HomeMy WebLinkAboutDRB 2015-08-18 #3CITY OF
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Community Development Department - Planning Division
Meeting Date: August 18, 2015
Case Numbers: CDR15-002
Project Planner: Sean Kennings—(415)533-2111
Agenda Item: 45
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1201 Fifth Street — Request for Conceptual Design Review of a 36 -foot tall, two-story
commercial office building and 45 stall surface parking lot; APN: 011-212-03; Fifth/Mission
Residential/Office (FMRO) Zone; Rick Strauss, Applicant; Monahan Parker, Inc., Owner;
Downtown Activity Center neighborhood area.
PROPERTY FACTS
Location
General Plan Designation
Zoning Designation
Existing Land -Use
Project Site:
5MR/0
5MR/O
Surface parking lot
North:
5MR/O
5MR/0
Commercial/office
South:
4SRC
4SRC
Commercial/office
East:
5MR/O, 4SRC
5MR/O, 4SRC
Commercial;/office
West:
5MR/O
5MR/O
Parking structure/lot
Height
n/a
Lot Coverage (Max.)
tbd
Allowed: 42
n/a
Standard: NR
tbd
Proposed: 36
Proposed: 24,122 sf
Parking
Gross Building/Floor Area
Required: 45
Allowed: 54,131 sf (1.75 FAR + 10% increase)
Proposed: N/A
Proposed: 24,122 sf
Landscape Area
Required: 10%
Proposed: tbd
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:
n/a
n/a
tbd
Side(s):
n/a
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:
n/a
n/a
tbd
The subject project is being referred to the Board for conceptual design review of a two-story
commercial office building and a 45 -stall surface parking lot with associated landscaping. The proposed
project is generally consistent with the approved City of San Rafael General Plan and Zoning
Ordinance. Following -conceptual review, the project would need to pursue formal review and approval
of the design of all proposed structures. The formal entitlements would require review and approval by
the Design Review Board and staff approval of a Design and Environmental Review permit prior to a
building permit in order to proceed.
lane would be removed and replaced by the proposed building. The proposed project includes 45 total
parking spaces, two of which are for disabled parking. The project site is located within the downtown
parking assessment district which provides for up to 1.0 FAR of the site's required parking. Even
though the applicant is providing 45 spaces on site, the proposed project is less than 1.0 of the site
FAR and thus does not require on-site parking.
ANALYSIS
Conceptual Review provides an opportunity 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.
Staff has reviewed the project and offers some preliminary feedback and questions regarding the
design approach for the Board to consider in providing its comments. Staff has provided a general
analysis of the project's consistency with the General Plan Zoning Ordinance and Design Guidelines as
part of its preliminary review of the design concept.
General Plan 2020 Consistency:
The site is designated'as "Fifth Avenue Mission Residential/Office (5MR/0)" on the General Plan 2020
Land Use Map and commercial office is an allowable use within this designation. Staff has prepared a
summary and review of the General Plan 2020 design policies that should be considered as part of this
design (Exhibit 3). Based on a preliminary review, staff has concluded the design concept would be
substantially consistent with the applicable General Plan 2020 policies.
Zoning Ordinance Consistency:
The site is designated as 5MR/O. In general, the proposed project would be consistent with the zoning
standards in that it continues the office use on the project site and provides additional parking not
required for office use in this district. The overall 25,488 square foot office space proposed on the site
is under the 54,131 square feet allowed for the site, and is below the 1.75 FAR allowed for the property
(a formal calculation will be required as part of formal application submittal). The new building will not
exceed the allowed height limit of 42 feet. No formal landscaping has been proposed; the minimum
landscaping requirement for the subject property is 10%.
San Rafael Design Guidelines (adopted November 15, 2004 (City Council Resolution No. 11667):
Staff has prepared a summary of the design guidelines that apply to this project, attached as Exhibit 4.
Staff has not identified any issues with project compliance with the non-residential design guidelines. 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 submitted a pre -application request 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 area and accessibility of fire equipment to all portions of the site. Public Works is
reviewing ingress and egress to the parking lot as well as compliance with drainage and stormwater
management requirements. The conceptual design may be further modified with a revised submittal, to
respond to any technical issues identified by these departments.
NEIGHBORHOOD CORRESPONDENCE
Notice of the meeting was posted on site and mailed to the surrounding residents and property owners
within 300 feet, as well as the Downtown Business Improvement District at least 15 days prior.to this
Design Review Board meeting. Public comments received to date are included at the end of this report
as Exhibit 5.
3
City of San Rafael http://gis.cityofsanrafael.org/sanrafael/fusion/widgets/Print/printpa...
AOL While we strive to produce maps with good accuracy and with current accompanying
Cit of San Rafael data, the accuracy of the information herein cannot be guaranteed. This map was
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Print https://us-mg5.mail.yahoo.com/neo/launch#mail
t10"t�IT rs
Subject: Re: 1201 Fifth Avenue, San Rafael
From: Ulla -Britt Jonsson (ulla-britt@att.net)
To: sean@lakassociates.com;
Cc: tim_palmatier@hotmail.com; katherinemh@outlook.com;
Date: Thursday, July 30, 2015 10:20 AM
Thank you Sean
Ulla -Britt,
Sent from my Wad
On Jul 30, 2015, at 10:00 AM, Sean Kennings <seannlakassociates.com> wrote:
Ulla -Britt —
I will forward your request to the applicant, and make a note of it to the DRB in staff report and presentation.
Sean
Sean Kennings
planning consultant
Tease mote our new address
LAK Associates, LLC
PO Box 7043
Corte Madera, CA 94976
cell: (415) 533-2111
sean@lakassociates.com
www.lakassociates.com/home
1 of 5 8/13/2015 2:03 PM
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Thank you Sean,
31 feet plus an additional 5 (for rooftop equipment?) seems a rather excessive height for a two story
office building. Can you tell me why it is so tall?
Also, is there a drawing/plan that compares the current structure with the proposed, i.e. one
superimposed over the other?
Ulla -Britt
On Jul 24, 2015, at 10:50 AM, Sean Kennings <sean(a,lakassociates.com> wrote:
Ulla -Britt —
Not too big — please find the submitted plans attached. Keep in mind, this is a plan set for a
Conceptual Review — the applicant is anticipating comments from the DRB to influence a full
submittal to the City.
Please let me know if you have further comments or questions.
Sean
Sean Kennings
planning consultant
please note our new address
LAK Associates, LLC
PO Box 7043
Corte Madera, CA 94976
cell: (415) 533-2111
sean@lakassociates.com
www.lakassociates.com/home
3 of 5 8/13/2015 2:03 PM
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https://us-mg5.mail.yahoo.com/neo/launch#mail
6VW"dgK�
On Jul 23, 2015, at 4:25 PM, Ulla -Britt Jonsson <ulla-britt@att.net> wrote:
Mr. Kennings,
Could you please respond to my meesage.
Ulla -Britt,
Sent from my Wad
On Jul 22, 2015, at 6:06 AM, Ulla -Britt Jonsson <ulla-britt@att.net> wrote:
Dear Mr. Kennings,
I am a neighbor of 1201 Fifth Avenue project in San Rafael and received a
notice. Is there a way for me to see the plans electronically prior to the
August 4th DRB meeting?
Ulla -Britt,
Sent from my Wad
5 of 5 8/13/2015 2:03 PM