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HomeMy WebLinkAboutDRB 2019-10-08 #2Communitv Devel SAN RAFAE THE CITY WITH A MISSION ent — Plannina Division Meeting Date: October 8, 2019 Case Numbers: ED19-024, EX19-005, SP19-001 Project Planner: Alan Montes — (415) 485-3397 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 400-496 Las Gallinas Ave. (Northgate III Shopping Center) — Environmental and Design Review, Sign Program Amendment and Exception for Northgate III improvements. The project proposes an update to the fagade, amendment to the existing Sign Program and a reduction in the backup dimension for several parking spaces for a new sidewalk on the site; APN: 175- 250-14; General Commercial (GC) Zoning District; Jon Plomteaux, Applicant; MGP Xi Northgate SC3. LLC, Owner; North San Rafael Commercial Center Neighborhood. ***Continued from the Design Review Board Meeting Field on August 20, 2019*** SUMMARY The subject project is returning to the Design Review Board (Board) for review of miscellaneous design improvements and a Sign Program amendment to a commercial property, Northgate III Shopping Center. The project was reviewed by the Board on August 20, 2019 and has since revised the plans to address the Board's consensus items. Staff is also seeking the Board's assistance in determining whether the Sign Program amendment is a `major' or `minor' amendment. Based on the Board's recommendations, the project will be forwarded to either the Community Development Director (minor amendment) or Planning Commission (major amendment) for action. ANALYSIS On August 20, 2019, the Board reviewed the proposed project and was supportive of the fagade changes, but requested that the following items be addressed and return to the Board for further review: 1. Provide a comprehensive Materials and Color Board be provided at the next meeting. Staff Analysis: A Materials and Color Board has been created by the applicant and will be presented on the October 8th, 2019 meeting. 2. Explore improving the landscape character on the site, particularly by enlarging landscape areas at the corner of Las Gallinas and Merrydale (eliminate the 5 isolated parking stalls) and at the ends of the parking aisles. Staff Analysis: The applicant has expressed concerns regarding the elimination of the 5 identified parking spaces, as the use of the pad building is being converted to include restaurant uses which are a more intensive use. The applicant has also provided a rendering on Sheet 07A (Exhibit 1) of the revised plans which depict the patio and parking area. The shopping center does have a surplus of parking, based on the shopping center parking rate of 1 parking space per 250 gross building sq. ft. However, the applicant's point that restaurant uses have a more intensive parking rate is accurate. The City's parking standards identify that a standalone restaurant use has a parking rate of 1 parking space for each 50 sq. ft. of floor area intended for public use. Additionally, staff has concerns whether there is adequate nexus to require these parking spaces to be removed. As proposed, the project appears to not meet the definition of a `substantial' parking lot renovation, which would allow the City to require additional landscaping. The lot is not removing paving material or curbing and that the flow of traffic is not being reconfigured. 3. Provide more cohesive design elements among all signs within the proposed Sign Program in terms of size, shape, color, location or placement. Design of proposed directory signs along freeway should coordinate better with proposed directory sign along Las Gallinas. Tenant wall signs should include a minimum, `fill the box' size requirement in addition to a maximum size. Staff Analysis: The applicant has focused primarily on creating cohesive signage through size and placement standards. The applicant has created a `fill the box' requirement throughout the shopping center. The Sign Program the Shop Buildings and Pad building shall provide a minimum sign height of 16" and a maximum of 24". Whereas the Major tenants are required to provide a minimum height of 36" and a maximum of 60", the secondary signage for the major tenants will be restricted to a minimum height of 12" and a maximum of 18". In addition to the height regulations the Sign Program also establishes placement restrictions for the location of the sign on the fascia throughout the site. The signage must not exceed 75% of the vertical height of the architectural building fascia nor 75% of the width of the building fascia. Lastly, per the Board's request, the applicant has revised the design of the directory signs to be more consistent with the proposed monument signs. eliminated the modern band around the directory sign and replaced it with a design that incorporates the same elements as the monument signs. highway facing The applicant more traditional AVITAMINSHHEOSP 1 SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE Current Proposal Previous Proposal Proposed Monument Sign In the prior report, presented on the August 20, 2019 Meeting, it was noted that the City's Sign Ordinance prohibits signage on elevations that do not have direct street frontage, which would include the highway signage located at the rear of the property. However, through the Sign Program, the City may allow some additional flexibility in sign placement. The proposed. amendment seeks to add highway facing signage for the in-line tenants. The additional freeway facing signs are consolidated into two grouped directory signs, which presents a simple and unified approach. However, staff has concerns regarding the amount of signage proposed in the rear facing directories and the additional highway signage without facing a frontage road. Staff has provided Exhibit 6 which details a summary of the modifications from the existing (approved) sign program to the proposed sign program. 4. Provide more specific details in terms of sign dimensions and existing and proposed tenant and total shopping center sign square footage. Directory sign panel calculations shall be included in proposed Sign Program. Directory signs along freeway shall prohibit duplication of tenant panels. Staff Analysis: In addition to the sign dimensions mentioned above the Revised Sign Program (Exhibit 3) has been modified by adding a clause to the "Directory Signs - Shops 1 & 2" section 2 on Sheet No.3 that establishes a prohibition of duplicate tenant signs on the highway facing directories. The applicant has provided a calculation on Sheet No. 21 (Exhibit 3) of the Revised Sign Program which calculates the existing signage compared to, the proposed Sign Program and what the Sign Ordinance allows. Staff has made some modifications to the Table as there are errors in the tabulation, which have been revised in Exhibit 7. Staff has also provided a simplified table outlining the maximum signage based on the Sign Ordinance, the existing Sign Program and the proposed Sign Program by utilizing the proposed tenant space frontages identified in a prior iteration of the proposed Sign Program: Max. Sign Allowance Sign Ordinance 860.5 sq. ft. Existing Sign Program 958.26 sq. ft. Proposed Sign Program 1609.3 sq. ft. In the table above, there are noted differences between the maximum allowed signages between the three categories. The primary reasons for the increased signage under the Proposed Sign Program compared to the Sign Ordinance and existing Sign Program are as follows: 1) The proposed freeway -oriented directory signage (+420 sq. ft.); 2) Allowing the Pad building to have additional signage on elevations that do not have frontage (+113 sq. ft.); and 3) Increasing Major Tenant Space 2's maximum signage from 150 to 300 sq. ft. Staff is not supportive of increasing Major Tenant 2's maximum signage beyond 200 sq. ft. The Sign Ordinance establishes a maximum signage of 200 sq. ft. for a single -tenant building. Staff finds that a maximum square footage of 200 sq. ft. is more in scale with the size of the development and should be maintained. ADDITIONAL ITEMS In addition to the items requested by the Board the applicant has elected to make the following additional changes to the proposed sign program and facade upgrades: 1) Retain under canopy tenant signs (4'x1') Staff Analysis: The applicant reintroduced the existing 4'x1' signs under the canopy for tenants as identified on Sheet No. 9 (Exhibit 3) of the Revised Sign Program. However, the under -canopy signs have no written standard in terms of placement or design other than what is shown on Sheet No. 9, which dictates the design of the cabinet itself. The cabinet signs also have not been included as part of the total signage for the site by the applicant. 2) Fagade revisions for the primary building Staff Analysis: The applicant has revised the fagade of the inline tenants (Phase 1) and major tenants (Phase II) of the primary building, since the August 20th, 2019 Board meeting. Staff finds both the current and prior fagade updates to the building to be a needed update and high-quality for the shopping center. Inline Tenants (Phase /) The modifications for the inline tenants, from the prior submittal, include utilizing the materials/colors and columns to further differentiate the inline tenants from each other. The project previously recessed the frontage and utilized awnings to partially cover the sidewalk, whereas the current submittal has called for retaining the existing frontage that overhangs over the sidewalk and recladding/finishing the exterior. The proposed new materials and colors are the same, except for the awnings which been eliminated. EXISTING TO REMAIN SHOPS BUILDING 1 Prior Submittal Current Submittal Major Tenants (Phase ll) The modifications to the major tenants include closing the gaps between the wood -like porcelain tiles, darkening the paint color of the smooth plaster (Western Beige to Western Sand), elimination of several windows on both Major Tenant 1 and 2, and relocation of Major Tenant 1's awning to provide better coverage above the windows. —�i� ,.,�,u,....IIS1P— ._ ■ rim .v■eairi_ �,;::■� — w iR �■ ■r'�il1 X11 - in -E ■�11 CONCLUSION Overall, staff finds the project would provide a much-needed upgrade to the site and enhancement to the surrounding uses and the comprehensive approach would create a more contemporary design to the prominently located, aging shopping center. Staff finds that the applicant has substantially complied with the Board's consensus items and that the fapade updates are of high quality. However, staff has some concerns regarding the amount and location of signage proposed for the site specifically: 1) The highway facing directory; and 2) Increasing the signage for Major Tenant 2 from 150 sq. ft. to 300 sq. ft. EXHIBITS 1. Revised Project Plans 2. Previous Project Plans, from August 20, 2019 meeting 3. Revised Master Sign Program 4. Previous Master Sign Program, from May 21, 2019 meeting 5. Existing Sign Program 6. Sign Program Amendment Summary 7. Sign Area Calculations as Revised by staff Full-sized plans have been provided to the DRB members only. cc Jon Plomteaux iplomteaux(ci-merionegeier.com 3191 Zinfandel Drive, Ste. 23 Rancho Cordova, CA 95670 CD . IO C Z i -0 m { n�SOD fA z N n--, 0z m rn m ;ca co ? 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Igg,, > p �y@ gg3 g � G 4! � ��k a z 0 CD 0 -0 La n m r M� Li C W un c Q LO m x d cn 0 0 m 5 l I O O O O O M 1� agg !Willi oil 1K 11; Nova aw3" S� —e a� 11_ —��^ m N all JAJ no Lam. ~3m�qq. D sell FYII .�. o.3a Bill W mikly '8 °? tto on pal tog a�y 5; HIM �9 ��a �� p�' 3�• P 3g lig_'¢! IMP HN R 1 M 1� 1M.13 63 P = aU s a�'=�z � i aw3" S� —e a� 11_ —��^ m N e R �p D Rig �g pap? W gggg lilt 3 0 0 0 R $�p a o:� gg Oafi�. gill �33.a i pq -2:— E; Mo �a ao m w O{ .C•.5 -� d gg s3 11WIRRgW ggg ball re[ v �� I 9 6' E s SI1 6c.01 d� N . v_..c — C N G GHill ;#'.t R'S.u'ns 7-31. z 0 4 La oj ro s 0 _0 :' La n ro 0 ro N O U2 z a .._..................... rD rD may- �3q1% p�-$3��� 8� $p. 5�71GN STANDARDS FOR NORTHGArESHOPPING CENTER RNUNIT THREE'- ADOPTED BY THE SAN RAFAEL LA 19 IN ACCORDANCE WITH SECTION 14.12.05k OF THE --SAN MUN I C I PAL, CODE A. FASCIA/WALL SIGNS 1. Each leased area shall be permitted wall signs above the principal public entrance(s). Each wall sign shall be located below the canopy and Immediately above the window line,'and shall not exceed 24 -Inches in he nor 70; cf the width of the leased area. The wall signs shall be cabinet or Individual letter type with plexiglass face. 2. The major tenants or •their successors (at locations now occupied by Longs, Lucky, Lyons and Goodyear) each, except the Goodyear building, may have a maximum of one sign each on the front and rear of the roof equipment screen, which signs shall consist of individual letters and may include,a signant. The elements of the sign shall not exceed the height of the screen nor 150 square Feet In total area and approved by the Planning Commission undue- a Sian Review application. The Goodyear building shall be entitled to signing on -three of the four wall faces. The signs shall be located on the concrete tilt -up panel or below the metal roof fascia and above the window line. A maximum of 2'signs per frontage, a maximum area of 80 square feet on a face and a maximum total area of 200 square feet shall be permitted. 3. The existing wall/fascia signs are •approved (including the .slight extension of the "L" in Lucky above the equipment screen). B. UNDER CANOPY SIGNS Each leased area shall be permitted one double faced under canopy sign at each public entrance. Such signs may not exceed 4-fe-et In width, 1 -foot in depth, b'e at least 8 -feet above the walkway at -the lowest point and shall be placed at right angle to the immediately adjacent building face. C. FREESTANDING SIGNS 1.' The Shopping Center is permitted one Illuminated freestanding business sign generally -identifying the Center, the size and location of which must be.. approved by the San.Rafael Planning Commission under a Sign Review approval action. 2. "1" frame, "A" frame, triosk, klosk and similar signs are prohibited. 3. Directional signs are permitted. D. SIGNS ALONG THE SERVICE DRIVE Signs along. the service drive shall be limited to stenciled 5 -inch letters on the service door which Indicates the type of occupant. E. IN WINDOW SIGNS (TEMPORARY AND PERMANENT) 1., No more than 3Q% of the area of any window may be used and the maximum total square footage is 70 square feet. 2. Tenants may indicate business hours and emergency phone numbers by means of decal or gold leaf letters not to exceed 2 -Inches in"height. 3. Small decals or pressure sensitive designs, relating to tenant merchandising practices, may be applied to store front windows provided such signing does not exceed two square feet. F. OTHER SIGN REQUIREMENTS 1 to signs in Ngrthc�.�tcz The entirety of Chapter 14.12 "Sign Review" shall apply Unit Three Shopping Center except that the provisions specifically listed above shat I supersede any other provisions in the Chapter tha File#:SR02-09 Title: Current Sign Program Exhibit: 441 n i . 1 Intetmolly illuminated sheet metol c.a6inet, 280 deep, tex-coated. Lettering routed out & backed ave while. Alex wl translucent filen colors. �/r'C%� , "101- outlined w/ double stroke neon.,_�'/ae� l% i/z lop white lemon pane w/ translucent viq lettering TOM-Coafftl rneftl pole cover 'FILEI w ExHiBm l; internak aminated shoo meta! cabinet, 28" de,.,4,tex•eoated- f# i ng routed out & bated ens/ white pteis w/ lucent filnro c®Icxm. OV) �OrgvlvWOpe CIA&Ae.4 Fay r4 -d . 240 X 9' i° whiter tpvre panels w/ rQ� trurol,cent fang . Tax street Metal Poe Cover Spirs 6WQcOdvffiAW.PW , m M7.703." F= . Exhibit 6 - Sign Program Amendment Summary The amendment is proposing to make the following significant changes: 1. Add two multi -tenant directories facing the highway, which would provide signage for Inline Shops 1 and 2 (Space 8-12 and Space 17-20). 2. Add an additional sign for `Space 21' (Black Bear Diner) facing north (no street frontage). 3. Increase major tenant signage from one front facing and rear facing sign to one primary front facing sign and two secondary signs and one rear facing sign. 4. Increase Major Tenant 2's aggregate square footage from 150 sq. ft. to 300 sq. ft. 5. Add signage along the southern fagade, facing Merrydale Rd. for the `Major 2' tenant. 6. Relocate the inline tenant signs from under the canopy to above the canopy and require the signs to be placed on the fascia. 7. Inline tenant signage shall be dictated by linear square footage, with a minimum allowance of 25 sq. ft. and dictated by the minimum and maximum signage heights, as opposed to signage that does not exceed 24" in height and no more than 70% of the width of the leased space. 8. Increase the amount of signage allowed on the large monument sign. 9. Add a new 6'-8" tall monument directory sign on the south-west corner of the property, at the corner of Las Gallinas Ave. and Merrydale Rd. 10. Modify the window sign requirements from 30% of the window, with a maximum of 70 sf, to 20% of the window area, no maximum square footage. 11. The Tire Building is only allowed one front and rear facing sign, but with the conversion of this space to retail tenant uses the applicant is proposing one front and one rear facing sign per tenant with the end tenants getting an additional sign on their sides. Exhibit 7 o Sign Area Calculations as Revised) by staff Existing Sign Area in Square Feet Tenant Street Frontage in Linear Feet Proposed Sign Program - Max Sign Square Footage Sign Ordinance - Max Sign Square Footage Existing Sign Program - Max Sign Square Footage Shop Tenant Space 8 30 21' 25 25 29.4 Space 9 21 21' 25 25 29.4 Space 10 20 16' 25 25 22.4 Space 11 9 12' 25 25 16.8 Space 12 24 34' 34 34 34 Space 17 17 16'-6" 25 25 23.1 Space 18 28 20' 25 25 28 Space 19 24 20' 25 25 28 Space 20 28 28' 28 28 39.2 Major Tenants MI 144 157' 144 157 150 M2 140 157'-6" 300 157.5 150 Space 21 40 50.5' 101 50.5 150 Totals 782 602 700.3 Pad Tenants Existing North 93 Existing West 45 54 54 Existing South 18 132.5 132.5 Existing East 0 Suite A 26 (N) 54 (W) 26 (S) Max 200 Suite 8 25 sq. ft.. no more than 80 Suite C 25 sq. ft. per Suite D 25 elevation Suite E 33 (N) 54 (E) 33 (S) Totals 301 186.5 200 Property Signs 81.3 75.4 36 57.96 Monument A _ Monument 8 30.9 36 0 Directory C1 210 0 0 Directory C2 1 210 0 0 Totals Total Maximum 526.3 .0• 72 :.0 57.96