HomeMy WebLinkAboutCC Resolution 7820 (Francisco Blvd Auto Dealership Appeal)RESOLUTION NO. 7820
RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SAN RAFAEL UPHOLDING IN PART, AN APPEAL
OF THE PLANNING COMMISSION CONDITIONS OF APPROVAL
FOR UP88-35 AND ED88-26, A 26,700 SQUARE FOOT
AUTO DEALERSHIP AT THE NORTHEAST CORNER OF
FRANCISCO BOULEVARD AND SHORELINE PARKWAY
WHEREAS, the San Rafael Planning Commission approved UP88-35 and ED88-26
with conditions of approval on August 23, 1988; and
WHEREAS, an appeal was filed on behalf of the applicant regarding four
conditions of approval; and
WHEREAS, the appeal was heard by the City Council at a duly noticed
public hearing on September 6, 1988.
NOW, THEREFORE, BE IT RESOLVED that the San Rafael City Council hereby
resolves as follows:
SECTION 1: that the City Council hereby denies the appeal of Planning
Commission condition of approval (xx) for ED88-35 regarding review and approval of
the landscape and irrigation plan by the Design Review Board, and directs the
applicant to prepare said plans in conformance with the original design concept
with turf (versus juniper shrubs) along the street frontage based upon the
following finding:
(A) The original landscape concept with turf along the street frontage is
more in keeping with contemporary architecture style of proposed
building and will enhance the overall project design.
SECTION 2: that the City Council hereby denies the appeal of Planning
Commission condition of approval (uu-4) for ED88-35 regarding the size of the
freestanding sign along the Kerner Boulevard frontage based upon the following
finding:
(A) the 48 square foot freestanding sign approved by the Planning Commission
is adequate in size and appropriate for non -freeway oriented advertising
considering the sign will be setback only 10-15 feet from Kerner
Boulevard and up to 64 square feet of wall sign area is approved on the
east elevation of the subject building.
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SECTION 3: that the City Council hereby upholds the appeal of Planning
Commission approval of the project based upon a transfer of 67 P.M. peak trips
from the 300 historic P.M. peak trips assigned to the Shoreline Industrial Park,
and determines that a transfer of 43 P.M. peak trips is appropriate based on the
following findings:
(A) the proposed project is the first dealership in a future auto center and
includes six makes of automobiles. In April of 1988, a traffic study
comparing independent auto dealers and those located in an auto center
was performed by Wilbur Smith and Associates. The report concluded that
when grouped together auto dealers produce fewer P.M. peak trips than
stand alone operations. The report indicated that a trip rate of 1.62
P.M. peak trips per 1,000 square foot of gross area is appropriate for
dealers within an auto center. Given the 26,700 square foot size of the
proposed building, a transfer of 43 P.M. peak trips is, therefore,
required.
(B) The transfer of 43 historic P.M. peak trips from the adjacent Shoreline
Industrial Park would be consistent with General Plan Policy C-5 in
that: 1) the involved sites are under common ownership, 2) traffic from
the sites would affect the same intersections, 3) the total number of
allocated trips will not result from such transfer as the 43 transferred
trips are historic and, therefore, would not result in additional
impacts from new trips, 5) the site from which the trips are to be
transferred would retain sufficient number for future development
consistent with the General Plan Land Use Designation of Office/Light
Industrial as allocated trips are not involved in the transfer, and 6)
allowable floor area ratio would not be exceeded since the floor area
ratio is below the .26 and .38 range allowed by the General Plan.
(C) The proposed project will not produce impacts which are individually
limited but cumulatively significant in that P.M. peak trips produced by
the use are less than those historical trips attributed to an adjacent
site from which the necessary number of trips have been transferred.
SPA!
SECTION 4: that the City Council hereby upholds the appeal of Planning
Commission condition of approval (tt) for ED88-36 in that the design of the east
building elevation shall indicate a four foot high fascia band projecting four
feet from the wall of the building running the entire length of the east elevation
and curving back to meet the building corners (without the "wrap-around" treatment
as shown on Sheet P-4, submitted on August 10, 1988), based on the following
finding:
(A) The building architecture as proposed by the applicant is an overall
high quality design. The project, together with the conditions of
approval, adequately responds to design constraints presented by the
three street frontages and mitigates any adverse aesthetic concerns.
BE IT FURTHER RESOLVED that the project is approved subject to the
conditions listed in Exhibit "A" attached hereto.
I, JEANNE M. LEONCINI, Clerk of the City of San Rafael, hereby certify
that the foregoing resolution was duly and regularly introduced and adopted at a
regular meeting of the Council of said City on Monday , the 19th
day of September , 1988, by the following vote, to wit:
AYES: COUNCILMEMBERS: Boro, Breiner, Frugoli, Thayer & Mayor Mulryan
NOES: COUNCILMEMBERS:None
ABSENT: COUNCILMEMBERS:None
E M. ANCCit Clerk
City
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EXHIBIT "A"
CONDITIONS:
ED88-35
Fire Department
(a) An automatic fire sprinkler system conforming to SNFPA Standard 13 and
Fire Department Standard #300 shall be required, or an alternative
provided to the satisfaction of the Fire Department.
(b) On-site fire hydrants type Jones 3740 shall be installed at locations
specified by the Fire Marshal. Hydrants shall be capable of supplying
the required fire flow.
(c) Occupancy separations shall be installed conforming to the requirements
of UBC Chapter 5 between the automotive repair area and the office
showroom floor.
(d) An approved Fire Department Knox keyway system shall be installed
conforming to Fire Department Standard 202.
(e) No parking "fire lanes" shall be posted conforming to Fire Department
Standard 204.
(f) Addresses to be posted conforming to Fire Department Standard 205.
(g) Provide a plan outlining storage and disposal of stock petroleum
products and hazardous waste.
Police Department
(h) An audible intrusion alarm and fire alarm shall be installed.
(i) Metal frame and glass doors shall be set in metal door jambs.
(j) Exterior man doors shall have a dead locking latch device with a
minimum throw of 1/2 inch. A secondary lock is required and shall be a
deadbolt lock with a cylinder guard and a hardened steel throw that is
a minimum of one inch long. Both locking mechanisms shall be keyed the
same.
(k) Metal frame glass doors shall have a dead bolt lock with a cylinder
guard and a hardened steel throw that is a minimum of one inch long.
(1) Exterior jambs for doors shall be so constructed or protected so as to
prevent violation of the function of the strike plate from the outside.
The strike plate shall be secured to the jamb by a minimum of two
screws which must penetrate a least two inches into the solid backing
beyond the jamb.
(m) Delivery doors shall have a door viewer that provides a minimum of 180
degrees peripheral vision.
(n) Exterior doors that swing outwards shall have nonremovable hinge pins.
(o) End swinging exterior doors shall have rabbited jambs.
(p) Glass on exterior doors or within 40 inches of an exterior door shall
be break resistant glass or glass -like material to the satisfaction of
the Police Department.
(q) All windows within 12 feet of the ground level shall have a secondary
lock mounted to the frame of the window. The secondary lock shall be a
bolt lock and shall be no less than 1/8 inch in thickness. The lock
shall have a hardened steel throw of 1/2 inch minimum length and any
window within 40 inches of an exterior door shall be stationary and
nonremovable.
Public Works Department
(r)
(s)
(t)
Plans and Permits
An engineered site improvement plan showing
site conditions shall be submitted with the
permit.
An encroachment permit shall be required for
the public right-of-way.
all existing and proposed
application for a building
all work performed within
Prior to occupancy of the building, the consolidation of the two
parcels involved shall be accomplished.
Grading and earthwork
(u) The final finished floor elevation must be above plus 6.0 (M.S.L.)
after 30 years settling. Certification of this elevation by a
registered engineer or surveyor shall be supplied prior to building
final.
(v) Grading plans shall show all proposed and existing contours as well as
proposed drainage improvements.
(w) Grading, drainage and foundation plans shall be reviewed and signed by
the soils engineer.
(x) All earth and foundation work shall be done under the direction of a
soils engineer; and a final report shall be submitted prior to
occupancy.
(y) A grading permit will be required.
(z) An erosion control plan shall be submitted showing how erosion and
siltation are to be controlled during construction. The plans shall
include measures for the protection of the nearby wetlands areas.
(aa) Any siltation of the City's drainage channel caused by this project
shall be removed to the satisfaction of the City Engineer. A siltation
basin will be required if this project is constructed during the winter
(October 15 to April 15).
(bb) Prior to the issuance of a building permit, the site shall be studied
by a waste management consultant to determine the then present level of
methane gas. This work shall be reviewed by the City Geotechnical
Review Board. Should any methane gas be found and mitigation measures
required, such mitigation shall be part of the building permit
application and be reviewed by the Geotechnical Review Board. The cost
of geotechnical review shall be the responsibility of the developer and
a cash deposit shall be submitted to the Department of Public Works for
this review.
Storm Drainage
(cc) The improvement plans shall show all existing and proposed drainage
facilities.
(dd) The gradient of all storm drain systems shall be designed to
accommodate predicted settlements. The improvement plans shall show
profiles and grades before and after settlements.
(ee) Run-off from improved areas shall be collected and conveyed to the
street by underground conduit and/or sidewalk drains. Drainage shall
not be diverted or concentrated onto adjoining properties or over
sidewalks and driveways.
(ff) Storm drainage facilities shall be constructed of flexible water -tight
materials to accommodate predicted settlement and to preclude methane
intrusion. The system shall be as recommended to the soils engineer
and approved by the City engineer.
Sanitary Sewers
(gg) The improvement plans shall show the location of all existing and
proposed sanitary sewer facilities.
(hh) The gradient of all gravity sanitary sewer shall be designed to
accommodate predicted settlements. The improvement plans shall show
profiles and grades before and after settlement.
(ii) Any new connections to the sewer main and the street shall require an
encroachment permit.
(jj) On-site sanitary sewer facilities shall be constructed of flexible
water -tight materials to accommodate predicted settlement and preclude
methane intrusion. The system shall be as recommended by the soils
engineer and approved by the City Engineer.
Frontage Improvements
(kk) The improvement plans shall show all existing and proposed frontage
improvements.
(11) Standard driveway connections shall be constructed on the frontage.
(mm) All frontage improvements shall be constructed in accordance with the
"Uniform Construction Standards for Cities and County of Marin."
(nn) All existing curb and gutter damage during construction shall be
replaced to the satisfaction of the City Engineer.
(oo) Standard sidewalk shall be constructed along all street frontages of
the property.
(pp) Standard wheelchair curb cuts shall be provided at both street corners
fronting the project.
(qq) The improvement plans shall show all existing and proposed utilities.
(rr) The parking areas shall be illuminated with "high pressure sodium"
lighting or other approved energy efficient systems.
(ss) All utility services shall be underground.
Planning Department
(tt) The proposed project shall be constructed as shown on the plans
dated August 10, 1988, on file with the Planning Department. The
Kerner Boulevard facade shall feature a four (4) foot high fascia band
projecting four feet from the wall of the building running the entire
length of the east elevation and curving back to meet the building
corners (without the "wrap-around" treatment) as shown on Sheet P-4
submitted on August 10, 1988. Materials used in the construction of
the fascia band shall be those used in the construction of other fascia
bands on the building.
(uu) Signing shall be limited to the following:
1) One 23 foot high, 96 sq. ft. freestanding primary identification
sign located at midpoint of the Francisco Boulevard frontage and
10 feet behind the property line as shown on Exhibit 1.
2) One 28 sq. ft. individually lettered wall mounted sign reading
"John Irish Auto Plaza" located on the southern end of the
westerly facades fascia band as shown on Exhibit 4.
3) One 12 sq. ft. individually lettered wall mounted sign reading
"service" located on the fascia band of the service entrance.
4) One 48 sq. ft. freestanding sign located at the midpoint of the
Kerner Boulevard frontage conforming to the provisions of Zoning
Ordinance Section 14.12.02D -4f.
5) One 64 sq. ft. individually lettered wall mounted sign located on
the fascia band of the Kerner Boulevard elevation.
(vv) A precise wall plan, including the proposed bollard and chain barrier,
indicating the design, location, and construction details of all walls
shall be submitted for review and approval by the Design Review Board
prior to the issuance of building permits, or as required by the
Planning Director. Where required and/or shown on the plans, a six (6)
foot high solid masonry block wall, or approved equal, shall be
constructed. The wall height shall be measured from finish grade on
the interior side of the wall.
(ww) All mechanical equipment and appurtenances of any type, whether located
on roof tops, ground level or anywhere on the building structure, shall
be completely enclosed so as not to be visible from any public street
and/or adjacent property. Such enclosure of facilities shall be of
compatible design related to the building structure which such
facilities are intended to serve.
(xx) Ten (10) full size sets of detailed Landscape and Irrigation
construction drawings shall be submitted for review and approval by the
Design Review Board prior to the issuance of building permits, or as
determined by the Planning Director. All landscaping irrigation
systems and wall plans shall be installed prior to the granting of
final inspection by the City. Plans shall be prepared by, or under the
supervision of, a registered landscape architect. The review of the
landscape plans shall include an assessment of the appropriateness
location and number of landscape materials.
(yy) Street trees a minimum of 15 -gallon size or larger, shall be installed
per City standard.
(zz) Grease/sediment traps shall be installed within drainage catch basins
(on and/or off-site as determined by the Public Works and Planning
Departments) prior to occupancy of the building to minimize water
quality impacts on adjacent wetlands/public waters.
(aaa)This Design Review permit shall be valid for a period of one year until
September 6, 1989, and shall expire thereafter unless otherwise
extended by the Zoning Administrator or building permits have been
issued.
H
Planning Department
(a) This use permit is approved based upon a transfer of 43 P.M. peak trips
from the Shoreline Industrial Park and includes a 26,700 square foot
auto dealership selling 6 makes of vehicles and providing service and
parts for same. No body repair or painting of vehicles is permitted by
this use permit. Any deviation from the approved use may be approved
by the planning staff, or by the Zoning Administrator if necessary.
(b) Prior to the issuance of building permits the applicant shall document
in writing the projected maximum number of employees who will be
working on the site at any one time. An equal number of parking spaces
shall be reserved for employees.
(c) In accordance with Zoning Ordinance Section 14.13.140(I), twelve
customer parking spaces as shown on exhibit one (site plan) shall be
marked for customer parking only, and shall not be used for the parking
of unregistered vehicles.
(d) Should an Auto Plaza be developed in the Shoreline Industrial Park,
special theme landscaping and/or entry signs/monumentation shall be
installed at the corners of Francisco and Shoreline and Kerner and
Shoreline Boulevard.
(e) This use permit shall be valid for a period of one year (until
September 6, 1989, and shall thereafter expire unless otherwise
extended by the Zoning Administrator or building permits are issued.