HomeMy WebLinkAboutDRB 2016-10-04 #3CITYo>'
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Community Development Department - Planninq Division
Meeting Date: October 4, 2016
Case Numbers: CDR16-004
Project Planner: Steve Stafford — (415) 458-5048
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 108 Bellam Blvd. ("Peter's Beacon" Service Station) - Conceptual Design Review of
proposed upgrades to an existing motor vehicle service station with minor repair (Smog Test)
on a 14,914!5q. ft. parcel located at the northeast corner of Bellam Blvd. and Francisco Blvd.
L. The project proposes approx. 600 sq. ft. of new bathroom, entry and service bay additions,
convert approx.1,200 sq, ft. of existing garage space to mini -market , new exterior colors and
materials on the building and fuel pump canopy, and additional site landscaping and parking;
APN: 008-106-05; General Commercial (GC) District Zone: Steve Murch for SIBS Architects,
Applicant, Peter Jizrawi, Owner, Canal Neighborhood.
PROPERTY FACTS
Location General Plan Designation Zoning Designation Existing Land -Use
Project Site: GC GC Service Station w/Smog fest
Narth: GC GC Dry cleaning
South GC GG Automated Gar Wash
East: GC GG Major Motor Vehicle Repair
West' GC GC Service Station wlMini-Mart
Height Landscaping (Mina
Allowed;: 36' Required 15% (2,237.1 sf of 14,914 sf site)
Proposed: 16' 2' (18' X" top of parapet) Proposed: 8.8% (1,327 sf)
Parking
Required: 12
Proposed: 9
Floor Area Ratio (Max,)
Allowed: 0.21 FAR (3,132 sf)
Proposed: 0 15 FAR (2,268 sf )
SUMMARY
The project is being referred to the Design Review Board (Board) for concept review for upgrades to
the existing single -story motor vehicle service station building with minor repair (Smog testing) facilities,
including a new 600 sq. ft, service bay addition, conversion of existing service bays to a 1,200 sq. ft.
mini -market, new exterior colors and materials on the building and fuel pump canopy, and additional
site landscaping and parking. No change in the height of the existing building (16' 2") and the number of
fuel stationF (8) is proposed.
The project will require the following approvals by the Planning Commission with the recommendation
of the Board:
• A 'minor' Environmental and Design Review Permit for an addition to an existing nonresidential
structure 40% or less of the existing square footage and no greater than 1,250 sq. ft. (of the
existing square footage; and
A Use Permit Amendment to allow the new mini -market use and Parking Modification, if
necessary;
A new Sign Program for the new service station signage, if ancillary signage is proposed on the
fuel pumps; and
$ A Certificate of Public Necessity or Convenience, if an off -sale liquor license is pursued and the
State Alcohol and Beverage Control (ABC) agency determines the area around the site has an
undue concentration of off -sale liquor licenses.
The applicant has submitted for conceptual design review to allow the Board to provide preliminary
design comments on the proposed project. Planning staff requests that the Board provide
recommendations on the project's compliance with all pertinent design criteria. These comments will
guide the formal project application submittal on building and site design; the applicant has received
additional comments on the project during Pre -application review.
Overall, staff finds that the concept design submittal, generally, appears to meet many of the applicable
General Plan policies, development standards for the GC District, review criteria for Environmental and
Design Review Permits, and nonresidential design guidelines; however, Staff finds the applicant can do
more to further improve the landscape character of the Bellam Blvd streetscape. Staff additional finds
the scope of the project is significant enough to require the construction of a trash enclosure which
currently does not exist on the site.
Staff requests that the Board provide recommendation on compliance with all pertinent design criteria.
Specifically, staff asks the Board to consider the following:
Landscaping
• Whether it is appropriate to increase the landscape character on the site by encouraging the project
seek permission from the adjacent property owner at 920 Bellarn Blvd. to install landscape and
irrigation upgrades on the triangular-shaped landscape planter located along the street front on the
adjacent parcel.
Trash Enclosure
• Whether it is appropriate to require the project provide a trash enclosure due to the legalization and
intensification of the mini -market use on the site.
Colors and Materials
• Whether the proposed new contemporary- or industrial -design colors and materials are appropriate
for the site and the existing service station facility use.
BACKGROUND
Site Description & Setting:
The subject site is located in the Canal neighborhood of East San Rafael, Specifically, it is located at
the northeast corner of the intersection of Beilam Blvd. and Francisco Blvd. E, with entrance driveways
along both frontages. The flat (approximate 1% average cross -slope), square-shaped parcel is 14,914
sq. it. in area.
The site is developed with a service station facility which includes two primary structures: 1) a 1,666 sq.
ft. building with three (3) service bays and a small, 320 sq, ft., min -mart; and 2) a freestanding fuel
pump canopy with eight (8) fueling stations. In 1978, the Planning Commission denied a Use Permit
application to legalize the existing mini -mail, due to traffic and parking concerns, though it has
continued to operate. Since 1966, the site has been in continuous use as a service station facility. The
site is surrc,Anded by other automotive -related uses to the south, east and west, while a commercial
service use is located to the north.
History;
Earlier this year, Pre -application review of the proposed project was completed and included the
following comments:
* Provide '360° design' by incorporating the proposed new exterior design to all building and canopy
facades;
* Increase the landscape character on the site;
The site is underparked for the project; provide more on-site parking, reduce the scale of the project
ur seek a Parking Modification;
• Several proposed parking spaces negatively impact vehicle maneuverability on-site; and
• A traffic study is required to analyze both the additional vehicle trips resulting from the proposed
expansion of the mini -market use and their impact on the Level of Service (LOS) for nearby
intersection operations.
PROJECT DESCRIPTION
Use:
The project proposes to maintain the existing service station facility use on the site though upgrade the
existing building and canopy facades with new exterior colors and materials and increase and refresh
the site landscaping. The project also proposes to maintain the existing minor motor vehicle repair use
(Smog testing) on the site, though reduce the number of service bays from three (3) to two (2). The
project further proposes once again to legalize the existing mini -mart use on the site and increase the
size of the r,tail market from approximately 320 sq. ft. to approximately 1,200 sq. ft. through the
conversion of service bay area.
Site Plan.
The project proposes a new 600 sq. ft. addition along the north property line to allow for a new service
bay and customer reception or waiting area and office and storage areas. Also, expansion of the
existing landscape planters on the site and additional parking spaces are proposed. No change in the
size of the Mel canopy or the number of fuel stations (8) is proposed. Access to the site is proposed
along existing driveways along both the Bellam Blvd. and Francisco Blvd. E. frontages. Fuel truck
deliveries are proposed to continue entering the site along the Bellam Blvd frontage and exiting along
the Francisco Blvd. E. frontage.
Floor Plan.
In addition to a new 600 sq_ ft. addition along the north property line, the project proposes to convert
two (2) of the three (3) existing service bays to mini -market space. The project also proposes an
approximate 55 sq. ft. addition to the front of the building along the Bellam Blvd frontage to provide an
entrance to the expanded mini -mart. The project further proposes an 89 sq. ft. expansion to the existing
restroom located along the south building elevation.
Architecture:
The project proposes a contemporary design for the building and fuel canopy facades. The existing
exterior treatments (combination of concrete block, brick veneer and vertical -ribbed metal siding
painted in an off-white/crbme color) on the building are proposed to be replaced with a combination of
composite concrete panels, vertical -ribbed metal Corrugated siding and horizontal metal °ralnscreen"
panels with IY2" channels in predominantly earthtonelwoodtone color shades. New storefront windows
would dominate the front of the building facing Bellam Blvd. The project proposed to cover the gabled
roof design with fascia panels without increasing the overall height of the building (16' 2"). Due to the
existing zero (0') setback of the building along the east property line, the project proposes to texture the
existing concrete block wall with new stucco finish in a medium shade of tan color. The project
proposes to match the new design on the fuel canopy with those on the building. The project proposed
to cover the gabled roof design with fascia panels without increasing the overall height of the canopy
structure (18' 5"). New composite concrete panels, gray in color, is proposed for the support posts and
horizontal metal "rainscreen" panels with 11/2" channels, 'natural wood' in color, is proposed for the new
fascia -
A Color Board page is attached to each plan set. Staff has encouraged the applicant to also provide a
Material and Color Board at the Board's meeting.
Parking;
The project proposes to provide nine (9) on-site parking spaces: the retention of four (4) existing
parking spaces located south of building and along the east property line, two (2) new parking spaces
located adjacent to the expanded landscape planter located at the corner of Bellam Blvd, and Francisco
Blvd. E., one (1) new parking space located adjacent to the existing air/water dispenser along the north
property line, one (1) existing parking space located inside the existing retained service bay and one (1)
new parking space located inside the new service bay addition. All parking spaces are designed to be
`perpendicular' parking spaces with the exception of the two (2) new parking spaces located adjacent to
the landscape planter at the corner of Bellam Blvd and Francisco Blvd E., which are designed to be
`parallel' parking spaces. All parking spaces are designed to be 'standard' -size parking spaces (9' x 19')
with the exception of the two (2) new parking spaces located adjacent to the landscape planter at the
corner of Bellam Blvd and Francisco Blvd E., which are designed to be 'compact' -size parking spaces
(8' x 20').
Landscaping:
The project proposes to enlarge the size of existing landscape planters on the site, from 1,408 sq. fr,
(6.6%) to 1,327 sq. ft. (8.8%) of combined landscape area. This expansion of landscape planters on the
site would result in the reduction of existing driveway width along both the Bellam Blvd. and Francisco
Blvd. E. frontages. Most of the landscape area would provide new bio -retention basins to meet SWPPP
(Storm Water Pollution Prevention Plan) requirements. The project proposes a combination of new
shrubs with a low -growth habit and groundcovers in these expanded landscape planters, though the
specific species of each planting is not provided. The project proposes to preserve an existing palm
tree, appro:Jmately 15' in height and of unknown species, located within the landscape planter atthe
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corner of Bellam Blvd. and Francisco Blvd. E.
Lighting:
The project proposes new lighting fixtures at all entrances to the building, though no 'cut sheet' details
are provided for these new light fixtures. The project proposes no changes to the existing two (2), 15 -
tail light standards located at the driveways along both Bellam Blvd. and Francisco Blvd. E. The project
also proposes no changes to the existing under canopy light fixtures above the fueling stations.
Grading/Drainage:
The project plans propose to route all building and fuel canopy roof leaders underground to the new
bio -retention basins within the landscape planters.
Signage:
The project proposes new signage for the site. Specifically, two (2) new, internally -illuminated, signs, are
proposed, one (1) 30.3 square -foot wall sign ("Peter's Beacon"), located above the building entrance on
the "rainscreen' fascia, and one (1) 42 square -foot freestanding monumentf 'price ID' sign (overall
dimensions are 6' height by 7' width), located in its current location, within the landscape planter at the
corner of Bellam Blvd. and Francisco Blvd. E.. The project does not provide sign details on the fuel
pumps.
ANALYSIS
General plan 2020 Consistency:
The General Plan land use designation for the site is General Commercial (GC). Primary uses allowed
in the GC designation include general retail and service uses, restaurants, automobile sales and
service uses and hotellmotel uses. Office uses are allowed as secondary uses. As such, the existing
and proposed continued service station facility use is consistent with Land Use Policy LU -23 (Land Use
Map and Categories) in the San Rafael General Plan 2024. As identified in the Property Facts section
of staff's report above, the project would also be in accordance with Land Use Policy LU -12 (Building
Height) and the maximum 36' building height, based on the City's current measurement for building
height (Building height is measured from finished grade pursuant to the Uniform Building Code 1997
method). The project also is in accordance with the allowable FAR (Floor Area Ratio) for the site. S aff
requests the Board's guidance in evaluating the project for consistency with the following design -related
General Plan Policies.-
Community
olicies:Community Desgn Policy Ca -9d (City Image; Landscape Improvements) recognizes that
landscaping is a critical design component to_ Encourage maximum use of available landscape
area to create visual interest and foster sense of the natural environment in new and existing
developments. Encourage the use of a variety of site appropriate plant materials.
CD -3 (Neighborhoods) seeks to recognize, preserve and enhance the positive qualities that give
neighborhoods their unique identities, while also allowing flexibility for innovative design. New
development should respect the context and scale of existing neighborhoods.
• CD -5 (Views) seeks to respect and enhance to the greatest extent possible, views of the Bay and
ifs islanc's, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt. Tamalpais,
Maria Civic Center and hills and ridgelines from public streets, parks and publicly accessible
pathways.
a CD -8 (Gateways) seeks to provide and maintain distinctive gateways to identify entryways.
v CD -10 (Nonresidential Design Guidelines) recognizes preserves and enhances the design
alemen`s that contribute to the economic vitality of commercial areas. Develop design guiderinss to
ensure that new nonresidential and mixed-use development fits within and improves the immediate
neighborhood and the community as a whole,
• CD -18 (Landscaping) recognizes landscaping as a significant component of all site design.
i GQ -19 (Lighting) requires project lighting at adequate levels for safety purposes while controlling
t,ght spOover and off-site glare.
CD -21 (Parking Lot Landscaping) requires parking lot landscaping to control heat build-up from
pavement, reduce air pollution, provide shade cover for vehicles and soften the appearance of the
parking lot.
Planning staff believes the level of details provided in the concept design submittal generally meets the
app!;cable eesign-related General Flan Policies. The project proposes to upgrade the existing
commercial site with a contemporary building and canopy design and an increase the site landscape
character. While the proposed new fascia panels over the existing gabled roof design would likely
create a view impact of the hillside north of the site as seen from Francisco Blvd. E. and the westbound
1580 off -ramp, staff finds this to be a limited and less -than -significant impact.
The level of details provided in the concept design submittal limits Planning staff's ability to determine
whether the application meets applicable design -related General Plan Policies regarding site lighting,
specifically Community Design Policies CD -19 (Lighting) and CD -21 (Parking Lot Lighting); Planning
staff finds the project proposes significant enough improvement to the site, building and canopy to
require that the formal proiect application submittal provide site lighting plans with photometric study
calculations and details, particularly the proposed lighting levels underneath the fuel canopy.
Zoning Ordinance Consistency:
Chanter 5 — Commercial and Office Districts
The site is located within the General Commercial (GC) zoning district, The proposed project will
require consistency with the property deveioprnent standards for the GC District, including a maximum
36' building height and 15% minimum landscape requirement. Those property development standards
applicable to the project are identified in the Property Facts summary matrix located on the front of this
report. As conceptually designed, the proposed project complies with the maximum building height
though does not comply with the minimum landscape requirement. The project proposes to increase
the landscape character on the site, from 6.6% to 8.8%; however, it would remain well Below the
minimum 15% landscape requirement. all applicable property development standards for the GC
District, including maximum building height and minimum landscaping requirement,
Staff finds that the landscape character along Bellam Blvd can be further upgraded by incorporating the
triangular-shaped, 350 sq. ft, landscape planter, located along the street front on the adjacent parcel
(120 Bellam Blvd.) into the landscape upgrades proposed by the project. No landscaping currently
exists in this planter area, likely due to the lack of irrigation and, possibly, due to trampling caused by
public transit riders using the adjacent bus stop. Access to irrigation already exists for this area from the
air/water dispenser located immediately adjacent to the landscape planter.
Staff requests the Board's comments on the following.
Whether it is appropriate to increase the landscape character on the site by encouraging the project
seek permission from the adjacent property owner at 120 Bellam Blvd. to install landscape and
irrigation upgrades on the triangular-shaped landscape planter located along the street front on the
adjacent parcel.
Chapter 16 — Site and Use Regulations
Accessory Structures
Section 14.16.020 (Accessory Structures) of the Zoning Ordinance allows accessory structures in non-
residential zoning districts if they do not alter the character of the site and it they conform to all
applicable standards and regulations including, but not limited to, floor area ratio (FAR), parking and
design review criteria requirements. The site is currently developed with one (1) accessory structure: a
1,456 sq. ft, (28' x 52') fuel pump canopy which is exempt from FAR calculations and has no parking
requirements associated with it.
The project proposes, once again, to legalize the existing 320 sq. ft. mini -mart on the site and allow its
expansion t,) approximately 1,200 sq. ft. Staff finds this expanded mini -mart use will correspondinyly
result in a proportional increase in operational debris like any other commercial market use, The site is
currently development without any trash enclosure. Staff finds that the proposed project is significant
enough, particularly the increased mini -mart use, to require the construction of a trash enclosure on site
to meet operational debris removal; and recycling needs. Staff understands that requiring a new trash
enclosure may result in a reduction in the scope of the project and/or onsite parking; however, the City
requires all commercial businesses provide and maintain trash pick-up as a condition to operate. Any
new trash enclosure would be counted in the FAR calculations for the site, though it would have no
parking requirement associated with it and should match the new design (material and colors) of the
building and fuel canopy.
Staff requests the Board's comments on the following:
• Whether it is appropriate to require the project provide a trash enclosure due to the legalization and
;ntensifi3ation of the mini -market use on the site.
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Floor Area Ratio (FAR)
Under both .he City's General Plan (Land Use Policy LU -9; Intensity of Nonresidential Developme,,1,)
and Section 14.16.150 (A) of the Zoning Ordinance (Flom Area Ratios and Densities Applicable to
Nonresidential and Mixed -Use Development), the maximum allowable intensity of nonresidential
development on the project site is 0.21 FAR (Floor Area Ratio), or 3,132 sq. ft. (based on the 14,914
sq. ft. lot). The current development on the site is 0,111 FAR for the 1,666 sq, ft. building (the fuel
canopy is not counted as FAR) which would increase to 0.15 FAR, or 2,268 sq. ft., with the addition of
the new service bay.
Chapter 18 — Parking Standards
Parking Requirements
Pursuant to Section 14.18.040 (Parking Requirements) of the Zoning Ordinance, the project is required
to provide a total of 12 on-site parking spaces, based on the following proposed uses'
Three (?) parking spaces for the proposed continued service station facilities use;Imus
Five (5) parking spaces for the legalization and expansion of the approximately 1,200 sq. ft. mini-
market use (11250 sq. ft, of gross retail); plus
4 Four (4) parking spaces for the two (2) service bays with each service bay counted as providing one
(1) parking space.
The project proposes nine (9) on-site parking spaces: the retention of four (4) existing parking spaces
located south of building and along the east property line, two (2) new parking spaces located adjacent
to the expanded landscape planter located at the corner of Bellam Blvd, and Francisco Blvd, E., one (1)
new parking space located adjacent to the existing air/water dispenser along the north property line,
one (1) existing parking space located inside the existing retained service bay and one (1) new parking
space located inside the new service bay addition. The applicant has submitted a statement (see
Exhibit 2) which contends that much of the parking demand for the mini -market use will be met by
vehicles already parked temporarily at the fuel pumps. The applicant further states their intension to
regUest a Perking Modification when the project is submitted for format review. Any request for Parking
Modification would require the review of both the Community Development Director and the City
Engineer and the approval of the Planning Commission with the other project entitlements. The
Community development Director would likely support some request for Parking Modification,
concurring with applicant's contention that much of the parking demand for the mini -market is already
captured by patrons fueling their vehicles on site.
Parking Space Dimensions
All parking spaces proposed by the project are designed to be 'perpendicular' parking spaces with the
exception of the two (2) new parking spaces located adjacent to the landscape planter at the corner of
Bellam Blvd and Francisco Blvd E., which are designed to be 'parallel' parking spaces. All parking
spaces proposed by the project are designed to be 'standard' -size parking spaces (9' x 19') with the
exception of the two (2) new parking spaces located adjacent to the landscape planter at the corner of
Bellam Blvd and Francisco Blvd E., which are designed to be `compact' -size parking spaces (8' x 20').
Pursuant to Section 14.18.130 (Parking Facility Dimensions and Design) of the Zoning Ordinance, the
proposed perpendicular parking spaces are required to meet 9' x 19' dimensions and 26' drive aisle or
backup requirement. The proposed parallel parking spaces are required to meet 9' x 22' dimensions
and 12.5' drive aisle. Thirty percent (30%) of all required parking spaces may meet 'compact' parking
space dimensions (8' x 16' for perpendicular parking spaces and 8' x 20' for parallel parking spaces).
The project proposes to design the two (2) new parallel parking spaces, located adjacent to the
landscape planter at the corner of Bellam Blvd and Francisco Blvd. E., to reduced or compact parking
space dimensions, or 17% of the required 12 parking spaces. The project plans also comply with the
required drive aisle or backup requirements with the exception of the one (1) retained parking space
located in front of the existing above -ground propane tank/dispenser, along the Francisco Blvd. E_
frontage. Staff finds this is a legal nonconformity that was likely reviewed and approved at the time the
propane tank/dispenser was installed. While the project proposes to retain this existing parking space,
the City Engineer will review this parking space for safety, along with the other project proposals, at
formal submittal.
Chanter 19 — Sians
Sign Programs
In 1996, the existing site signage was approved for the service station use and development in
accordance with the allowable standards for the services stations under the City's then Sign Ordinance,
which allowed a total of four (4) signs and 100 sq, ft, of combined sign area. In 2004, the City adopted a
comprehensive update to the Sign Ordinance which emphasized the use of Sign Programs specifically
to meet the unique sign demands of service stations. In 1996, Planning staff approved a Sign Review
Permit (SR96-29), which allowed a total of four (4) signs on the site with a total of 66 sq. ft. of sign area,
including: one (1) 40 sq. ft. (4' x 10') internally -illuminated freestanding monument/price ID sign (6_a' in
height), two (2) 11 sq. ft. (16" x 8'3") non -illuminated 'spandrel' signs underneath the fuel canopy, and
one (1) 4 sq. ft. (2' square) internally -illuminated `logo' cabinet or wall sign.
The project proposes two (2) new signs for the site totaling 72.3 sq, ft. of combined sign area, including:
one (1) 30.3 sq, ft. internally -illuminated wall sign ("Peter's Beacon"), located above the building
entrance on the "rainscreen' fascia, and one (1) 42 sq. ft. internally -illuminated freestanding monument/
'price ID' sign (overall dimensions are 6' height by 7' width), located in its current location, within the
landscape planter at the corner of Bellam Blvd, and Francisco Blvd. E.. The project does not provide
sign details for the accessory signage on the fuel pumps. If the project proposes no ancillary signage
on the fuel pumps, the new site signage would be consistent with the allowable signage under the
City's sign standards for the site. If the project proposes additional ancillary signage on the fuel pumps
at formal submittal, a new Sign Program would be required. Staff finds the proposed new site signage
is similar with other service station uses in the immediate area and throughout the City, which maintain
the primary signage (excluding ancillary signage on the fuel pumps) to a maximum of 100 sq. ft, oi- ;ess
of total combined sign area.
Chapter.22 — Use Permits
As discussed earlier in staff's report, the existing Use Permit approval, to allow the current service
station use on the site, will require amendment by the Planning Commission to allow the legalization
and expansion of the existing mini -market use. In order for the Planning Commission to approve the
Use Permit .'amendment, the formal project submittal will need to meet requirod Findings, pursuan` ;o
Section 14.22.080 of the Zoning Ordinance.
Chapter 25 —.Environmental and Design Review Permit
The project will require Environmental and Design Review Permit approval by the Planning
Commission (This Environmental and Design Review Permit typically would be reviewed and acted on
by the Zoning Administrator, however, since the project requires Planning Commission approval for the
legalization and expansion of the existing mini -mart use, all of the required project entitlements shall be
reviewed and acted on by the Planning Commission with the Board's recommendation). The pertinent
review criteria for Environmental and [Design Review Permits, pursuant to Section 14.25.050 (Review
Criteria; Environmental and Design Review Permits), are as follows:
Site Dasign. Proposed structures and site development should relate to the existing development in
the vicinity. The development should have good vehicular and pedestrian circulation and access_
Safe anti convenient parking areas should be designed to provide easy access to building
entrances. The traffic capacity of adjoining streets must be considered_ Major views of the San
Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills should be preserved and
H.
enhanced from public streets and public vantage points. In addition, respect views of St. Raphael's
Church jp "A" Street.
Architecture. The project architecture should be harmoniously integrated in relation to the
architecture in the vicinity in terms of colors and materials, scale and building design. The design
should be sensitive to and compatible with historic and architecturally significant buildings in the
vicinity. Design elements and approaches which are encouraged include- a) creation of interest in
the building elevation; b) pedestrian -oriented design in appropriate locations; c) energy-efficient
design; d) provision of a sense of entry; e) variation in building placement and height; and f) equal
attention to design given to all facades in sensitive location.
• Materials and colors. Exterior finishes should be consistent with the context of the surrounding area.
Color selection shall coordinate with the predominant colors and values of the surrounding
landscape and architecture. High-quality building materials are required. Natural materials and
colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should be
colored, textured, sculptured, and/or patterned to serve design as well as a structural function.
• Walls, Fences and Screening. Walls, fences and screening shall be used to screen parking and
loading areas, refuse collection areas and mechanical equipment from view. Screening of
mechanical equipment shall be designed as an integrated architectural component of the building
and the landscape. Utility meters and transformers shall be incorporated into the overall project
design.
• Exterior Lighting. Exterior lighting should provide safety for building occupants, ,but not create glare
or hazard on adjoining streets or be annoying to adjacent properties or residential areas.
• Landscape Design. Landscaping shall be designed as an integral enhancement of the site and
existing tree shall be preserved as much as possible. Water -conserving landscape design shall be
required. A landscaped berm around the perimeter of parking areas is encouraged. Smaller scale,
.seasonpl color street trees should be proposed along pedestrian -oriented streets while high -
canopy, traffic -tolerant trees should be proposed for primary vehicular circulation streets.
The review criteria for Environmental and Design Review Permits require that the proposed design
(architecture, form, scale, materials and color, etc.) of all new development 'relate' to the predominant
design or 'character -defining' design elements existing in the vicinity.
Site Design
The project proposes, generally, to upgrade the exterior facades on both the building and fuel canopy
on the site with a more contemporary design and a mixture of textures and treatments, while increasing
the landscape character of the site. This is a welcome change to the site and the Canal neighborhood
The horizontal metal "rainscreen" panels with 11/2" channels surrounding the existing gabled roof form
would directly relate to the same exterior treatment recently approved on the tower element of the new
BlueWave Carwash building located immediately south of the site at 990 Francisco Blvd. E. While the
proposed new fascia panels over the existing gabled roof design would likely create a view impact of
the hillside north of the site as seen from Francisco Blvd. E. and the westbound 1-580 off -ramp, staff
finds this to be a limited and less -than -significant impact due to the height and width of the fascia
panels.
Parking and vehicular circulation on the site appears to meet the minimum dimension requirements
though the number of parking spaces provided is not in compliance with minimum requirements without
a reduction in the scope of the project, the granting of a Parking Modification by the City or a
combination of both One of the comments provided by the City Engineer during the recent Pre -
application review of the project is that a traffic study would be required. The concept review submittal
9
included a 'focused' traffic study (Exhibit 3) for the project, which concluded the project would result in a
zero balance in peak hour trips (four fewer a.m. peak hour trips and four more p.m. peak hour trips) and
a no net change in intersection level of service..
Staff generally supports the proposed site design.
Architecture
Staff also generally supports the proposed new contemporary architecture for the building and canopy
on the site. As commented earlier in staff's report, some of the proposed new exterior treatments were
recently approved for the adjacent BlueWave Carwash which helps to architecturally connect the site to
the development in the immediate vicinity. The varied exterior treatments proposed by the project
create texture and interest in the built environment. These distinct exterior treatments help to create a
separate sense of entry to both the new mini -mart and the minor motor vehicle service area, The
project generally provides '360° design' by incorporating these new exterior treatment to all building and
canopy facades (Due to the existing zero (0) setback of the building along the east property line, the
project proposes to texture the existing concrete block wall with new stucco finish in a medium shade of
tan color).
Colors and Materials
The project proposes varied contemporary- or industrial -design textures in earthtone/woodtone shades
of brown and gray colors on both the building and fuel canopy. These new exterior facade treatments
appear to be high-quality colors and materials and help to create a relationship not only between all
structures on the site but, also, with the recently approved new BlueWave Carwash located
immediately south of the site. A Calor Board page (Sheet A3.1) is attached to each plan set. Staff has
encouraged the applicant to also provide a Material and Color Board at the Board's meeting.
Staff requests the Board's comments on the following
4 Whether the proposed new contemporary- or industrial -design colors and materials are appropriate
for the site and the existing service station facility use.
Walls, Fences and Screening
As commented earlier in staff's report, the site is currently developed without any trash enclosure, Staff
finds the proposed legalization and expansion of the mini -mart use will correspondingly result in a
proportional increase in operational debris like any other commercial market use. Staff finds that the
scope of the proposed project is significant enough, particularly the increased mini -mart use, to require
the constru,tion of a trash enclosure on site to meet operational debris removal; and recycling needs.
Staff understands that requiring a new trash enclosure may result in a reduction in the scope of the
project and/or on-site parking; however, the City requires all commercial businesses provide and
maintain trash pick-up as a condition to operate. Any new trash enclosure would be counted in the FAR
calculations for the site, though it would have no parking requirement associated with it and should
match the new design (material and colors) of the building and fuel canopy.
Exterior Li'iting
The project proposes new lighting fixtures at all entrances to the building, though no 'cut sheet' details
are provided for these new light fixtures. The project proposes no changes to the remaining site
lighting, either the existing two (2), 15' -tall light standards located at the driveways along both Bellam
131vd. and Francisco Blvd. E. or the existing under canopy light fixtures above the fueling stations. Staff
finds that the scope of the proposed project is significant enough to require evaluation of the site
lighting, including the under canopy lighting, When the project is submitted for formal review, staff will
regUire Lighting Plans with photometric study calculations and details for the entire site for compliance
with the City's lighting standards, pursuant to Section 14.16.227 of the Zoning Ordinance (i.e.,
acceptable lighting levels of one (1) foot-candle overlap at entrances and doorways, one-half (%) foot-
candle overlap in parking areas, and less than one (1) foot-candle at all property lines.). Additionally,
10
the Soard his historically recommended lighting levels of 20-30 foot-candles under fuel canopies
during prior reviews of similar service station upgrade projects.
Landscape Design
The proposed project complies with most of the development standards for the GC District (i.e.,
maximum building height and maximum allowable FAR) though does not comply with the minimum
landscape requirement. The project proposes to increase the landscape character on the site, from
6.691,1 to 8.8%, however, it would remain well below the minimum 15% landscape requirement. The
project proposes modifications to increase the size of the existing landscape planters on the site and to
create new bio-retention basins within the landscape planters.
The concept plans do not include a Landscape Dian. Though the proposed Site plan generally shows
new plantings, no specific planting details (planting type and number of each planting, plant species
and the size of each planting).are provided. A Landscape Plan with full planting details shall be required
at formal prnject submittal.
As commented earlier in staff's report, Staff finds that the landscape character along Bellam Blvd would
be further improved by incorporating the triangular-shaped, 350 sq, ft. landscape planter, located along
the street front an the adjacent parcel (120 Bellam Blvd) into the landscape upgrades proposed by the
project. No landscaping currently exists in this planter area. Access to irrigation already exists for this
area from the airlwater dispenser located immediately adjacent to the landscape planter. Staff finds that
the scope of the proposed project is significant enough to require the project explore the opportunity to
upgrade this adjacent off-site landscape planter from the property owner and further improve the
landscape character along Bellam Blvd.
San Rafael Design Guidelines:
Planning staff requests the Board's guidance in evaluating the project for consistency with the fallowing
applicable Nonresidential Design Guidelines:
Parking Lots
a 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.
■ Design for adequate vehicle maneuverability in parking areas. Vehicles should not Back out frofn a
parking space onto the street.
Parking areas should be screened from the street with hedges, walls., fences or berms, subject to
security considerations.
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.
• Shade trees should be provided in parking lots per the zoning ordinance.
Landsca in
• Landscaped areas should be planned as integral parts of the development and to create a strongly
landscaped character for the site.
Unsightly uses should be screened_
• 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_
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.
11
Lip titin
+ Limit the intensity of lighting to provide for- adequate site security and for pedestrian and vehicular
safety.
• Shield light sources to prevent glare and illumination beyond the boundaries of the property.
4 Lighting fixtures should complement the architecture of the project
Pedestrian Circulation
+ Consider pedestrian orientation when designing building entries, windows, signage and doors.
Include a well-defined pedestrian walkway between the street and building entries_
Clearly define pedestrian movement through the parking lot. For example, provide changes in
pavement or separate landscaped walkways.
• Where appropriate, pedestrian walkways should be provided between adjacent lots.
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.
Adequate facilities should be provided for bicycle parking, consistent with zoning requirements.
Building Form
• Consider the pedestrian experience when designing the ground floor of buildings.
• A continuity of design, materials, color, fOnP and architectural details is encouraged for, all portions
of a building and between all the buildings on the site.
• Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area
Entryways
A defined sense of entry with pedestrian orientation should be provided_
• .guildine entrances should be defined with architectural elements such as roof form changes,
awnings or other architectural elements
Materials and Colors
• Use articulation, texturing and detailing on all concrete exposed to exterior view.
• Exterior materials should minimize reflectivity.
• Use color to provide appropriate accents on a building
Planning staff has no additional comments concerning the conceptual site and building design beyond
those listed elsewhere in this report.
NEIGHBORHOOD CORRESPONDENCE
Notice of this meeting for the project was conducted in accordance with noticing requirements
contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Meeting was mailed to all property
owners and occupants within a 300 -foot radius of the project site and the appropriate neighborhood
group (Marin Villa -Canal Housing Alliance), 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 Bedlam Blvd. and Francisco
Blvd, E. Planning staff has received no comments on the project as a result of this noticing.
CONCLUSION
Overall, staff finds the project would provide a well needed upgrade to the site and enhancement to the
neighborhood. The concept design submittal, generally, appears to meet many of the applicable
General Plan policies, development standards for the GC District, review criteria for Environmental and
Design Review Permits, and nonresidential design guidelines, however, Staff finds the applicant can do
12
more to further improve the landscape character of the Bellam Blvd streetscape. Staff additional finds
the scope of the project is significant enough to require the construction of a trash enclosure which
currently does not exist or the site -
Staff requests the Board provide direction on the points specified in the Analysis section of this report
and any other additional plans, details and materials that the Board would like to see when the
proposed project returns for formal review. Following the Board's comments, the applicant will submit
their formal project application.
EXHIBITS
1. Vicinity Map
2. Applicant's Statement
3. Foci ised Traffic Study by W -Trans
Full-sized and reduced (7 9 "x 17') plans have been provided to Board meirnbers only.
cc= Peter Jizrawi — Peter's Beacon; 28 San Marino Dr.; San Rafael, CA 94901
Steve Murch — SKS Architects; 1534 Fifth Ave.; San Rafael, CA 94901
13
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ARCHITECTS
August 3, 2016
Mr. Sean Kennings, Project Planner
City of San Rafael, Community Development Department
1400 5th Avenue
P. O Box 151560
afael, CA 94915-1560
Re: Conceptual Review
Beacon (Fuel Stop and Mini -mart
108 Sellam Blvd (APN: 008-106-05)
Dear Sean,
A(M? o 3 201
Attached please find a planning application along with corresponding materials, drawings, and
documents sufficient for a "Conceptual Design Review." Also, please review the Pre -application
submittal (PA15-006) for a complete project description and familiarization with the key issues
identified during the Pre -App process. With this submittal, an attempt was made to resolve most
of the issues identified in the Pre -App process. An explanation of the issues, along with
possible mitigation measures, is given below.
Traffic Analysis: A traffic analysis has been prepared by an independent consultant and is
attached herewith. The report appears to strike a balance between morning and afternoon
traffic by projecting 4 fewer trips for the morning hours and 4 additional trips during the
afternoon hours. The resulting zero balance suggests there is no change in the level of service
imposed by the project.
Larking: In the pre -application submittal, the quantity of provided parking was identified as
being less than that required by the zoning ordinance. It was determined that the required
number of spaces should be 12. This required number of spaces included a }case amount of 3
parking spaces as required for a simple gas station regardless of size. The project team hereby
requests a parking modification for these 3 spaces to be forgiven_ There are three reasons to
forgive these required spaces and approve the modification. First, these 3 parking spaces are
being applied to the total required parking even after all of the building area has been calculated
for all other uses requiring parking. Second, no credit is given whatsoever for the 8 parking
spaces located at the pumps. Lastly, these 3 spaces only serve to remove much needed site
area for additional landscaping and bio -retention.
In order to get the best possible combination of required site amenities, there should be a
balance of all parking, landscaping, and bio -retention. Bio -retention can be created given
enough landscape space. Landscape space is constrained by vehicle circulation and parking.
Therefore, in order to achieve the full amount of bio -retention, and a more significant amount of
4153,321656 d 250 Bel Madre Keys Nvd„ aTc. D1, Novato CA 94949 , sksarcl- ,coni
EXHIBIT 2
ARCHITECTS
landscaped area, a parking modification is hereby requested to reduce the number of required
spaces from 12 to 9.
Bio -retention: Along with the parking, other required site amenities have been adjusted. The
amount of site area required for bio -retention is now calculated on sheet A3.4. The specific
area for bio -retention is now indicated no the site plan, sheet A1.1.
Landscaping: Due to the parking revision described above, more space has been allocated
toward landscaping. The landscaped area is now larger at 8.8% of total site area representing a
34% increase over the amount of existing landscaped area.
Vehicular Maneuvering, The vehicular drive aisles and fuel truck turning radii are now shown
on the site plan, sheet A1.1.
Excavation and Grading: due to the reduced number of parking spaces and increased area
for landscaping and bio -retention, the amount of excavations for the project has been increased
over the previous submittal. The calculated number for excavating is now set at 84 cubic yards
and is reflected in the project data on the cover sheet A0. All native excavations will be off -
hauled and gravel (drain rock) and planting soil will be brought in to fill bio -retention and
landscaping areas.
Other Minor Issues: The project team has found no evidence to support the existence of any
easements running through the property. A copy of the deed for this property including a legal
description is provided herewith and does not indicate any easements. Further, the current
owners have held the property for over 40 years and have no knowledge of any easements. A
preliminary title report cannot be provided as they are only created when there is an application
for new financing or refinancing. Therefore, a request to provide a title report is impossible to
achieve.
Exterior fuel canopy lighting is not proposed to be changed. Photos showing the "real-life"
photometrics of the existing lighting are included herewith for comment.
There will be no proposal to add alcohol sales at this establishment and it is not a pail of this
application.
A coat of stucco is proposed to be added to the rear (east) wall of the building. This is shown
on elevation sheet A3.3.
Please let me know if there is any further information required.
Sincerely,
Stewart Summers, Architect
r7.i 165:'- 4, 25o Bel Marin Keys Blvd., Ste, i71, Novato CA 94949 a Warch.com
June 21, 2016
Mr. Sam Jizwari
Peters Beacon Fuel Stop
108 Bellam Boulevard
San Rafael, CA 94901
Focused Traffic Study for the Beacon Gas Statl on Project
Dear Mr. Jizwari;
:,iF I"E��
As requested VV -Trans has completed an analysis that addresses the potential trip generation associated
with development of a convenience store at an existing Beacon Gas Station located at 108 Bellam
Boulevard in the City of San Rafael, As is typically required by the City, the analysis addresses the
project's potential trip generation and the anticipated distribution of the net new trips.
Project Description
The proposed project includes modification of the existing building that houses the existing payment area
for the gas station together with three service bays to include a net increase of 1,154 square feet for a
convenience store, The restrooms and other areas devoted to the service bays already exist, so no
potential change in the site's trip generation would be anticipated even though there are some changes to
the sizes of these ancillary spaces.
Trip Generation
The project's potential trip generation for the a.m. and p.m. peak hours was estimated using standard
rates published by the Institute of Transportation Engineers in Trip Generation Manual, 9�h Edition, 2012.
Trip rates based on both the size of the new convenience store and the number of vehicle fueling
positions were reviewed- Past work on similar projects indicates that adding a convenience store to an
existing gas station typically results in a nominal increase in the site's trip generation as few customers
enter the site specifically to purchase convenience market items, especially at a store as small as the one
proposed and in a location with such limited access and egress options. Rather, the convenience market
allows the operator to increase the dollars spent per customer without increasing the number of
customers.
It is noted that the rate per vehicle fueling position for a gas station with a convenience store is actually
lower than the rate per fueling position for a gastservice station, so while the convenience market is not
the predominant land use, the rates that typically reflect a much larger store and fewer pumps were
applied to achieve a net increase, at least during one of the two peaks as well as on a daily basis.
Similarly, the convenience store rates, if applied to the 1,154 square foot store alone, resulted in a net
decrease, so the size of the entire building was used as the basis of estimating the change in trip
generating potential. The addition of a small convenience store can reasonably be expected to result in
little, if any, change to the site's trip generation, as Indicated in Table 1.
490 Mondcolno Avenue, Sul te201 Santa Rosa, CA 85401 707.542 95001 w-tr, ns.cam
SANTA ROSA • OAKLAND • SAN JOSE EXH113V1r 3
Mr. Sam Jizwori
Land Use
Existing
Gas/Service Station
Proposed
Convenience Market with Gas
Page 2 June 21, 2016
Units AM Freak Hour PM Peak Hour
Rate Trips In Out. Rate Trips In Out
8 vfp 112.16 97-- -50
47 J 13.87 111 55 56
2.268 40.92 93 46 47 160.92 115 58 57
ksf
Net Change in Trip Generation I 4 -4 0 I 4 3 _ 1
Nate: vfp = vehicle fueling positions; ksf 1,000 square feet
It is noted that while a negative trip generation is indicated for the morning peak hour, it is likely that the
actual experience will be no change in the site's trip generation, or at most, a nominal increase such as is
Indicated for the p.m. peak hour. To be conservative, the trip generation applied in developing the a.m.
peak hour distribution shown on the enclosed figure was assumed to be the same as that for the p.m.
peak hour, though a negative value is predicted based on the data shown in Table 1. As shown on the
enclosed diagram, upon being distributed to the surrounding street system, including the following ten
intersections, the project would be expected to generate a maximum of two additional vehicles on any
approach or movement -
1 .
ovement.1. Bellam Boulevard 1 Anderson Drive
2, Bellam Boulevard 11-580 l=ast Ramps
3. Bellam Boulevard 1580 West Ramps
4. Bellam Boulevard I Francisco Boulevard East
5. Bellam Boulevard 1 Kerner Boulevard
5. Francisco Boulevard East 1 Castro Avenue
7. Francisco Boulevard East 1 Irene Street
8. Bellam Boulevard 1 Lisbon Street
9, Bellam Boulevard 1 Belvedere Street
10. Bellam Boulevard I Castro Avenue
We hope this information provides adequate information for staff to continue evaluating your project,
Thank you for giving us the opportunity to provide these services.
Sincerely,
Dalene J. Whitlock, PE, PTOE
Principal
DJWldjw15RA120.L1
Enclosures: Trip Assignment Figure
Copy to: Steve Murch, Architect (via email)
~*N -1 rll"
Focused Traffic Study for the Beacon Gas Station Project
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