HomeMy WebLinkAboutDRB 2020-02-19 #2BACKGROUND AND ANALYSIS
On December 17, 2019 , the Design Review Board (Board) conducted formal review of a project
proposing to replace an existing single-family residence located in the Downtown with a 7 -unit
multifamily residential apartment building with associated site improvements (drainage and
landscaping). The proposed project includes a request to reduce the front (Shaver St.) setback, from
20' to 15', and the interior side setback , from 5' to zero. The project also requests a Parking
Modification to reduce the required on-site parking , from 8 parking spaces to 7 parking spaces. The
project further requests 2 concessions, under the State Density Bonus law, to increase the maximum
allowable lot coverage, from 60% to 65%, and to decrease the required street side setback , from 10' to
8'. At that time, the Board requested that the project return for their review to address specific design
issues (The meeting is available for review on the City's website at
http ://www.cityofsanrafael.org/meetings/). The Board 's consensus recommendations are provided
below in bold, followed by staff's comments: .
• Contemporary design of project is appropriate for the challenging transitional site.
• Eliminate the inconsistencies between the drawings within the plan set, particularly the
elevation renderings to the floor plans for the upper staircase located at the corner of Third
and Shaver Streets.
The project revisions propose to relocate the stairs away from the corner of Third and Shaver
Streets and closer to the building. This proposed stair relocation, staff believes, has the effect of
reducing unnecessary bulk or massing along the street front (See Exhibit 3; Sh . A2.2, A2.3 , A3 ,
A3.2 and A5).
• Provide details showing the ground-floor stucco and upper wood siding.
The revised project plans include new details on the construction of the exterior facades, both
ground-floor stucco and upper-story wood siding (see Exhibit 3 , Sh. A7). The design of ground-floor
stucco includes a y,j" horizontal reg let reveals or channel control jOints, every 2' 2" on-center for the
height of the building base. The design of upper-story wood siding includes a 6"-wide horizontal
Thermory Ash tongue-and-groove siding for the height of the 2nd and 3"' stories . The wall designs
also include a y,j" horizontal reg let reveal or channel control joint where stucco treatments meet
wood siding.
• Eliminate the landscaped area underneath the cantilever upper-story decks on the east
elevation.
In response to the Board's recommendation, the revised project design has expanded the secured,
fenced private outdoor patio area for the ground-floor ADA-accessible unit (Unit #1) resulting in the
elimination of the landscaped area located underneath the cantilever upper-story private decks to
Units #4 and #7 (See Exhibit 3; Sh . A2 .1 -A2.3, A3 , A3.2, A4 and A5). This revision appears to staff
to meet the Board 's objective of eliminating 'negative space' below the cantilever portions of the
proposed project design which may lead to unwanted encroachment by non-residents. The project
revisions also reduce the cantilever upper-story private decks for Units #4 and #7, from 91 sq. ft. to
35 sq . ft. The applicant has explained to staff that the reduction in the upper-story decks are
necessary in order to comply with the increase lot coverage requested by the project. The project is
requesting a 5% increase in the maximum allowable lot coverage , from 60% to 65%, as one of two
concessions under the State Density Bonus law. The applicant has explained to staff that the
December 17th Board design of the project included a miscalculation of lot coverage which
exceeded the requested 65% lot coverage by seven (7) square feet (65 .1% lot coverage). The
revised project design, with the reduced upper-story decks, provides 64.2% lot coverage .
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• The project shall provide compliant required on-site parking.
The project revisions continue to request a parking reduction, from eight (8) required on-site parking
spaces to seven (7) proposed on-site parking spaces. Each unit is proposed one (1) on -site parking
space; the proposed parking reduction is to eliminate the required one (1) guest parking space.
Section 14.18 .090 (D) of the San Rafael Municipal Code (SRMC) allows reduction of required
parking for project which provide an excess of bicycle parking, subject to granting of a Parking
Modification through the approval of a Use Permit. The project continues to propose an increase in
the number of bicycle parking, from two (2) required spaces to six (6) spaces. Both the Public
Works and Community Development Directors continue to support the Parking Modification for the
parking reduction as an offset to help provide needed Downtown housing in an area determined to
have ample street parking nearby.
• Garage parking shall be reconfigured to eliminate the potential for parking spaces #5-7 to
backout directly onto Shaver St.
In response to the Board's recommendation , the project revisions propose to improve
maneuverability within the garage by increasing compact parking located underneath the staircase ,
from two (2) to four (4) spaces . Open garage area available for maneuverability has increased 4 .5',
from 30 ' to 34.5 ' (x 36' 10"), as measure between the end of the compact spaces and the north
podium wall (See Exhibit 3; Sh. A2 .1). This proposed increase in compact parking is requested as
part of an expanded Parking Modification and has received the support from both the Public Works
and Community Development Directors .
• All bicycle parking shall be secured.
In response to the Board 's recommendation, the four (4) previous short-term bicycle parking spaces
have been relocated from the front setback, along the Shaver St. frontage , to the garage to provide
a total of six (6) secured long-term bicycle parking spaces (see Sh. A2 .1). To accommodate the
additional bicycle parking within the garage , the layout of the ground-floor ADA-accessible unit (Unit
#1) has reduced a previous full bathroom (with shower) to a half-bathroom (without shower). This
relocation of the bicycle parking has also provided an opportunity to provide an additional 66 sq. ft.
of landscaping along the Shaver street front an additional 66 sq . ft. (4.4 ' x 15'; see Exhibit 3, Sh.
A2.1 and L-1).
• Widen the third-story corridor.
In response to the Board 's recommendation, the project revisions propose to widen the third-story
corridor 12 -21", from the previous 3' 6" width to 4' 6" -5' 3" Wide , for ease of movement.
• Landscape plan shall clearly identify all bioswales, confirm adequacy of plant species in
bioswales, reduce vine species to one, provide additional details on "biofiltration sod", and
eliminate "drainage swale hydroseed" detail
In response to the Board's recommendation, the project revisions propose updates to the
landscape plan (Sh . L-1 and L-2):
• Two biofiltration areas, located along the Shaver St. elevation, are shown and labeled;
• "Native Mow Free" sod from Delta Bluegrass (http://www.deltablueqrass.com!sod-
products!california-native-sod) continues to be proposed within the biofiltration areas , though a
photo of the plant species is now provided; and
• Vine species have been reduced to one (1), Evergreen Clematis (Clematis armandii).
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In addition, plant species proposed for the four-foot square (48" x 48" x 30") concrete address
planter, located at the corner of Third and Shaver Streets, are now identified . Due to the relocation
of all bicycle parking to the garage, 66 sq . ft. of additional landscaping is proposed for the Shaver
St . frontage, including a second 24"-box Crape Myrtle tree (Lagerstroemia indica). The "Plant
Legend" continues to provide a statement that "Drainage Swales Hydroseed ", which is confusing
given that mow-free sod is proposed for the biofiltration areas. Staff, however, believes this
apparent inconsistency may be easily corrected by deleting the statement "Drainage Swales
Hydroseed" from the landscape plan prior to the project's review by the Planning Commission .
NEIGHBORHOOD CORRESPONDENCE
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ord inance. A Notice of Public Hearing was mailed to all property owners and
occupants within a 300-foot radius of the project site , the appropriate neighborhood groups (the
Downtown Business Improvement District and the Federation of San Rafael Neighborhoods) and all
other interested parties (applicant and staff planner), a minimum . of 15 calendar days prior to the date of
this hearing. Additionally, notice was posted on the project site, at the corner of Third and Shaver
Streets a minimum of 15 calendar days prior to the date of this hearing.
At the time of printing and distribution of staff's report , one (1) comments has been received as a result
of this noticing. Steven Schoonover, a resident and attorney, states : 1) The proposed design may fit in
with that of the ne ighboring non-residential buildings, it does not fit in well with that of the neighboring
residential structures ; 2) The project should provide compliant on-site parking due to the lack of street
parking in along Shaver St.; and 3) The ex isting Craftsman -style residence on the site has historical
value and should be preserved .
Staffs Comments
1. At their December 17, 2019 meeting, the Board reviewed the proposed design in relation to the
existing predominant design of the immediate neighborhood . Like staff , the Board determined the
immediate neighborhood was a mixture of residential and nonresidential uses, each with its own
predominant design features . Like staff, the Board ultimately determined the proposed design
adequately related to the predominant nonresidential deS ign features, which is limited to stucco
exterior treatment.
2. As stated earlier in staff's report, the project continues to request a parking reduction , from eight (8)
required on-site parking spaces to seven (7) proposed on-site parking spaces . Each unit is
proposed one (1) on-site parking space; the proposed parking reduction is to eliminate the required
one (1) guest parking space. Section 14 .18.090 (D) of the San Rafael Municipal Code (SRMC)
allows reduction of required parking for project which provide an excess of bicycle parking , subject
to granting of a Parking Modification through the approval of a Use Permit. The project continues to
propose an increase in the number of bicycle parking , from two (2) required spaces to si x (6)
spaces. Both the Public Works and Community Development Directors continue to support the
Parking Modification for the parking reduction as an offset to help provide needed Downtown
housing in an area determined to have ample street parking nearby.
3. A quick review of the San Rafael Historical/Architectural Survey ; Final Inventory List of Structures
and Areas (September 1986) indicates the project site is not listed in the adopted survey as a local,
State or National landmark or eligible for listing or needing reevaluation . The site an isolated
residential site with nonresidential development to the immediate north south and east of the site .
The project provides an opportunity to construct seven (7) new residential units in the Downtown ,
including one (1) affordable housing unit (at the very low-income level), where one (1) market-rate
un it currently exists .
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CONCLUSION
Staff finds the proposed revisions to the project design generally respond well to the recommendation
provided by the Board . The revised project design continues to request a parking reduction , through a
Parking Modification , as an offset to help provide needed Downtown housing in an area determined by
the Public Works Director to have ample street parking nearby . Remaining refinements needed to the
language in the landscape plan may be made prior to project review by the Planning Commission .
Staff requests the Board comment on the appropriateness of these revisions to the project design made
in response to the previous directions provided by the Board .
EXHIBITS
1. Vicinity Map
2. Applicant 's Response Letter, Dated January 27, 2020
3. Revised Color Plans (11 " x 1 T Reductions provided to the Board only)
4. Original Color Plans (11" x 1 T Reductions provided to the Board only)
5. Public Comments , Dated February 10,2020
cc: Mike Larkin -Clo Larkin Architecture ; 610 22 nd St., Suite 303 ; San Francisco, CA 94107
Stevan Fontana -Clo Vantana, LLC; 1945 Francisco Blvd. E., Suite 35 ; San Rafael, CA 94901
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1/27/2020
City of San Rafael Planning Division
1400 Fifth Avenue, Top Floor
San Rafael , CA 94901
Responses to ORB Comments
Dear San Rafael Planning Staff,
Below I have responses to the December hearing comments:
1. The ORB commented on the design of the exterior stair as awkwardly placed and shown in
an inconsistent manner. We have relocated the stair so that it is placed close the building.
and descends quickly. It is less pronounced and compliments the lower stair as can be
seen in the new rendering. Overall the upper stair is less visible.
2. The ORB commented that the building fendering should show the ground level stucco
finish in a consistent manner. The rendering has been revised and also a wall section
provided that describes the use pf stucco with a recessed reglet design . The size and
spacing are shown on the wall section drawing as well as a detail for the ash wood siding.
3. The east side of the building and lot drew comments about the possibility that homeless
could occupy the left over space under the overhanging decks and fOOf. We have revised
the layout to clearly demark the private outdoor space of the accessible unit from the
public space with a wood fence. The overhanging decks have been reduced in size, now
the upper units have smaller balconies.
4. Parking. The project still proposes the 7 parking spaces. We have improved
maneuverability by expanding the spaces under the staif to give more maneuvering space.
We also have used compact parking spaces here. Now the distanc!, from north wall to the
parking stalls is 34'-6". We wish to keep the extra density apartment unit as we be.lieve it is
important to provide this extra unit of housing to respond to the housing needs of the city.
5. Bike parking has been relocated from the exterior to a large space within the covered
garage (6 secured bike spaces). There is now extra landscaping space adjacent to Shaver
Street where the bike parking was indicated.
6. The Landscape Plan has been amended to reflect this change and to clarify the areas of
bioswales and the bio-filtration sod called out for this purpose. Planting identification has
been revised for the vine type at the green screens and plant type at the square entry
planter of the entrance.
7. The upper circulation corridor has been widened for ease of movement (4 '-6").
Thank you very much for your consideration of our new apartment proposal .
Sincerely,
~~
Mike Larkin, Architect
610 22 00 Street, suite 303
San Francisco , CA 94107
#415.621.4204
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