Title
Design Review Application PLN15-0468 to Construct a New Commercial Building for the Bank of Marin on a 5,000 sq. ft. Site at the Southwest Corner of the South Shore Center, 523 South Shore Center. The Environmental Impact Report for the expansion of the Alameda Towne Centre, certified October 7, 2008, satisfies environmental review for this project under the California Environmental Quality Act.
Body
To: Honorable President and
Members of the Planning Board
From: Deborah Diamond
Project Planner
BACKGROUND
On January 11, 2016, the Planning Board held a study session and provided comments on the architecture of Bank of Marin’s proposed new building at 523 South Shore Center. Based on the Board’s guidance, the applicant, Jamestown L.P., with architect Lev Weisbach, has finalized the building design and is now requesting Design Review approval for the project as a whole, including architecture, pedestrian and bicycle improvements, and landscaping. The draft resolution for approval is attached as Exhibit 1 and revised plans, including pedestrian and bicycle improvements, and landscaping, are attached as Exhibit 2. The staff report for the study session, which contains background information describing how this project is consistent with the 2009 South Shore Center development plan approval, is attached as Exhibit 3.
ANALYSIS
Architecture
At its study session, the Board provided input on three variations of a building design that generally shared the basic design concept of an elevated facade afloat over glass storefronts that wrap the corner, and two darker and smaller masses flanking the main structure. Although there was no consensus on a preferred design option, the Board discussion revealed common preferences for building massing, materials, and color palette. There was general support for a 12-foot high storefront. A majority voiced a preference for the ATM wall to be lowered and recessed. The grey color palette seemed to be slightly favored over the green option. There was acceptance of the stucco and glass exterior materials, but a minority of the Board said that the wood siding shown on Alternative C is more compatible with South Shore Center’s context.
The architect’s latest design reflects the Board’s feedback and maintains the same basic building concept and floor plan, with the following elements:
|
Design Factors |
|
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Overall Height |
29’ |
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Elevated Facade Height |
17’ |
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Storefront Height |
12’ |
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Parapet Height |
19’ |
|
ATM Wall |
Lowered & set back |
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Color Scheme |
Grey |
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South Form |
Slanted |
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Primary Material |
Stucco |
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Secondary Material |
Siding |
Building Roofline
At the study session the Board was presented with Alternative A which included a horizontal roofline on the south-facing elevation. It is unclear what the Board’s preference is on this south-facing roofline. The latest plan shows a roofline that slants up, on both the west-facing and south-facing elevations, to a maximum height of 29 feet at the prominent southwest corner. Staff believes the slanted roofline is agood design element, because it adds distinctive visual interest to this corner of the shopping center and it also reflects the slanted rooflines of the Willows condominiums. The Board may wish to reconsider the roofline and require that it be a horizontal line at the 29-foot height. Such a change would not substantially alter the overall design of the building.
Pedestrian and Bicycle Improvements
Construction on this site is identified as part of Phase 2 of the South Shore Center development plan, which triggers a pedestrian improvement in the form of a five-foot wide raised sidewalk, with planting on one side, on the east side of South Shore Center (access roadway), from Franciscan Way to Shoreline Drive. The scope of the proposed project includes the construction of this sidewalk, adjacent planting, and other associated pedestrian improvements, described as follows:
The pedestrian improvement will cover a length of approximately 500 feet from the project site to Shoreline Drive. The sidewalk will be abutted on the east by existing planting areas that abut the Center’s parking area as well as the parking lot for the adjacent U.S. Post Office. A new two-foot planting strip will separate the sidewalk from the curb and street. Crosswalks will be provided at the driveways, and wheelchair-accessible ramps will transition the sidewalks to the crosswalks.
Although it is not a requirement of the development plan, the applicant has agreed to provide new sidewalk, curb, and ramps at the northeast corner where the South Shore Center access drive intersects Shoreline Drive. This is intended to rectify a problematic connection to an existing crosswalk spanning Shoreline Drive, as identified by staff.
In addition to these pedestrian improvements, the applicant will provide Shared Lane stencils on South Shore Center roadway in both directions to indicate a Class III bike lane. A rack for bicycle parking will be installed near the building’s entrance.
Landscape Plans
In addition to the planting strip adjacent to the proposed new sidewalk, landscape improvements include planting areas adjacent to the building on three sides. Also, improvements will be made to the existing raised planter at the rear of the proposed building, and a new planting area will be installed at the ground level on the building’s west side.
Plants proposed for the west and south sides of the building will be primarily Mondo Grass with areas of Phormium and Silver Carpet. Adjacent to the rear of the building a screen of Black Bamboo is proposed against the back wall. The existing raised planter will be replanted with alternating areas of Phormium and Mondo Grass. Black Bamboo is proposed to screen the existing transformer boxes located in the planter.
The planting strip along the proposed new sidewalk will be narrow (two feet) in order to accommodate the required five-foot sidewalks. Planting here will alternate among Purple Three-Awn, Dusty Miller, and Kangaroo Paw. The landscape plans are consistent with Bay-Friendly Landscape Guidelines.
ENVIRONMENTAL REVIEW
This project is covered under the Environmental Impact Report for the expansion of the Alameda Towne Centre, certified by the City on October 7, 2008. Per CEQA Guidelines Section 15162, there are no substantial changes proposed in the project or the circumstances under which the project is undertaken that would require major revisions of the previous EIR. Furthermore, there is no new information of substantial importance as described in CEQA Guidelines Section 15162(a)(3) that would trigger additional environmental review. All relevant mitigation measures are incorporated into the project.
PUBLIC NOTICE AND COMMENTS
Property owners and residents within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal. The applicant also met with the adjacent “Willows” residential property manager and residents on November 11, 2015, and received positive feedback on the project. As of the writing of this report, staff has received no written communications from the public. There were also no public speakers on this project during the January 11, 2016study session.
RECOMMENDATION
Hold a public hearing and approve the proposed Resolution approving the Design Review for the Bank of Marin Building project based on the findings and conditions in the Draft Resolution (Exhibit 1).
Respectfully submitted,
Deborah Diamond
Project Planner
Exhibits:
1. Draft Resolution
2. Design Review submittal including building drawings, landscaping plans, and plans for pedestrian and bicycle improvements.
3. January 11, 2016 study session staff report