. Staff has reviewed the project and offers some preliminary feedback and questions for the Board. The proposed design is evaluated in the report, followed by a general analysis of the project's consistency with the General Plan Zoning Ordinance and Design Guidelines. 4 The need for additional on-site parking is required as a component of the Phase II build -out of the San Rafael Corporate Center. In the proposed configuration, the parking structure can be expanded and upgraded should additional need arise, without compromising parking needs during the future construction process. Overall, staff recommends that the proposed design and height is appropriate since it would maintain the height and bulk of the SRCC and would complete the intended design and development along Second Street. The proposed exterior of the parking structure appears to include some design elements intended to break up the mass, including the use of different materials and colors on portions of the structure. The renderings of the structure show a variety of possible fagade treatments and color variations. These renderings are intended to be consistent with the overall design composition of the San Rafael Corporate Center complex. The top level of the parking structure does not currently include covered areas to shade vehicles, and although not identified, the possibility of hosting solar panels. The Zoning Ordinance has a requirement for shade trees in parking lots, including on top levels of parking structures, equal to one tree for every four spaces. Staff specifically requests that the Board comment on the following details: • Whether the proposed expansion of the parking structure footprint is logical and appropriate. • Whether the design of the new parking structure has the appropriate consistency in design elements with other buildings within the complex. • Whether the conceptual design direction for the Parking Structure is appropriate for the site and its surrounding in terms of materials and colors. • Whether shade trees and/or other landscaping should be added to the rooftop parking level to provide shade and visual relief as well as enhance the design. General Plan 2020 Consistency: The site is designated as "Lindaro Office" on the General Plan 2020 Land Use Map and mixed-use medical campus is an allowable use within this designation. The applicable General Plan design policies that should be considered would be addressed through review for consistency with the Chapter 14.25 criteria and San Rafael Design Guidelines. Based on a preliminary review, the proposed project would be consistent with all applicable General Plan policies in the Land Use, Neighborhoods, Economic Vitality and Circulation Elements. There is one specific Neighborhood element policy that addresses this site (NH -39 — Lindaro Office District Design Consideration) and states "Reduced visual impact of parking areas through site design and landscaping." This project would be consistent with that specific policy given that the proposed project would be effectively integrating 649 new on-site parking spaces with the overall development. The Applicant is looking to the Board for feedback on effective treatments to reduce the visual impacts of the parking structure. Zoning Ordinance Consistency: The site is designated as a Planned Development PD 1921. In general, the proposed project would be consistent with the PD standards in that it continues the parking required for office use, the 32,500 sq ft of additional floor area proposed on the site appears to be below the 0.30 maximum allowed for the property (a formal calculation will be required as part of formal application submittal), and the new construction of building would not exceed the 547six story height limit. A copy of the PD is attached (Exhibit 2). San Rafael Design Guidelines: The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004) strive to improve the design of all residential and non-residential development. Overall, staff has not identified any issues with the proposed project and compliance with the non-residential design guidelines, but a more thorough review will be prepared when more details plans are provided as part of the formal application process. Review by City Staff for Technical and Code Compliance: In addition to the conceptual review, the applicant has also submitted a pre -application to the city to allow for review by various City Department on preliminary compliance with technical code issues. The Fire Department and Traffic Engineering will be reviewing the on-site circulation and exiting requirements from the parking structure and accessibility of fire equipment to all portions of the site. Public Works is reviewing ingress and egress to the parking lot/structure as well as compliance with FEMA flood control elevation requirements. Building Division is reviewing the preliminary compliance with building codes as they relate to the parking structure and access and egress requirements. NEIGHBORHOOD CORRESPONDENCE Notice of the hearing was posted on site and mailed to the surrounding residents and property owners within 300 feet, as well as the Gerstle Park Neighborhood Association, Bret Harte HOA, Federation of San Rafael Neighborhoods, Montecito Area Association and the SR Hill/Lincoln Association 15 days prior to this Design Review Board meeting. As of the reproduction of this staff report, no comments have been received on this conceptual application. To date, comments were received from interested neighborhood groups including the Federation of San Rafael Neighborhoods (FSRN), Montecito Area Resident's Association (MARA) and the Gerstle Park Neighborhood (GPNA). All three neighborhood groups requested that the original commitment to the greater community be honored and ensuring the Conditions remains including conference rooms remain available to the community. A second comment from the FSRN requested incorporating large species trees in the proposed landscaping plans for the parking structure and Building E. The GPNA inquired about the adequacy of the proposed ingress and egress and whether or not it was sufficient for traffic and circulation impacts to Lincoln Avenue and 2nd Street. The GPNA also asked if BioMarin will offer incentives for use of public transportation, including utilizing a shuttle bus, from the Park n ride lot until SMART is operation. Lastly the GPNA asked for a status update on whether a portion of the parking structure will be set aside for use by SMART train and Golden Gate Transit bus riders. CONCLUSION Overall, staff recommends that the conceptual project design is consistent with the overall design aesthetic of the San Rafael Corporate Center. The height and configuration of the initial component of the parking structure is consistent with the overall appearance and scale of the San Rafael Corporate Center. Staff requests that the Board provide their feedback on the conceptual design approach, including the items raised by staff in this report and included in the summary. Furthermore, the Board, in fulfilling itE role of providing professional design advice to the City, may have additional concerns, information requests, and may provide any additional recommendations it deems appropriate for these conceptual Design Review applications. EXHIBITS 1. Vicinity Map 2. Planned Development Zoning District (PD1901) Standards 3. Public Comments Full-sized plans have been provided to the DRB members only. cc: David McAdams, DGA Architects, 201 Filbert Street, 3rd Floor, San Francisco, CA 94133 Federation of San Rafael Neighborhoods, PO Box 151485, San Rafael, CA 94915-1485 BioMarin Pharmaceutical, 105 Digital Drive, Novato, CA 94949 Gerstle Park Neighborhood Association, P.O. Box 150644, San Rafael, CA 94915 Montecito Area Residents' Association, PO Box 150266, San Rafael, CA 94915 ExNH't `r - Vicir�ty Map (788 Lincoln 4`SRG5 4SRC - R O f0 SIU FMCS p U C.S_MU 4S� c 45RC ' 4SRC;3R5 - :4SRC bao v 2/3 UE C�SI�L �a -5� p �42/- mu C.S�IJ- Ov 5 _ ro U o 05 97n 18a szan ' o2/3M 3MI© 9 s ' S111eaCSIV�lJ3 rte' �� yo �o! ¢' �, �0 C/O S U s�o N ooa 8p'`J � ,2/3MUE2%3NIU : O O � C/O /. G� CSM f, J O P21IR&LEm!= I C/O MUv�^ REET '��;; /3MUE lora0 Uu' .2/3 . UE 3MUE P/Q 2%3E P�QP a STREET C C • CSMU P/QP PD(1901)1901) F 1, qP/QP --- O C/O �oo CSM 2/3MUE 0 P (6901) - 1901) �/ W _ OSMU ► } PD(190) PD(190T) PP, 2/3 ' U OF) s _ 901) GC v R.D = 901 ,,,, lm 04 . P�D190'_) G O GC -WO O -C �/OS- - GC -WOE 2 ®� �P QP GC=WOE "L13ERT PD(847) - PARK r1,E LMU D g8`�71)v 1 1 --- -- (. � -----------_ ,•�� UNKNO 'N PD 18477) LMU �W" ,, U I I q ; <° I I;<' h'sC GC_ /Ilk R s i LM LUJ `I> 2 8 L, MU LMU ii I GC GC G Wo�D M 7 _ —_p� 622 �, U KNOWN Lm •I 2 9 U LMU.0 m� � PD(15 20 5 R5 R10 /� �� �, a 9 I ` G �R1.8 HR ..8 LMU 3 R5 Fi �8y<v' R5 �1 $ ao 4 L HRJ.8 MR2, j� �o� - KNOWN R5 � �A HR1 8 Isco MR3 <5 LM s,I DR `�MR2 0 �� aao g�k .P , zee a L€� 2 VU L = U �b D O, Vii, R7�5i .D i1 D `'.c , 2 R5 o LMU I U NO RS— SCALE 1 :4,526 200 0 200 400 600 FEET G. N Thursday, April 03, 2014 8:00 AM 6. -1 6i e 1 Cet,IV r Exhibt.2 - PD1901 ORDINANCE NO. 1901 AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING THE PLANNED DEVELOPMENT (PD -1754) DISTRICT ADOPTED FOR THE 'SAN RAFAEL CORPORATE CENTER (750-790 LINDARO STREET AND 781-791 LINCOLN AVENUE) TO EXPAND THE ALLOWABLE LAND USES TO INCLUDE MEDICAL OFFICE AND RESEARCH AND DEVELOPMENT LAND USES ZCI I-002 (APN 013-012-38 & 29; 013-021-41,50,51,52,53,54 & 55) WHEREAS, in February 1998, the San Rafael City Council adopted a Planned Development District (PD -1721) approving a Master Plan for the development of a 406,000 square foot office park on a 15.54 -acre site located south of Second Street in Downtown San Rafael. The PD -1721 District established zoning and standards for development of the subject property with five buildings (totaling 406,000 square feet), two parking structures, surface parking, campus landscaping and publicly -accessible park area along Mahon Creek. The zoning limits land use of the office park to administrative and general office use only; and WHEREAS, in August 2000, the San Rafael City Council adopted an amendment to the Planned Development (PD -1721) District to approve changes in the zoning district development standards in order- to accommodate multi -tenant use of the office park (San Rafael Corporate Center). The amended Planned Development District (PD -1754) is currently in effect; and WHEREAS, since 2000, much of the San Rafael Corporate Center office park campus has been developed and largely occupied by administrative and professional office businesses. To date, four of the five office buildings and one (western) parking structure have been built, along with surface parking, campus landscaping and the publicly -accessible park area. When the remaining phase of the office park is developed (one office building and one [eastern] parking structure), the San Rafael Corporate Center will be, built -out at 401,000 square feet; and WHEREAS, on May 17, 2011, planning applications were filed by the San Rafael Corporate Center Phase I LLC, property owner, requesting an amendment to the Planned Development (PD -1754) zoning district to expand the allowed land uses for the office park to include medical use and research and development use defined as follows; Medical Use. Medical use is defined as medical office, clinic or medical laboratory (daytime, testing services for patients/visitors). A total of 68,068 square feet of medical use is proposed as an allowance, meaning that of the total 401,000 square feet of office park area currently approved for general and administrative office use, up to 68,068 square feet could be used for medical use. The modification proposes that the medical use allowance be generally applied to the office part: and that it not be approved for any one building or concentrated in any one area of the park site. ➢ Research and Development Use. Research and Development use is defined as a use engaged in scientific, medical or technological research with limited product testing and production. This use excludes frill production industrial -type manufacturing and generally operates similar to and characteristic of low -intensity, general office use. Medical laboratories established for research (as opposed to labs providing testing services for patients/visitors) 4vould be considered a research and development use. 2-1 Exhibit 2-PD1901 DRB Meeting Apr 8 2014 WHEREAS, the proposed amendment to the PD -1754 District includes a request to modify the office park parking requirements included in the Master Plan (Exhibit A). The request proposes a parking reduction to the City's parking requirements for medical use. While the San Rafael Municipal Code requires a higher parking standard for medical use (4.4 parking spaces per 1,000 gross square feet of building area) than the standard established and adopted by the Master Plan (3.3 parking spaces per 1,000 gross square feet for multi -tenant administrative and general office use), the request proposes to maintain the currently adopted parking standard in the Master Plan. The request would result in a maximum, potential parking reduction for the office park of 5-6%; and WHEREAS, on October 25, 2011, the Planning Commission held a duly noticed public hearing to review and consider the proposed amendment to the San Rafael Corporate Centel - Planned Development (PD -1754) District (ZC11-002). On a 5-0 vote (Commissioners Lang and Pick absent), the Planning Commission adopted Resolution No, 11-13 recommending to the City Council the adoption of the amendment to PD -1754; and WHEREAS, on December 5, 2011, the City Council held a duly noticed public hearing to review the proposed amendment to the San Rafael Corporate Center Planned Development District and considered all oral and written public testimony and the written report of the Community Development Department; and WHEREAS, by separate resolution, the City Council has recommended to the City Council the adoption of a Negative Declaration (IS 11-002), which adequately addresses the potential environmental impacts of the proposed amendment to the PD -1754 District; and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is based, is the Community Development Department, NOW, THEREFORE, BE IT RESOLVED, that the City Council adopts an amendment to the San Rafael Corporate Center Planned Development (PD -1754) District based on the following findings and subject to the amended Master Plan Land Use and Development Standards presented in attached Exhibit A: i . The amendment to the San Rafael Corporate Center PD -1754 District and accompanying Master Plan (Exhibit A) to expand the allowable uses to include medical and research and development uses would be consistent with the applicable goals and policies of the Safi Rafael General Plan 2020, specifically: a. As proposed, the medical and research and development land uses are consistent with Land Use Element Policies LU -23 (Land Use Map and Categories), LU -10 (Planned Development), LU -9 (Intensity of Nonresidential Development), LU -14 (Land Use Compatibility) in that these uses would be: allowable under the adopted Lindaro Office land use designation; compatible with the current land uses allowed under the PD -1754 District adopted for this site; and compatible with existing land uses found in the surrounding area. b. As proposed, the medical and research and development land uses would be consistent and not in conflict with Circulation Element Policies C-5 (Traffic Level of Service Standards) C-7 (Circulation Improvements Funding) and C-12 (Transportation Demand Management) in that: the increase in traffic estimated for these uses would not impact or change level of service conditions at local intersections nor would they warrant new transportation improvements; the medical use component would be subject to the adopted citywide traffic mitigation fees which 2-2 would be used to fund long-term transportation improvements; and the project would not change the current City requirement and obligation of the office park owner to implement transportation demand measures such as encouraging tenants, through incentives to carpool and use public transit. c. As proposed, the medical and research and development land uses would be consistent with Neighborhood Element Policies NH -15 (Downtown Vision), NH -16 (Economic Success), NH -38 (Lindaro Office District) and NH -8 (Parking) in that it would: facilitate additional employment and future economic success in the Downtown area; promote build -out of the San Rafael Corporate Center project by allowing a land use that is appropriate and marketable; allow compatible land uses that would fill current and long-term projected vacancies in general and administrative office space; and promote a reasonable reduction in required parking supported by the project's proximity to Downtown, the Bettini Transit Center and the planned SMART rail stations. d. As proposed, the medical and research and development land uses would be consistent with newly -adopted Sustainability Element Policies SU -1 (Land Use) and SU -2 (Promote Alternative Transportation), and the adopted Climate Change Action Plan in that: the uses are proposed within an existing and approved development office park that is close to public transit and Downtown; the project proposes a reduction in the amount of required parking for the medical use component, thus reducing thermal gain and shared parking; and the additional mix in land uses would facilitate the implementation transportation dernand measures such as encouraging tenants, through incentives to carpool and use public transit. e. The approval of medical and research and development land uses would be consistent with Our Vision of Downtown San Rafael in that it would further promote new businesses and employment in the Downtown area. 2. The proposed addition of medical and research and development uses would not be detrimental to the health; safety or general welfare of the residents or community in that: a. These uses would be compatible with the currently approved and operating administrative and general office use. Medical and research and development uses are commonly mixed within office complexes that are occupied by administrative and general office use. b. These uses would be consistent and not in conflict with the deed restriction recorded for the San Rafael Corporate Center, which permits commercial and office land uses but prohibits use and development with residential and day care land uses. e. The addition of these land uses would not result in any physical changes or additions to the currently approved and largely developed San Rafael Corporate Center complex. The Corporate Center is adequately served by local facilities and utilities. d. The scope and definition of the medical and research and development land uses would not allow industrial development, heavy production or laboratory operations that would be more appropriate for a site that is zoned for light industrial or industrial land use. The proposed reduction in parking for the medical use component (68,068 square feet) authorizes use of the general and administrative office parking standard currently adopted. in the San Rafael Corporate Center Master Plan (3.3 spaces/1,000 square feet), rather than the parking standard established by for medical use in the San Rafael Municipal Code (4.4 spaces/1,000 square feet). The initial approval of the San Rafael Corporate Center found that this development has been designed to adequately address the automobile, bicycle and pedestrian traffic systems. Consistent with SRMC Section 14.18,040B, the City Traffic Engineer has studied the parking needs for the medical office use at this location finding that the use of the currently adopted parking standard for office park is reasonable, appropriate and adequate in that: a. The currently adopted standard of 3.3 parking spaces per 1,000 square feet of building arca is consistent with the medical use parking standard studied and recommended by the Institute of Transportation Engineers (ITE). The ITE standards are based on case studies of developed medical land uses, and are widely used by local agencies and licensed traffic engineers. b. The 5-6% reduction in the parking requirement is a nominal amount, which is far below the typically requested and approved parking reduction for office projects (20% reduction is common). Lastly, parking reductions are encouraged when a site is developed and occupied with a mix of land uses that have different peaks in parking demand, c. The approvals and agreements established for the San Rafael Corporate Center require that the parking lot on the western parcel be made available for public use during the evening hours and on weekends. The parking reduction would not conflict with this agreement in that the peak parking use periods for medical use are during weekdays. d. The San Rafael Corporate Center is in immediate proximity to the Bettini Transit Center (mass transit hub for Marin_ County) and the planned SMART rail station, The immediate access to mass transit reduces parking demand, which appropriately supports lower parking standards. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES HEREBY ORDAIN AS FOLLOWS: DIVISION 1. Ordinance No. 1754 (PD -1754 District) is hereby amended to: a) incorporate medical use (a 68,068 square -foot allowance) and research and development use; and b) establish a 3.3 parking space per 1,000 gross building square -foot parking standard for the San Rafael Corporate Center Office Park as set forth in attached Exhibit A, incorporated herein by reference. DIVISION 2. If any subsection, sentence clause or phrase of this ordinance amendment is, for any reason, held to be invalid, such decision shall not affect the validity or the remaining portions of this added ordinance section. DIVISION 3. This Ordinance shall be published once, in full or in summary form, at least five days before its Final passage, in a newspaper of general circulation published and circulated in the City of San Rafael, California, and shall be in full force and effect thirty (30) days after its final passage. If published in summary form, the ordinance shall simultaneously be posted in full in the City Clerk's office, and the summary shall also be published within fifteen (15) days after the adoption, together with the names of those Councilmembers voting for or against same, in a newspaper of general circulation published and circulated in the City of San Rafael, California. 2-4 Within fifteen (15) days after adoption, the City Clerk shall also post in the Office of the City Clerk, a certified copy of the full text of this ordinance amendment along with the names of those Councilmembers voting for or against the amendment. GARY O. PHILLIPS, Nrayor ATTEST: ESTHER C. BEIRNE, City Clerk The foregoing Ordinance No. 1901 was read and introduced at a regular meeting of the City Council of the City of San Rafael on the 5"' day of December 2011, and was ordered passed to print by the following vote, to wit: AYES: Councilmembers: Connolly, Heller, Levine, McCullough & Nlayor Phillips NOES: Councilmembers: None ABSENT: Councilmembers: None and will come up for adoption as an Ordinance of the City of San Rafael at a regular meeting of the City Council to be held on the 19'x' day of December 2011. C-- . tae4 ie',w , ESTHER C. BEIRNE, City Clerk ATTACHMENT: Exhibit A- San Rafael Corporate Center Master Plan F,v1, :1_:a D_ r nOal PI'(lllPl' �^o,-o---r--.. eseription ,dus—��lliir�i "y 2-5 EXHIBIT A San Rafael Corporate Center Master Plan (Formerly Ordinance 1721 and 1754) Fnir,1saae O ffiee Park Master Plan\ (ZC— 97 2b) ZC11-002 l INTENT The San Rafael Corporate Center (formerly Fair, Isaac Office Park) Master Plan is based on- the plans (Development Plan)^^��d approved for the Enviromnental and Design Review Permit (ED -97-24), Master Use Permit (UP 97 10 and UP 97 1 O UPI 1-033) and Tentative Map (TS -97-1), approved by the City Council on Tuesday, February 17, 1998, and on Monday, August 7, 2000 and November 2011. LAND USES This office park permits a maximum of 406,000 401,000 square feet of buildingarea rea approved for the followinguses: - ercru.:;ffz:,e -efm-,tted. Uses incidental to +r,e „d ne fal o ffiee use , Bali be refmitted, as -determined -to uses in the efflee park shall be eeflsisteiit with the Use Pefmit (UP 97 10 and UP 97 1 Ob). f 1. Administrative and General Office Use. Administrative and general office uses as defined by San Rafael Municipal Code Title 19 (Zoningj 2. Medical Use. Medical use is defined as medical office, clinic or medical laboratory (daytime testing services for patients and visitors). A total of 68,068 square feet of medical use is approved as an allowance, meaning that of the total 401,000 square feet of office park area, up to 68,068 square feet can be used for medical use. See Master Use Permit (UP 11-033) for parking and traffic mitigation fee requirements. . Research and Development Use. Research and development use is defined as a use engaged in scientific, medical or technological research with limited product testing and production. This use excludes frill production of industrial type manufacturing and generally operates similar to and characteristic of low -intensity, general office use. Medical laboratories established for research as opposed to labs providing testing services for patients/visitors) would be defined as a research and development use. 4. Uses determined to be incidental to the above -listed land uses shall be permitted as determined to be appropriate by the Communiq, Development Director. Requirements and conditions for all uses in the office park shall be consistent with Master Use Permit (UPI 1-033). Residential and day care land uses are prohibited by recorded deed restriction. EXHIBIT A DEVELOPMENT STANDARDS The following standards shall apply to all development of the San Rafael Corporate Center (formerly Fair, Isaac Office Park): 1. Maximum floor area ratio: Per Development Plan approved under the office 2. 4. 6. 7 park Use Permit (UP 97 UPI 1-033 and Environmental and Design Review Permit (ED -97- 24). Building Height: Maximum 54 feet, except for the building height bonus granted by City approved office park Use Permit (UP 9UPI 1-033 and Environmental and Design Review Permit (ED -97-24). The building height bonus requires provisions for a park, which is addressed below. Landscaping: Landscaping shall. be. consistent with the Development Plan approved under the office park Environmental and Design Review Permit (ED -97- 24). On -'site. Parking: Minimum of 3-3_3 parking spaces per 1000 gross square feet of ^oma^^ sPa buildin area, # .,f for „a, kcinola dseap, ;sten+with 111V ivvviv esign-Review Peanit (ED 97 R 24). Additional pad -ming, to bring the tetal tip te 1 300 gross squafe feet of „ff ee area may eantfii4ed ineflitoring. Compliance with and M monitoring of on-site parking shall be enforced through the conditions of the approved required by the office park Use Permit (UR -97 1-n0UP11-033). Building coverage: Building coverage shall be consistent with the Development Plan approved under the office park Environmental and Design Review Permit (ED -97- 24). Development Phasing: A minimum of two phases, as defined and approved under the office park Use Permit (UP 974-OUP11- 033) and Environmental and Design Review Permit (ED -97-24). Park Facility; The office park development shall provide a privately maintained park with public access adjacent to Mahon Creek, as set forth in the office park use permit (UP 9 UPI 1-033). EXHIBIT A DESIGN STANDARDS All buildings, structures, site improvements, landscaping, parking and exterior lighting shall be consistent with the Development Plan and conditions of approval for the office park Environmental and Design Review Permit (ED -97-24). TERAIS This •■ Distiiet shall be valid as fellows - i. "' ■- atithofized by the California Govemment Go 8:4 Phase 97 10 and _ ■ _ p 97 10 and ED 97 24 sh PD Distfiet and M,06 v.:.�. pdstnds3.fi Exhibit 3 — Public Comments Federation of San Rafael Neicihborhoods PO Box 151485, San Rafael, CA 94915-1585 March 19, 2014 For the Public Record To: City of San Rafael c/o Sean Kennings, Project Planner via email: sean@lakassociates.com RE: San Rafael Corporate Center 788 Lincoln Ave / ED14-015 Thank you for sending the Project Referral/Transmittal project plans for the San Rafael Corporate Center expansion and additional Parking Structure on Lincoln. Since this project is essentially pre -approved, we are at this time providing the following limited comments: We request that the Public access/Community use aspect of Conditions that run with existing entitlements be preserved, and that these benefits not be diluted or lost in any of the process that is taking place at this time. Specifically, we support the conference rooms remaining available for community meetings through the established reservation procedure regardless of ownership changes and further development. This aspect of the earlier Approvals/Conditions has proven a tremendous value to the community and we have through the years experienced a positive working relationship with the prior owners/managers. Our expectation is that the original commitment to the greater community be honored and ensuring the Conditions remain is very important. At any and every opportunity in both the Building E or Parking Lot scheme if large trees are possible, we support and encourage large species be installed to increase and enhance our urban large tree inventory, streetscape and environment. Respectfully, Tymber Cavasian, Vice -Chair Federation of San Rafael Neighborhoods (415) 459-4337 tymber@distinctivebuilders.com 415.459-4337 www.fsrn.info —the business of neighborhoods— Exhibit 3 — Public Comments DRB Meeting, April 8, 2014 San Rafael Corporate Center — Gerstle Park Neighborhood Association Comments Amy Likover GPNA President C: 450-1520 Parking Structure: • There were previous discussions of public access to a separate portion of the parking garage for use by SMART train and Golden Gate Transit bus riders. Please advise as to the status on this. • One comment was- There is too much information missing. • Are the ingress and egress sufficient for 630 cars, especially where Lincoln empties onto 2nd street? • Will BioMarin offer incentives for use of public transportation, or run a shuttle bus, say from Park n ride lot especially until SMART is operation? • Please maintain current community access to conference room in Building C. This is critical to our neighborhoods, and goes a long way into connecting with us. Thanks! Campus • More mature trees, please! • Please reconsider the "Palm tree" themed Lincoln Ave view planting. This is not L.A! A park -like setting with native oaks and maples would be more appropriate. Biomarin could benefit from being environmentally conscious. • Consider adding A) native�currant bushes - beautiful in the spring and grow fast, B) a " wildflower setting" as College of Marin has done. Building E • Is called a 3 story building, but with the penthouse is it not a 4 story building? • Nice job! It fits in well with the city and the rest of the campus. Kraig Tambornini From: Jackie Schmidt <jdslk@comcast.net> Sent: Tuesday, March 25, 2014 3:08 PM To: sean@lakassociates.com Cc: Tymber Cavasian; Vickie Hatos Subject: Bio Marin application and proposed design changes to Master Use Permit Sean - sorry for the late response. The below comments are from the Montecito Area Residents' Association (MARA). We have reviewed the plans we received, and have no problem with the changes proposed to the original approved project. One request we have is that Bio Marin continue to allow MARA and other neighborhood groups, such as the Federation of San Rafael Neighborhoods, to use their meeting rooms, as was required by the City under the original project approvals. Jackie Schmidt Secretary, MARA