HomeMy WebLinkAboutDRB 2017-02-22 #5Meeting Date: February 22, 2017
SAN RAFAEL
Case Numbers: CDR17-001
Project Planner: Alan Montes -(415) 485-3397
Agenda Item: THE CITY WITH A MISSION
Community Development Department -Planning Division
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 3173 Redwood Highway (Oakmont Senior Living) -Conceptual Design Review for
redevelopment of a 1.29 acre site with a three story senior assisted living facility containing
eighty-seven (87) units and 53 parking spaces; APN: 179-064-01; GC Zone; William Mabry,
Applicant; Eric Ziedrich, Owner; Civic Center Neighborhood.
PROPERTY FACTS
Location
Project Site:
General Plan DeSignation
GC
North:
South:
East:
West:
Lot Size
GC
GC
NIA (Highway 101)
HR1
Required: 6,000 sf
Proposed: 56,125 sf (existing)
Height
Allowed: 36'
Proposed: 34.5'
Parking
Required: 48
Proposed: 53.
Tree Removal/Replanting
Total: Not Specified
Proposed: Approximately 40 new trees
Landscape Area
Required: 15% (8,417.75 sl)
Proposed: -16% (9,000 sl)
Zoning Designation
GC
GC
GC
NIA
HR1
Lot Coverage
Allowed: nla
Existing Land-Use
Retail
Retail, Restaurant
Retail
Highway
Multi-Family Residential
Proposed: Approximately 56% or 31 ,550sf
Residential Density
Allowed: 56 Dwelling units (1:1 ,000sl)
Proposed: TBD (Appears that 24 dwelling units are proposed)
Setbacks'
Front:
Side:
Ext. side:
Rear:
Required
nla
10'
n/a
nla
Proposed
38'
10'
5'6"
9'6"
* Where the frontage of a block is partially in an R district, the front yard shall be the same as required for that R district, and
when the side and/or rear of the lot(s) abuts an R district, the respective side and/or rear yard shall be ten feet (10'). Parking or
maneuvering shall be permitted within the required side and rear yards provided that a minimum six-foot wide landscape buffer
area, excluding curbs, is provided adjacent to the side and rear property lines.
SUMMARY
The project is being resubmitted to the Design Review Board (Board) for Conceptual Design Review of
site and design improvements to construct a new senior care facility located at the corner of Las
Gallinas Avenue and Redwood Highway. This project was rev iewed by the Board on November 9,2016
as a conceptual review and the applicant has chosen to resubmit for conceptual review rather than
proceed with a formal application . Conceptual review is required for development projects subject to
Major Design Review pursuant to San Rafae[ Municipa[ Code Section 14.25.030.B . Board review is
requested to provide comment on the design approach, prior to formal submittal of zoning entitlements.
As proposed, the project would require major Design Review approval and Use Permit approval (for the
Large Senior Care Facility) by the Planning Commission with recommendation of the Board. Forma[
project review would be required and need to be approved by the Planning Commission. On the
November 9, 2016 Board meeting, the Board made the following comments:
• The building appears too large and the building should be setback more along the east elevation to
reduce the visual bulk and to provide additional landscaping along that elevation . The Board
suggested breaking up the mass by moving the structure in and out along the east elevation.
Applicant's Response: The applicant has addressed this by increasing the east setback from
one (1) to four (4) feet to five and a half (5 '5") to fifteen (15 ') feet, in
addition to showing the added landscape within the setback pockets.
• The structure may be too large for the site and should be reduced in scale.
Applicant's Response: The footprint of the building has been reduced from 33,040 sf to 31,550
sf and the third story building corners have been reduced to two (2)
stories.
• Stone/higher quality materials were suggested along the [ower levels.
Applicant's Response: The stone and wood shingles appear to have been expanded on the
[ower level from the first proposal.
BACKGROUND
The site is currently developed with a single story 19,684 sq. ft. retail space (previous[y , Hudson Street
Design). The site was originally developed as a furniture store in 197.1. The applicant had submitted a
Pre-application and Conceptual Review, wh ich were completed in early November, 2016. Based on the
Board 's initial feedback the applicant has decided to attempt to answer all the Board 's comments and
resubmit for another concept review.
PROJECT DESCRIPTION
The project consists of demolition of the existing commercial structure and onsite parking and
construction of a new 35' tall, 3-story building with 51 garage parking spaces under the facility and two
uncovered spaces at grade. The structure has been reduced from 92,272 sq. to 83,189 ft. The number
of units has been reduced from 91 to 87 and the parking spaces have been increased from 51 to 53.
Currently, approximately, 24 of the units qualify as dwelling units andwou[d be counted as density. The
facility includes a private and formal din ing room, a cafe, entertainmenV activity rooms, beauty salon,
library , and a courtyard .
ANALYSIS
General Plan 2020 Consistency:
The following policies are pertinent to the Boards review and comment on the project design concept:
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~ General Plan Policy CD-1 0 (Nonresidential Design Guidelines) recognizes that new structures
should be visually compatible with the surrounding structures.
~ 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.
~ Policy NH-148 (Residential Use at the End of Merrydale Road) promotes residential use at the end
of Merrydale Rd. This property is located near the end of Merrydale Rd.
A comprehensive review of all General Plan policies would be conducted at time of formal submittal.
The project is generally consistent with the General Plan 2020. The pertinent design criteria contained
within the General Plan have been incorporated into the design guidelines criteria which are discussed
below.
Zoning Ordinance Consistency:
Development Standards
Site Plan
The GC zoning District does not require setbacks except for "where the frontage of a block is partially in
an R district, the front yard shall be the same as required for that R district, and when the side and/or
rear of the lot(s) abuts an R district, the respective side and/or rear yard shall be ten feet (10'). This
property is adjacent to the rear yard of a HR 1 zoned property and is required to provide a ten ft. (10')
side setback. Since this adjacent residential property does not front on Las Gallinas Ave ., like the
project, staff finds that the proposed project is not required to provide the 15' front setback.
The project is subject to maximum density, height limits and parking standards which are discussed
below.
Density
Only the units that have kitchens are counted as density. Pursuant to section SRMC section 14.030.02;
Kitchen means any portion of a structure equipped, used or intended to be used for the storage ,
preparation , and cooking of foods with proximal arrangement of two (2) or more of the following: (a)
sink (other than that associated with a bathroom), (b) food storage and preparation areas , (c)
refrigerator , or (d) cooking appliances including a stove, microwave oven, convection oven, cooking
burners or similar appliances. The storage of food in a pantry, freezer or refrigerator located in any area
of the structure shall not, by itself, classify such area of the structure as a kitchen.
The project appears to propose approximately 24 dwelling units. The other 63 units do not propose
kitchens. Staff will request more details of the unit floorplans and breakdown of what's proposed in
each unit for the formal application.
Height
The site is subject to a 36' height limit pursuant to SRMC section 14.05.030. The project proposes a
34.5 '-high structure. Staff is requesting the Board's opinion on the appropriateness of the height of the .
structure, as it relates to the scale of the existing structures in the 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 had submitted a parking study prepared by Crane Transportation Group, during their pre-
application. The parking study identified that the facility will need to provide 50 parking spaces based
on the facility having 91 bedrooms with up to 100 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
1 space for ,each staff member, during a shift
1 space per maximum number of visitors
TOTAL
=
=
=
20 spaces
25 spaces
5 spaces
50 Required Spaces
The revised plans call for the reduction of 4 bedrooms and 9 beds. This reduces the parking demand to
48 required spaces. The project currently proposes 51 underground parking spaces and two (2)
uncovered parking spaces.
San Rafael Design Guidelines:
In addition to the specific zoning criteria listed above, the nonresidential design guidelines may be used
for guidance and to ensure compliance with the General Plan 2020 design criteria. The pertinent
nonresidential design guidelines criteria are attached. The Board may provide further comments on the
project with respect to these design criteria.
NEIGHBORHOOD CORRESPONDENCE
Notice of the meeting was posted on-site and mailed to residents and occupants within 300 feet of the
site, the Rafael Meadows and the North San Rafael Neighborhood Coalition 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
Staff requests that the Board provide comments to the applicant on the conceptual plan.
EXHIBITS
1. Vicinity Map
2. Non-Residential Design Guidelines
3. Applicant's Statement
4. Reduced plans
Full-sized plans have been provided to the ORB members only.
cc: Applicant
4
Exhibit 1
Vicinity Map
5
Exhibit 2
NONRESIDENTIAL DESIGN GUIDELINES
As modifications are made to San Rafael, whether through public improvements or as private
development affects neighborhoods or the Downtown, the design quality of these changes should
improve the quality of life in San Rafael. These guidelines provide a framework of design principles that
builds on the strength of the existing character of an area and that strives to improve the visual unity of
the area.
Parking Lots
• 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 .
o Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out
from a parking space onto the street.
o Parking areas should be screened from the street with hedges, walls , fences or berms,
subject to security considerations.
o On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry
and exit conflicts.
o 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.
o 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 .
o Unsightly uses should be screened .
o Commercial signage or displays should not be hidden with landscaping .
o 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.
o 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.
o Retain and maintain existing public street trees and add additional street trees where
practical.
Lighting
o Limit the intensity of li ghting to provide for adequate site security and for pedestrian and
vehicular safety .
o Shield light sources to prevent glare and illumination beyond the boundaries of the
property.
o Lighting fixtures should complement the architecture of the project.
Pedestrian Circulation
o Consider pedestrian orientation when designing building entries, windows, signage and
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doors.
o Include a well-defined pedestrian walkway between the street and building entries.
o Clearly define pedestrian movement through the parking lot. For example, provide
changes in pavement or separate landscaped walkways.
o Where appropriate, pedestrian walkways should be provided between adjacent lots.
o 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
areas designed for pedestrian access.
o Where appropriate, include outdoor gathering places and seating for the public.
o Adequate facilities should be provided for bicycle parking, consistent with zoning
requirements.
Building Form
o 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.
o Consider the pedestrian experience when deSigning the ground floor of buildings.
o 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.
o Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area.
Entryways
o A defined sense of entry with pedestrian orientation should be provided.
o Building entrances should be defined with architectural elements such as roof form
changes, awnings or other architectural elements.
Towers
o 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.
o The tower should provide an attractive distinctive silhouette against the sky.
o 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
o 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.
o Arcades may be topped with a simple broad band for tenant signing.
o Internal illumination may be used to emphasize arcade forms at night.
Awnings
o 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.
o Provide a uniform treatment of awnings on multi-tenant buildings.
o Awning colors may be varied and should be compatible with the colors of the building and
of adjacent buildings.
o Signs may be provided on an awning, consistent with the zoning ordinance .
o Translucent, internally illuminated awnings are not encouraged.
o The following building code standards are included for reference:
o Minimum height above grade : 8 feet; 14 feet at alleys, parking lots or other areas with
vehicular traffic
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o Maximum horizontal projection (from face of building): 7 feet, or 66 % of the distance
between the building and curb , whichever is less
o Minimum distance to curb : 2 feet between the awning and curb
Materials and Colors
• Use articulation, texturing and detailing on all c.oncrete exposed to exterior view.
• Exterior materials should minimize reflectivity.
• Use color to provide appropriate accents on a building.
8
,
'. ~akmont Exk lhit-j
Senior Living
J anuary 17, 2017
City of San Rafael Design Review .
1400 Fifth Avenue
San Rafael, CA 94901
Re: Oakmont of San Rafael, 3773 Redwood Hwy
Dear Design Review Board Members,
RECfi:.~\fED
JAN '\ 9 2 ')'\'7
P I ~:;":N;\\!G
• _J •
Thank you for the feedback regarding our building and site design. We have made a variety of
changes lIS a result of the comments and suggestions made at the November IiJlI meeting . Our
alterations include:
Partdag During the redesign the unit count bIl8 changed from 92 units to 87 units
and three parking spaces have been added for a total of 53 sprwes, exceeding the
City's required amount of parking.
Landscape The plant palette for Oakmont of San Ramel is selected to accentuate the
craftsman style of the architecture while visually softening the
height and mass of the building. This is accomplished predominantly in the
selection of columnar trees and vertical shrubs. Using columnar trees (ru:er
'Bowhall', Gingko 'Fairmount', Melaleuca quinquenervia and Leland Cypress
'Gold Rider') allows for a 2S' -40' height, while imposing only a 10' -IS' wide
tree canopy, granting the use of a tall column of vegetation screening in a narrow
space and avoiding branch infringement on the building. The vertical shrubs (the
Juniperus 'Skyrocket', Dodonea 'Purpurea' and Prunus caroliniana) create a
height of 6'-20' and are placed at the bllSe of the building, along the corners
and edges where lhe architecture juts in and out, establishing a cadence in pattern
and soft texture all along the building's perimeter. The building foundation is
lined with medium sized shrubs IIIII.d the landscape tapers down in height to
groundcover and grasses at the walk. The plants and their design incorporate and
reflect the symm.et.riI:al and mixed material features of the craftsman style,
including specific style components, such as color and texture combining, use of
evergreen and deciduous plant material, and mixing conifers, maples, gmsses and
natives. Plants were further selected to abide by California's Water Efficient
Landscape Ordinmice, as well ail for their low maintenance needs .
-Jennifer Oliviera, Landscape Architect
9240 Old Re dwood Hwy, Suite 2 00 • Windsor, CA 95492
Mai n 707-5 35-3200 · Fax 70 7-535-3299
oakmontseniorliv ing.com
ArIlJlilieefuft Given the 35' height oHms building and considering the variety of the
arcrutect\ll'al styles in thls neighbmhood. we have developed exterior elevations
iliat tend to meak up the maslling of the 'building as well as provide streetscape
elemootB tbat lend Ii pedestrian scale to this lruilding. "BllIilgalOw". "Craftsman"
Of "Arts & Crafts" are terms that descn'be the exterior architectura:istyle of the
b1li1di!1g. This style incorporates oriental influences from the early twentieth
century, which now has become a west coast architectural style reflecting
elements allow pitched gable roofs with generous overhangs. Extmm' walls use
wood shlngles, stucco andnaturaJ. stone facing. The building entrance uses
timber fmming. W"wOOwB reflect the multi-pane divisioos normally found with
this architectural myle.
-Robert South, Architect
Comment R.esponse
l. Building appears too large and the See Conceptual Site Plan showing
setbacks from the east property line original & revised bldg . footprint. Setbacks now
not adequate vary from 5' -6" to IS' (was I' to 4'). Note that
west setback is now 10'. Overall footprint of
building has been reduced from 33,040sqft to
31,SSOsq:fi.
2. Portions of the building should be All four building corners have been reduced to
2 story 2 story with an additional 2 story wing on the elllSt
side
3. More variation in the east wall is See response 1 above
desired (in &. out)
4 •. The single "eyebrow" mof should 2nd and 3,d floors on the east side have bem
not just be tacked on but this lower setback from the 1st floor, creating one-story
roof should cover a portion of the portions oHhe building
1st floor
5. Suggest bldg. entrance be moved This would require Ii setback for the porte cochere
to the east side of building that would ellix!rJioote the cen1nll oourtymd
6. Windo.ys in east waH ere too small Windows have been eclarged and grouped
together
9240 Old Redwood Hwy, Suite 200· Windsor, CA 95492
Main 707-535-3200 • Fax 707-535-3299
oakmontseniorliving.com
7. Vurt roofhcigbts, especially at
east side
See revised elevatioDl! showing one, two and three
story elements
8. Mechanical rooftop units IIWIlt be We are proposing an HV AC "split system" which
Screened within fue 35' building ht. would keep the mechmical equipment below
9. Concerned about freeway noise
10. Want arbors & sitting areas in
courtyard
. 11. Want to aee monument sipge
12. Entry portico too large
13. Color scheme needs to be
improved
14. Critical of dead-end accessible
PllIking
the 35' ht. limit
We have placed a corridor between the east facing
units and the freeway, while the interior courtyard is
isolated from the freeway.
Patio areas iJwlude arbors & room. for tables and
chairs. Selected planter walls are placed at seating
height.
Monument signage will be submitted for sepmate
review but will be constructed of materials similar
to the Imj)diog (Stone, stucco, etc.)
Stone pillars reduced in height aru:i roof slope
of porte cochere has been reduced
Revised colors eliminated the "green" stucoo and
use a light, warm colored stucco with contrasting
shingle accents & dark stained wood trim
These spaces need to be located near the elevator
and are designed with extra width (10')
9240 Old Redwood Hwy, Suite -200 • Windsor, CA 95492
Main 707-535 -3200 • Fax 707-535-3299
oakmontsenior!iving.com
· .
I look forward to bemg able to presem our project at the next available meetirig.
~.
WilliamMa
Partner, Project Development
Oakmont Senior Living
9240 Old Redwood Hwy, Suite 200 • Windsor} CA 95492
Main 707~535-3200· Fax 707-535-3299
oakmontseniorliving.com
OAKMONT of SAN RAFAEL
JAN 1 9 2017
PLANN:NG
. 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 proposed project will provide eighty seven (87) assisted living units offering a wide
range of services within a gracious and secure environment. All the units of this senior
health care 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 t1;le 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 seven (27) 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 10PM. Weare 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 AMIPM 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
• P est control
• Window cleaning
• Commercial cleaning services
• Fire sprinkler arid alarm maintenance
• ElevatorlHV AC maintenance
• Kitchen and culinary supplies
PersonallBusiness Services
• Food service
• Banking and financial services
• Commercial laundry
• Doctors
• Florist
• Bottled water
• Medical prescriptions
• Massage therapist
• fIairdresser
• Entertainment
-Landscaping
-Masonry
-Plumbing
-Electrical
-HVAC
• Moving services
• CableTV
• 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
• Culinary staff
• Nursing staff
• Business Manager
• Office staff
• Marketing
• Maintenance personnel
• Concierge
• Activity Directors