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HomeMy WebLinkAboutDRB 2019-05-21 #4Commun THE CITY WITH A, MISSION ent Department— Planning Division Meeting Date: May 21, 2019 Case Numbers: ED18-105, UP18-044, SP19-002 Project Planner: Alan Montes — (415) 485-3397 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 949 Del Presidio Blvd — Environmental and Design Review, Use Permit/Parking Modification and Sign Program for proposed upgrades to an existing motor vehicle service station on a 25,848 sq. ft. parcel located at the northwest corner of Del Presidio Blvd and Manuel Freitas Parkway. The project includes demolition of existing kiosk building, fuel canopy, fuel dispensers, underground fuel tanks, restroom/utility building, storage shed, air and water station. New construction includes a convenience store, fuel canopy with four (4) multi -product fuel dispensers, three (3) underground fuel tanks, trash enclosure, self -serve air, and water station and updated/expand landscaping. APN: 175-322-02; General Commercial (GC) District Zone, Gary Semling for Stantec Architecture, Applicant; Darin O'Kelley for Chevron Products Co, Owner; Terra Linda Neighborhood. PROPERTY FACTS Location General Plan Designation Project Site: GC North: O South: GC East: GC West: O Height Allowed: 36' Proposed: 22' Parking Required: 15 parking spaces Proposed: 11 parking spaces SUMMARY Zoning Designation Existing Land -Use GC Service Station w/ Convenience Store O Office GC Service Station w/ Convenience Store C/O Service Station w/ Convenience Store 0 Office Landscaping (Min.) Standard: 3,877 sq. ft. (15%) Proposed: 4,612 sq. ft. (17.8%) Floor Area Ratio (Max.) Allowed: 0.30 FAR (7,754 sq. ft.) Proposed: 0.125 FAR (3229.7 sq. ft.) The project is being referred to the Design Review Board (Board) for formal review of an Environmental and Design Review, Use Permit, and a Sign Program for the demolition and reconstruction of a fueling station and convenience store. The project proposes to demolish the existing kiosk, fuel canopy, five (5) fuel dispensers, and four (4) fuel tanks. The project requests a parking modification to reduce the required parking, from fifteen (15) to eleven (11) parking spaces, by acknowledging parking provided at the fuel pumps. The project also proposes to construct a new 2,964 sq. ft. convenience store, a new 2,744 sq. ft. canopy with four (4) multi -product dispensers and three (3) new underground fuel tanks. The Board's recommendation will be forwarded to the Planning Commission. Based on review of the applicable design criteria, which is discussed in detail below, staff has concluded that the project adequately addresses the applicable criteria but is seeking the Board's recommendation on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: Architecture ® 1 Whether the proposed structures are high-quality design. Landscaping O Whether the amount and type of landscaping is adequate and appropriate. Lighting ® Whether the proposed lighting levels and colors are appropriate. Signage 0 Whether the type, amount, and location of the signage is appropriate. BACKGROUND Site Description & Setting: The subject site is located in the Terra Linda neighborhood of San Rafael. Specifically, it is located at the northwest corner of Del Presidio Blvd. and Manuel Freitas Parkway. The subject property is generally flat (<3% average cross -slope), trending slightly east to west from the front to the rear of the property. It is generally a square-shaped parcel, 25,848 sq. ft. in area. The site is developed with an existing Chevron service station facility which includes two primary structures: 1) a small 864 sq. ft., "Island Marketer" kiosk building; and 2) a freestanding fuel pump canopy with five (5) fueling stations. In addition, the project site includes a 120 sq. ft. remote bathroom building in the northwest corner of the site, and a 64 sq. ft. utility shed. The Station also includes four (4) underground fuel storage tanks. History: The project went before the Board on October 16, 2018 for a conceptual design review. During this meeting the Board made the following comments and recommendations: 1) The project shall acquire a survey and accurately depict the property lines and all easements on the site plan; 2) The project plans shall show the bioretention on the landscape plans; 3) The site is a gateway site and needs more landscaping, particularly along the Freitas Parkway frontage; 4) The convenience store should be located further south, away from Freitas Parkway; 5) The trash enclosure should be moved away from the south side of the building and placed along the north side; 6) Eliminate two (2) parking spaces and expand the landscape area along the north section of the property and request a parking modification; 7) Expand the landscaping areas; 8) Reduce the lighting levels under the canopy and verify that the lights are flush mounted; 9) Do not illuminate the canopy fascia; 10) Use light fixtures with reduced 3000 Kelvin lighting rather than 5000 Kelvin; 11) Match the same high-quality exterior materials on the new trash enclosure as the new convenience store building.; and 12) Overall the building needed more improvements such as additional forms, materials, fenestration, particularly along the Freitas Pkwy frontage, such as the Rite-Aid building. Overall, the project has incorporated the majority of the comments provided by the Board on October 16, 2018 into the current application. 2 PROJECT DESCRIPTION Use: The project proposes to construct a new 2,964 sq. ft. '24/7' convenience store with beer and wine sales, a 2,744 sq. ft. fuel canopy, three (3) new underground fuel tanks, trash enclosure, and a self - serve air and water station. Site Plan: The project proposes to construct the fueling canopy in the center of the site and the convenience store along the west property line. The convenience store has been significantly setback from the Manuel Freitas sidewalk since the conceptual review. During the conceptual review; the structure was setback 18' from the sidewalk. As proposed, the trash enclosure is currently setback 24' and the convenience store is setback 40' from the sidewalk on Manuel Freitas Parkway. The project will keep one of the existing curb cuts (southeast) and replace one (northeast). However, the new curb cut will remain approximately in the same location. The northern portion of the property, along Manuel Freitas Parkway will be heavily landscaped and the landscaping will continue along the perimeter. Architecture: The architectural style has been slightly revised since the Board last reviewed the project on October 16, 2018. The structure now incorporates stone cladding along the base of the building and along the tower/entry element. The roof form along the entry has been revised from a flat roof to a pyramidal roof. Overall, the building design has been significantly improved from the concept submittal, but staff is seeking the Board's input on whether the articulation is adequate. Landscaping: The project proposes to increase the existing onsite landscaping from 3,288 sq. ft. (12.7%) to 4,612 sq. ft. (17.8%) and to improve an additional 1,275 sq. ft. of landscaping in the right-of-way. The landscape plan as seen on Sheet 5 of the plans include a significant number of shrubs, and groundcover and four (4) new trees. Parking: The project is required to provide fifteen (15) parking spaces. The applicant requests a parking modification to reduce the required parking to eleven (11) spaces and acknowledge the additional 8 parking spaces provided at the fuel pumps. Lighting: The plans propose 22 new lights for the site. The photometric plan on Sheet 7 identifies that the proposed lighting will be consistent with City requirements. The lighting under the canopy is recessed and under 20 foot-candles. During the Board meeting on October 16, 2018, it was requested that the lights be reduced to 3000 Kelvin instead of 5000 Kelvin. The plans still identify the lights as being 5000 Kelvin. 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 hotel/motel 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 2020. As identified in the Property Facts section of staffs 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 3 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. Staff requests the Board's guidance in evaluating the project for consistency with the following design -related General Plan Policies: ® Community Design Policy CD -1d (City Image; Landscape Improvements) recognizes that landscaping is a critical design component and 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.. i 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 -8 (Gateways) seeks to provide and maintain distinctive gateways to identify entryways. • CD -10 (Nonresidential Design Guidelines) recognizes preserves and enhances the design elements that contribute to the economic vitality of commercial areas. Develop design guidelines to ensure that new nonresidential and mixed-use development fits within and improves the immediate neighborhood and the community. i CD -18 (Landscaping) recognizes landscaping as a significant component of all site design. 0 CD -19 (Lighting) requires project lighting at adequate levels for safety purposes while controlling light spillover and of -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 finds the plans provided in the formal project submittal generally meets the applicable design -related General Plan Policies. The project proposes to upgrade the existing commercial site with a contemporary building and canopy design and an increase the site landscaping. Construction of the new convenience store would be compatible with other adjacent fuel/service stations. Zoning Ordinance Consistency: Chapter 5 - Commercial and Office Districts The site is located within the General Commercial (GC) zoning district. The GC district conditionally allows service stations through a Use Permit. The proposed project requires consistency with the property development standards for the GC District, including a maximum building height (36') 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. The proposed project complies with the maximum building height and the minimum landscape requirements. Chapter 18 — Parking Standards Section 14.18.040 (Parking Requirements). The site is required to provide fifteen (15) parking spaces. Three (3) parking spaces for the gas station and an additional one (1) parking space for every 250 square feet of gross retail area is required. The proposed retail area is proposed to be 2,964 sq. ft. and is thus required to provide 12 parking spaces for the retail aspect of the business and three (3) additional parking spaces for the gas station use. The project currently proposes eleven (11) parking spaces. The project includes a request for a Parking Modification to count the eight (8) fueling stalls as additional parking. Through previous reviews of 4 similar service station redevelopments proposing the addition of a mini -market, the Board and Commission have also historically supported similar Parking Modification requests, concurring with the finding of the Community Development Director and City Engineer that the temporary parking spaces at the fuel pumps provide additional on-site parking. Section 14.18.160 (Parking lot screening and landscaping). Parking areas are required to be screened from the right-of-way using landscaping and to provide canopy trees for every four (4) parking spaces. The proposal sufficiently screens the parking from the right-of-way and complies with the canopy tree requirement of one (1) canopy tree for every four (4) parking spaces. While the parking code requires new trees to be planted between the 11 parking spaces, trees may be clustered with City approval when it is demonstrated that the intent will be met to provide ample shading and enhances the visual appearance of the lot. Staff finds that the intent is met with the significant addition of new trees and landscaping. Chapter 19 — Signs The project proposes a total of twelve (12) signs. One (1) monument sign, one (1) building sign, eight (8) logo signs on the fuel pumps, and three (3) canopy signs. The total signage for the site (excluding the price signs) is 135 sq. ft. The maximum number of signs allowed for the property is 3 -signs per frontage with a maximum square footage of one (1) square foot for each linear foot of building width per frontage. As the project proposes ancillary signage on the fuel pumps, the new site signage is inconsistent with the allowable signage under the City's sign standards for the site. However, the project requests a new Sign Program, which can allow some flexibility for uses which have unique signage requirements, such as gas stations. Staff finds the proposed new site signage is similar with other service station uses in the immediate area and throughout the City. However, the other facilities typically maintain the primary signage (excluding ancillary signage on the fuel pumps) to a maximum of 120 sq. ft. or less of total combined sign area. Staff is seeking the Board's guidance and recommendation as to whether the proposed signage is too much for the site or if the signage is lacking common design elements. Overall, staff is supportive of the Sign Program. San Rafael Design Guidelines: Planning staff requests the Board's guidance in evaluating the project for consistency with the following applicable Nonresidential Design Guidelines Parking Lots ® 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 from 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. Landscaping • 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. Li htin • Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. Building Form/Entryways • A 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. • A defined sense of entry with pedestrian orientation should be provided. • Building entrances should be defined with architectural elements such as roof form changes, awnings or other architectural elements. NEIGHBORHOOD CORRESPONDENCE Notice of the Board meeting for the project was conducted in accordance with noticing requirements in Chapter 29 of the Zoning Ordinance. A Notice of Public Meeting was mailed to all property owners and occupants within 300 feet of the site at least 15 days prior to the meeting date. Additionally, notice was posted on the site at least 15 days prior to the Board meeting. At the time of printing this Staff Report, no comments were received because of this noticing. CONCLUSION Overall, staff finds the project would provide a needed upgrade to the site and enhancement to the surrounding uses. The design is generally consistent with the General Plan Policies, development standards Staff requests that the Board provide comments on the proposed plan, and specifically address the points listed in the Summary section. EXHIBITS 1. Vicinity Map 2. Project Plans 3. Prior Conceptual Design Review Plans 4. Applicant'Applican'ts Justification Letter Full-sized plans have been provided to the DRB members only. cc: Gary Semling — gary.semlinq_(pbstantec.com Sergio Linares — SELC _chevron.com Darin O'Kelley — Dokelley@chevron.com (o 0 CL E E 0 I:Lo z- 2 0 9 m u u 0 0 cu wr Ogg.: 0 41 v) 'oo , ->, E :3 u CL on 4� CL 0 Q) > U y fn on fo q ol (U 0@6 r"L 4� sav - Ao S5, CL I* al 091 S, OD 4= co zip I gig LU � � Z:Ivo M, d (�[j N fs'f SgYg �j u - Wo wl ° am a=a�aaW'gs—� a€SRR yes" E'er& Y�o wT • m3 ..//yamy� ww ands€3€ c"c:k 1 fSO I lid 6 M. 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File: 949 Del Presidio Project Development Date: December 10, 2018 Summary.docx Reference: Chevron — 949 Del Presidio Blvd, San Rafael, CA 94903 CUP Formal Submittal Review APN 175-322-02 Development Summary Project Scope and Description: After a formal review held by the Design Review Board on Tuesday, October 16, 2018, Chevron is now submitting for a formal submittal for review by the City of San Rafael - Planning Department and will be applying for a CONDITIONAL USE PERMIT for 24-hour operation, Off -sale Beer & Wine (license 20). Chevron proposes to demolish the existing under canopy "Island Marketer" kiosk building (864 SF), remote restroom building (120 SF), storage shed (64 SF), utility shed (80 SF), (5) dispenser fuel canopy, (4) underground fuel storage tanks, existing paving, and some landscape areas for the new construction. Chevron proposes to construct a new 2,964 SF "Extra Mile„ Convenience Store, Fuel Canopy with (4) multi- product dispensers (including diesel), secured trash enclosure area, required parking stalls including an ADA - Van Accessible parking stall, install new and refurbished landscaping with a bio -retention area, maintain acceptable lighting levels under the canopy and yard lights for the site. Chevron's current standards provides customers with the Chevron Extra Mile full menu of offerings and convenience. Chevron will staff the convenience store with (3) shifts and 3 staff members per shift. The existing corner monument sign will be updated and remain in place. This site is the Gateway to the Terra Linda neighborhood and zoned General Commercial on the corner of Del Presidio Blvd. and Manuel Freitas Parkway. We understand that due to the scope of work, this project is a Major Physical Improvement project. The site is considered a "Gateway” and a "Transportation Corridor". Chevron's proposes to locate the new, modified standard, Convenience Store on the back side of the property. This location is preferred for the following reasons: • Provides optimal safe customer traffic circulation onto and thru to the site. • The fuel canopy is located for easier visibility for customers to determine the availability of the fueling positions. • It is more visible to the pedestrian traffic from both street frontages, reduces the number of structures on the parcel, and provides a buffer to mitigate sound. This layout provides more opportunity to landscape the street frontages and provides a clear pedestrian path of travel to the C -store entry. • This building and canopy orientation provide clearer visibility for police observation into the site while patrolling the area. • The new Convenience Store has been architectural enhanced to meet the City design guidelines. This has been accomplished by upgrading exterior building materials and a prominent focal entryway. jc \\usl352-f02\workgroup\2014\active\2014738010\architecture\correspondence\agency\applications\cup final application documents\cup chevron-san rafael- project development summary narrative-12.10.18.docx astantec December 10, 2018 Steve Stafford, Sr. PlannerAlan Montes, Assistant Planner Page 2 of 2 RE: Chevron at 949 Del Presidio Blvd., San Rafael, CA 94915 This facility will be owned and operated directly by Chevron Corporation, not a franchise operator. This store provides an attractive and convenient shopping environment that offers high quality and convenient customer centric offerings tailored for the individual neighborhood. Corporate operations insure the highest standards for cleanliness and maintenance, and adherence to restricted age sales policies and regulations. The new floor plan layout will accommodate Chevron Standard Convenience Store "Extra Mile" offerings to customers. The Exterior Elevations will reflect the new brand standards to be in harmony with the site and surrounding businesses. The parking configuration will be improved to maximize the required parking stalls for this site. The site includes (7) standard parking stalls, (3) compact parking stalls, (1) standard ADA Van Accessible parking stall, (1) standard clean air/carpool stall, for a total of (14) parking stalls plus (8) fueling positions; (1) standard stall for the Air & Water Station and (4) bike spaces. The existing (4) underground fuel tanks and fuel lines will be removed and (3) new fuel tanks and fuel lines installed. The existing fuel canopy will be demolished and replaced with a new "Starting Gate" configuration with (4) multi -product dispensers that include diesel. The landscaped areas on the project site will be maximized, updated and upgraded as needed for an overall improvement to the project site. The Chevron project team look forward to working with the Planning Department for a successful submittal, review and approval for this project. The team contact information are as follows: Project Team: • Owner Representative: Sergio Linares, 714-671-3311, email: Sergio.linares(a7chevron.com • Architect: Gary Semling, AIA, 707-658-4717, email: gary.semlina a stantec.com • Architect: Carlos Jahen, 415-281-5564. email: carlos.jahen(ai_stantec.com Thank you for your consideration. Stantec Architecture Inc. Gary M. Semling, AIA Sr. Associate phone: 707-658-4717 gary.semling@stantec.com Desigr w�f}, a:r.r?-�..nt[y in oiind jc \\usl352-f02\workgroup\2014\active\2014738010\architecture\correspondence\agency\applications\cup final application documents\cup chevron-san rafael- project development summary narralive_I2.10.18.docx AECE(VED (� Stantec AR 82019 .1383 North McDowell Blvd. Suite 250N=: Petaluma, CA 94954-7118 To: Steve Stafford, Sr. Planner Alan Montes, Assistant Planner City of San Rafael — Planning Division File: Parking Mod Request.docx From: Gary Semling, AIA gary.semling@stantec.com Carlos Jahen, RA carlos.jahen@stantec.com Stantec Architecture Inc. Date: March 12, 2019 Reference: (ED18-105 & UP18-044) Chevron Station Rebuild Request for Parking Modification 949 Del Presidio Blvd San Rafael, CA 94903 Request for Parking Modification: After a preliminary review by the Design Review Board on October 16, 2018, Chevron was requested to increase the amount of landscape area to the greatest extent possible. At the request of the Design Review Board (DRB) to add more landscape area, Chevron is formally requesting a Parking Modification include the eight (8) Fueling Positions as parking spaces for this project site. While not formally in the City of San Rafael Zoning Ordinance, the DRB felt that the fueling positions are used by fueling customers that also shop in the convenience store. The parking configuration will be improved to maximize the required parking stalls for this site. The site includes (5) standard parking stalls, (3) compact parking stalls, (1) standard ADA Van Accessible parking stall, (1) EV/clean air/carpool stall, (1) Air & WaterStation-stall plus (8) fueling positions; for a total of (19) parking stalls The Chevron project team look forward to working with the Planning Department for a successful submittal, review and approval for this project. Thank you for your consideration. Stantec Architecture lrgc. ty . sernli.lg, i hit. cf Sr. Associate phone: 707-658-4717 gary.semling@stantec.com sg \\us1352-f02\workgroup\2014\active\2014738010\architecture\correspondence\agency\sr-planning\cup application documents\cup re -submittal #1\cup chevron-sanrafael- parking mod request_02.15.19.docx