HomeMy WebLinkAboutDRB 2022-12-06 Agenda Packet
Design Review Board
Regular Meeting
Tuesday, December 6, 2022, 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/drb-2022-12-06
Telephone: 1 (669) 444-9171
Meeting ID: 831 0781 8748
One Tap Mobile: US: +16694449171, 83107818748#
CORONAVIRUS (COVID-19) ADVISORY NOTICE
In response to Assembly Bill 361, the City of San Rafael is offering teleconference without
complying with the procedural requirements of Government Code section 54953(b)(3).
This meeting will be held in-person and virtually using Zoom.
How to participate in the meeting in-person:
• Stay home if you are experiencing COVID-19 symptoms
• Face coverings are recommended for attendees
• Use the sign-in sheet (optional) which allows notification of potentially exposed
individuals if contact tracing reveals COVID-19 transmission may have occurred in
a given meeting.
• Attendance will be limited to 50 percent of room capacity (no more than 90
persons) and all in-person attendees should socially distance as recommended by
public health authorities. If the Chambers are 50% occupied, please participate
online instead, or utilize the audio feed in the lobby.
• All attendees are encouraged to be fully vaccinated.
How to participate in the meeting virtually:
• Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org.
• Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
• Dial-in to Zoom's telephone number using the meeting ID and provide verbal public
comment.
Any member of the public who needs accommodations should contact the City Clerk
(email city.clerk@cityofsanrafael.org or phone at 415-485-3066) who will use their best
efforts to provide reasonable accommodations to provide as much accessibility as
possible while also maintaining public safety in accordance with the City procedure for
resolving reasonable accommodation requests.
Members of the public may speak on Agenda items.
CALL TO ORDER
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
ORAL COMMUNICATIONS FROM THE PUBLIC
Remarks are limited to three minutes per person and may be on anything within the subject
matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on
agenda items will be heard at the time the item is discussed.
CONSENT CALENDAR
The Consent Calendar allows the Board to take action, without discussion, on Agenda items
for which there are no persons present who wish to speak, and no Board members who wish
to discuss.
1. Approval of the Design Review Board Meeting Minutes of November 8, 2022
Recommended Action – Approve minutes as submitted
ACTION CALENDAR
2. 76 Albert Park Lane – Wildcare
Request for Conceptual Design Review for proposed replacement of existing Wildcare
facilities with new animal hospital, educational, and animal housing facilities; APN: 013-
061-54; Multi-Family Zoning District (HR1.5); PLAN22-127, ED22-040
Project Planner: Jeff Ballantine (jeff.ballantine@cityofsanrafael.org)
Recommended Action – Review and provide input on proposed project
STAFF COMMUNICATION
BOARD COMMUNICATION
ADJOURNMENT
Any records relating to an agenda item, received by a majority or more of the Commission
less than 72 hours before the meeting, shall be available for inspection online. Sign Language
interpreters may be requested by calling (415) 485-3066 (voice), emailing
city.clerk@cityofsanrafael.org or using the California Telecommunications Relay Service by
dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available
in accessible formats upon request.
Minutes subject to approval at the meeting of December 6, 2022
Design Review Board
Regular Meeting
Tuesday, November 8, 2022, 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/drb-2022-11-08
Telephone: 1 (669) 444-9171
Meeting ID: 831 0781 8748#
One Tap Mobile: US: +16694449171, 83107818748#
CORONAVIRUS (COVID-19) ADVISORY NOTICE
In response to Assembly Bill 361, the City of San Rafael is offering teleconference without
complying with the procedural requirements of Government Code section 54953(b)(3).
This meeting will be held in-person and virtually using Zoom.
How to participate in the meeting in-person:
• Stay home if you are experiencing COVID-19 symptoms
• Face coverings are recommended for attendees
• Use the sign-in sheet (optional) which allows notification of potentially exposed
individuals if contact tracing reveals COVID-19 transmission may have occurred in
a given meeting.
• Attendance will be limited to 50 percent of room capacity (no more than 90
persons) and all in-person attendees should socially distance as recommended by
public health authorities. If the Chambers are 50% occupied, please participate
online instead, or utilize the audio feed in the lobby.
• All attendees are encouraged to be fully vaccinated.
How to participate in the meeting virtually:
• Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org.
• Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
• Dial-in to Zoom's telephone number using the meeting ID and provide verbal public
comment.
Any member of the public who needs accommodations should contact the City Clerk
(email city.clerk@cityofsanrafael.org or phone at 415-485-3066) who will use their best
efforts to provide reasonable accommodations to provide as much accessibility as
possible while also maintaining public safety in accordance with the City procedure for
resolving reasonable accommodation requests.
CALL TO ORDER
Vice Chair Kovalsky called the meeting to order at 7:03 p.m. Vice Chair Kovalsky then
invited Staff & Senior Planner Jeff Ballantine to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
Present: Vice Chair Sharon Kovalsky
Board Member Michael Alexin
Board Member Jeff Kent
Board Member Larry Paul
Board Member Stewart Summers
Absent: Board Member Larry Paul
Chair Sarah Rege
Alternate Board Member Donald Blayney
Also Present: Jeff Ballantine, Staff, Senior Planner & DRB Secretary
Renee Nickenig, Assistant Planner
PUBLIC NOTIFICATION OF MEETING PROCEDURES
Vice Chair Kovalsky invited Staff & Senior Planner, Jeff Ballantine, to inform the public that
members they can provide public comment either in person in the Council Chambers, by
telephone or via zoom with the raise hand feature. Written comments submitted prior to the
meeting time would be read aloud into the record during the public comment portion of each
item.
Vice Chair Kovalsky reviewed the procedures for the meeting.
URGENT ORAL/EMAIL COMMUNICATIONS FROM THE PUBLIC
Vice Chair Kovalsky called for any comments from the public on items NOT on the agenda.
There were no public comments.
CONSENT CALENDAR
Vice Chair Kovalsky invited public comment on the Consent Calendar. There was no
comment on the Consent Calendar.
1. Approval of the Design Review Board Meeting Minutes of May 17, 2022
Member Kent moved and Member Alexin seconded to approve the Minutes as submitted.
AYES: Members: Vice Chair Kovalsky, Alexin, Kent, & Summers
NOES: Members: None
ABSENT: Members: Chair Rege
ABSTAIN: Members: None
Motion carried 4-0 Yes.
2. Approval of the Design Review Board Meeting Minutes of September 7, 2022
Member Kent moved and Member Summers seconded to approve the Minutes as
submitted.
AYES: Members: Vice Chair Kovalsky, Alexin, Kent, & Summers
NOES: Members: None
ABSENT: Members: Chair Rege
ABSTAIN: Members: None
Motion carried 4-0 Yes.
ACTION CALENDAR
Vice Chair Kovalsky introduced the Action Calendar and invited staff to present the Staff
Report.
3. 380 Margarita Drive – New Single-Family House
Request for an Environmental and Design Review Permit for a new single-family
residence, pool, and detached garage with a guest unit on a vacant hillside lot; APN:
015-320-03; Planned Development District (PD) 1808-H; ED21-011, PLAN21-019
Project Planner: Renee Nickenig (renee.nickenig@cityofsanrafael.org)
Renee Nickenig, Assistant Planner, presented the Staff Report on the project.
Applicant Team gave a presentation on the project.
Applicant Team and Staff responded to questions from the Board Members.
Vice Chair Kovalsky asked for public comments. Two neighbors of the project site provided
public comment regarding the following concerns: fire truck access, design of the house for
fire safety purposes, and the potential for erosion and landslides.
Board Members provided comments.
Member Summers moved, Member Kent seconded recommendation that the applicant
address the following comments and return to the Design Review Board for consideration.
1. Large Retaining Walls Adjacent to Pool. Consider the following alternatives for
reducing the height of the retaining walls:
a. Move the wall further from the development envelope and terrace it with
multiple retaining walls.
b. Utilize a different material to minimize the visual impact
c. Propose landscaping in front of the walls. Discuss proposed landscaping
with the Fire Department. Consider planter boxes as an option as well.
2. Additional Submittal Materials. Provide the following submittal materials:
a. Confirm if water tank or other method will be required for fire suppression
purposes. If water tank is required, provide specifics on the proposed size,
location, and design of the water tank.
b. Color samples. Consider proposing colors that are muted but that do not
necessarily blend in with the ground.
c. Landscape plan
d. Improved renderings
e. If solar panels are proposed, show them on the elevations and/or renderings
f. Geotechnical analysis
Board Members discussed motion.
AYES: Members: Vice Chair Kovalsky, Alexin, Kent, & Summers
NOES: Members: None
ABSENT: Members: Chair Rege
ABSTAIN: Members: None
Motion carried 4-0 Yes.
4. 275 & 281 Coleman Drive – Two New Single-Family Houses
Requests for a Lot Line Adjustment, Environmental and Design Review, Exception, and
Variance to merge four vacant lots into two lots, construct a three-story 2,548 square-foot
modular home and other site improvements on each consolidated lot; APN: 011-031-44 -
47; R10 Hillside Overlay District; LLA20-004; ED20-047/EX21-002/V22-002; ED20-
046/EX21-001
Project Planner: Monica Ly (monica.ly@cityofsanrafael.org)
Jeff Ballantine, Senior Planner, indicated that the applicant requested that this item be
removed from the agenda for this meeting and postpone the item to a date to be
determined. The applicant is exploring the possibility of modifying the proposal such that it
complies with the provisions of San Rafael Municipal Code Section 14.16.282 (SB 9
Housing Developments).
INFORMATIONAL ITEM
DIRECTOR’S REPORT
Staff did not provide any updates.
BOARD COMMUNICATION
ADJOURNMENT
Vice Chair Kovalsky adjourned the meeting at 8:25 p.m.
_________________________________
JEFF BALLANTINE, Senior Planner
APPROVED THIS _____DAY OF____________, 2022
_____________________________________
SARAH REGE, DRB Chair
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Community Development Department –
Planning Division
Meeting Date: December 6, 2022
Case Numbers: ED22-040 (PLAN22-127)
Project Planner: Jeff Ballantine, Senior Planner,
jeff.ballantine@cityofsanrafael.org
Agenda Item: 2
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 76 Albert Park Lane – Wildcare. Request for Conceptual Design Review for proposed
replacement of existing Wildcare facilities with new animal hospital, educational, and
animal housing facilities; APN: 013-061-54; Multi-Family Zoning District (HR1.5);
Wildcare, owner; Cheryl Lentini, applicant; PLAN22-127, ED22-040.
SUMMARY
The proposed project includes a major redevelopment of the existing Wildcare facilities. Wildcare is a
wildlife hospital, nature education center and wildlife advocacy organization. The proposal includes:
relocating and restoring the historic Terwilliger Building; demolishing all other existing structures on the
site; constructing a new attached three-story animal hospital and office building along with a new
courtyard for gathering spaces and for the educational Ambassador Animals.
REQUESTED ENTITLEMENT
The project requires a Major Environmental and Design Review Permit pursuant to San Rafael Municipal
Code (SRMC) Section 14.25.040, which requires approval by the Planning Commission with a
recommendation from the Design Review Board (DRB). Major Environmental and Design Review first
requires conceptual design review by the DRB, pursuant to SRMC Section 14.25.030 (B). Currently, the
applicant seeks conceptual design review from the DRB. City Staff requests the DRB to provide
professional design analysis, evaluation and judgment as to the completeness, competence and
appropriateness of this development proposal for the use and setting based on design standards adopted
by the City Council (SRMC Section 14.25.070).
PROPERTY FACTS
The following table provides an overview of General Plan and Zoning designations for the project site
and immediately surrounding area as well as existing developed land uses.
Table 1: Designations and Existing Uses
Location General Plan Designation Zoning Designation Existing Land-Use
Project Site: HRR HR1.5 Wildcare
North: PROS P/OS Albert Park
South: HDR HR1.5 Duplex
East: HDR LMU Carpenters Local Union
West: HDR HR1.5 Single Family Residence
HDR = High Density Residential; PROS = Parks, Recreation, and Open Space; P/OS = Public/Open
Space; HR1.5 = High Density Residential; LMU = Lindaro Mixed-Use
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SITE DESCRIPTION & SETTING
The project site is located north of Mariposa Road. The site is accessible from Albert Park Lane. Wildcare
visitors that arrive by automobile typically park on the street on Albert Park Lane. Then they walk across
San Rafael Creek on a bridge into the main entrance for Wildcare. The project site also has frontage on
Mariposa Road. This frontage is only utilized for trash collection purposes.
PROJECT DESCRIPTION
Project Summary
The proposed project includes a major redevelopment of the existing Wildcare facilities. Wildcare is a
wildlife hospital, nature education center and wildlife advocacy organization. The existing facilities are
located in a flood plain and have often flooded in the past, rendering those facilities unusable. The
proposal includes: relocating and restoring the historic Terwilliger Building; demolishing all other existing
structures on the site; constructing a new attached three-story animal hospital and office building along
with a new courtyard for gathering spaces and for the educational Ambassador Animals. The total area
of the proposed facilities and structures is approximately 11,400 square feet with approximately 4,600
square feet of caging on roofs and 1,600 square feet of caging on the ground.
Architecture, Colors, and Materials
The proposal relocates the historic Terwilliger Building to make it a focal point from the main entrance on
the northern end of the project site. The existing horizontal Dutch lap siding of this building would be
replaced in kind and painted white, and the building would be reroofed with asphalt shingles. The
proposed new animal hospital and office building would include light grey split face CMU (concrete
masonry unit) and light grey smooth CMU walls with white decorative metal screens (Bok Modern or
Figure 1. Site Location
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equal) mounted in front of select areas of the north building elevation. This building would include
aluminum frame windows. The proposed roofing is a single ply Thermopolastic Polyolefin (TPO) system.
In addition to the project plans in Exhibit 1, please see project renderings and materials details that are
provided in Exhibit 2, starting on the 19th presentation slide.
Fencing, Landscaping, and Lighting
The proposed perimeter fencing consists of six-foot-tall weathered wood fencing. The proposed caging
for the animals is metal caging. The project does not include proposed landscaping, other than some
minimal creek enhancement that will likely be required, consisting of native plant seeding and removal
and control of certain species. The project includes wall wash lighting at the building entry, low wall
lighting at the bridge and exit path, and wall sconce lighting at secondary doors. All proposed lighting will
be required to be designed and/or shielded to conceal light sources from view off-site and avoid spillover
onto adjacent properties, consistent with SRMC Section 14.16.227.
Figure 2. Rendering of North Elevation
Figure 3. North Elevation
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Flood Level Elevations
Preliminary survey information indicates that the existing top of creek bank at the Albert Park parking lot
is approximately at elevation 7.0 feet above sea level. City staff and the applicant anticipate that the floor
level of new construction will need to be at least 12 feet above sea level to clear the 100-year flood
elevation.
Bridge
A new prefabricated pedestrian bridge will be erected over the creek to provide the main entry to the site.
The new bridge will be sloped up from the street level to the approximate finished site floor height.
ANALYSIS
San Rafael Municipal Code (Title 14 – Zoning)
Review criteria for Environmental and Design Review permits are included in SRMC Section 14.25.050.
Some of the pertinent review criteria that relate to the proposed project are included in Table 2 below.
Table 2: Design Review Criteria (SRMC Section 14.25.050)
Review Criteria Proposed Code
Subsection
CMU Finishes. Concrete surfaces
shall be colored, textured,
sculptured and/or patterned to serve
a design as well as a structural
function
The proposed new animal hospital and office
building would include light grey split face CMU
(concrete masonry unit) and light grey smooth
CMU walls. City Staff seek DRB input on
whether additional and/or different color
would be desirable for these CMU walls.
(F)(2)(c)
Entry. Provision of a sense of entry
The proposed new bridge, relocation of the
historic Terwilliger Building, and courtyard
redesign all contribute to an improved
entrance.
(F)(1)(d)
Height Variation. Variation in
building placement and height
The proposed new animal hospital and office
building varies in height as it steps down in
height as it spans from the southern to the
northern portion of the site. The relocated
historic building provides additional variety in
building height and location in relation to the
proposed new building.
(F)(1)(e)
All Facades. Equal attention to
design of all facades in sensitive
locations
The proposed north, east, and south elevations
all include substantial variety in architectural
details, building forms, and materials.
City staff seek DRB input on whether the
west elevation could benefit from additional
articulation with regards to materials,
colors, and/or building forms.
(F)(1)(g)
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San Rafael Design Guidelines
The San Rafael Design Guidelines apply to all of the City of San Rafael except for the Downtown Precise
Plan area and except for those lots where the Hillside Design Guidelines apply. Some of the pertinent
design guidelines that relate to the proposed project are included in Table 3 below.
Table 3: San Rafael Design Guidelines (for Nonresidential projects)
Design Guideline Proposed Topic Area
Consider pedestrian orientation
when designing building
entries, windows, signage and
doors.
The proposed new bridge, relocation of the historic
Terwilliger Building, and courtyard redesign all
contribute to an improved entrance
Pedestrian
Circulation Include a well-defined
pedestrian walkway between
the street and building entries
Limit the intensity of lighting to
provide for adequate site
security and for pedestrian and
vehicular safety
The project includes wall wash lighting at the
building entry, low wall lighting at the bridge and exit
path, and wall sconce lighting at secondary doors.
All proposed lighting will be required to be designed
and/or shielded to conceal light sources from view
off-site and avoid spillover onto adjacent properties,
consistent with SRMC Section 14.16.227
Lighting
Shield light sources to prevent
glare and illumination beyond
the boundaries of the property
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
The project proposes to locate the historic
Terwilliger Building and a portion of the proposed
animal hospital/office building along the front yard
setback.
Building
Form
Consider the pedestrian
experience when designing the
ground floor of buildings.
The proposed relocation of the historic Terwilliger
Building at the front of the site as well as stepping
down the proposed animal hospital/office building
towards the front of the site improves the pedestrian
experience as visitors enter the site.
Building
Form
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
The proposed north, east, and south elevations all
include substantial variety in architectural details,
building forms, and materials.
City staff seek DRB input on whether the west
elevation could benefit from additional
articulation with regards to materials, colors,
and/or building forms.
Building
Form
Use articulation, texturing and
detailing on all concrete
exposed to exterior view
The proposed new animal hospital and office
building would include light grey split face CMU
(concrete masonry unit) and light grey smooth CMU
walls. City Staff seek DRB input on whether
additional and/or different color would be
desirable for these CMU walls.
Materials
and Colors
Use color to provide
appropriate accents on a
building.
The historic Terwilliger Building would be painted
white. The proposed new animal hospital and office
building would have light grey CMU walls with white
decorative metal screens mounted in front of select
areas of the north building elevation. City Staff
seek DRB input on whether additional and/or
different colors are recommended.
Materials
and Colors
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NEIGHBORHOOD CORRESPONDENCE
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and
occupants within a 300-foot radius of the subject site and all other interested parties, 15 calendar days
prior to the date of this hearing. Public notice was also posted on the subject site 15 calendar days prior
to the date of all meetings, including this hearing. Staff have not received any public comments, as of the
posting of this staff report.
CONCLUSION
Staff request conceptual design review input from the DRB on this project including, but not limited to,
the issues raised in this staff report.
EXHIBITS
1. Project Plans
2. Applicant Presentation Slides
3. Schematic Design Report
4. Site Photos
5. Historic Design Review Report