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Home My WebLink AboutDRB 2019-08-20 #4SAN RA�A� L Meeting Date: August 20, 2019 Case Numbers: ED19-024, SP19-001, EX19-005 +# THE CITY WITH A MISSION Project Planner: Alan Montes — (415) 485-3397 Agenda Item: L Community Development Department — Planning Division 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 dimensions for several parking spaces for a new sidewalk; APN: 175-250-14; General Commercial (GC) Zoning District; Jon Plomteaux, Applicant; MGP Xi Northgate SC3, LLC,. Owner; North San Rafael Commercial Center Neighborhood. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site; General Commercial (GC) GC Shopping Center North: Office (0) O Office South: Public/Quasi Public (P/QP) & GC P/QP & O Cemetery & Office East: N/A N/A Highway 101 West: GC GC Mall Lot Size Lot Coverage (Max.) Required: 6,000 sf Standard: n/a Proposed: 240,451 sf Proposed: 29.66% (71,321 sf) Height . Floor Area Allowed: 36' Allowed: 0.30 FAR Proposed: 32' Proposed: 0.29 FAR Parking Upper Floor Area (Non -hillside residential) Required: 285 spaces Allowed: n/a Proposed: 303 spaces Proposed: n/a Min. Lot Width (New lots) Required: n/a Proposed: n/a Landscape Area Required: 15% (36,067.65 sf) Existing: 3.8% (9,285 sf) Proposed: 4.5% (10,737 sf) Setbacks Required Front: n/a Side(s): n/a Ext side: n/a Ped. side: n/a Bldg. sep: n/a Rear: n/a Existina/Proposed 70' 10' n/a n/a n/a 25' * Hillside building height is measured from natural grade to top of roof/structure at all points of the structure. Standard building height is measured from an established exterior finished grade elevation to mid -point of a sloped roof. SUMMARY The subject project is being referred to the Design Review Board (Board) for review of design improvements and a sign program amendment to a commercial property, Northgate III Shopping Center, as required pursuant to San Rafael Municipal Code (SRMC) Section 14.25.040.C. In addition to review of the design improvements staff is 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(Commission) (major amendment) for action. Based on review of the applicable design criteria, which is discussed in detail below, staff finds that the project adequately complies with the applicable criteria. However, staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria and specifically to consider the following: Materials and Colors • Whether the proposed materials and colors are appropriate. Phasing • Whether the phasing of the project is appropriate. Signage/Sign Program • Whether the proposed sign program amendment is a `major' or `minor' amendment. • Whether the proposed sign program is appropriate. BACKGROUND Site Description & Setting: The subject site is a 5.52 -acre parcel located in North San Rafael, at the corner of Merrydale Rd. Overpass and Las Gallinas Avenue. The site is developed as a shopping center and contains CVS and Michaels as the "Anchor" tenants, Black Bear Diner as the "Major" tenant, Toscalito/Goodyear Tires as the "Pad Building" and miscellaneous retail/personal service tenants as "In -Line" tenants. History: The Northgate III Shopping Center was originally constructed in 1968. At the time of construction, the City did not have any requirements or guidelines for signs; therefore, signs were approved through an Architectural Approval application. As part of the original construction, signs were installed for each of the individual tenants, including three freeway -oriented signs. In May of 1971, the City adopted its first Sign Ordinance and a part of this ordinance required that signage for shopping centers be controlled by specific standards for each individual shopping center. In 1972, the property owner applied for a Sign Program, which was subsequently approved by the Commission. This original Sign Program for the property set standards for fascia/wall signs, under canopy signs, freestanding signs, and window signs. This program included the existing freeway -oriented signage for the three major tenants then Lyons Restaurant, Lucky, and Longs Drug Store (currently Black Bear Diner, Michaels, and CVS) and granted this right to their successors. In 1997, the owners of the center submitted a proposal to amend the Sign Program. The following represents a summary of the major components of the 1997 proposal: • Fascia signs on front elevation — Proposed that each tenant's cabinet signs at the front of the tenant space be moved onto the fascia as individual channel letters/logo. • Additional freeway -oriented signs — Proposed that in addition to the fascia signs on the front elevation, each individual tenant also be permitted a second sign of the same size and type on the building fascia at the rear of each business (facing freeway). • Freestanding sign — Proposed that the existing 16 -foot tall, freestanding sign along the Las Gallinas frontage be replaced by a 21 -foot tall pylon sign. 2 The Board reviewed this proposal on October 7, 1997, and recommended approval of the taller pylon sign, but did not support the design of the fascia signs as proposed nor the additional signs facing the freeway. With the consent of the Board, the applicant moved the pylon sign portion of the application forward to the Planning Commission with the intent to return to the Board with the remaining signage. The revised pylon sign (21 feet tall and a newer design) was approved by the Commission on November 25, 1997 and has since been installed. In 1998, Chili's Restaurant (currently Black Bear Diner) received approval of a Design Review Permit to allow exterior modifications to the building, including a redesigned entry to the tenant space, lighting, and the installation of signage, including a freeway -oriented sign on the rear of the building. The placement of the freeway -oriented sign for Chili's was determined to be consistent with the Sign Program since a freeway -oriented sign was originally approved for Lyons and Chili's is a successor. In 2002, the Center applied for a comprehensive amendment to the Sign Program for the center. This sign program amendment was ultimately denied by the Commission, as the Commission found that the proposal lacked a common design element. The proposed amendment would have resulted in three changes, including: 1. Relocation of the cabinet signs on the front elevation for all ten of the "In -Line" tenants. The proposal would remove the signs from below the canopy and place new cabinet signs on the fagade above each tenant space. The relocated signs would continue to be internally illuminated cabinet signs but would utilize a new color scheme. 2. Allowance of an additional freeway -oriented sign along the rear of the building for one of the ten "In -Line" tenants (of the owner's choice), resulting in a total of four freeway -oriented signs. The owner had planned to allow this additional freeway sign for then tenant High Tech Burrito. 3. Replacement of the blade signs under the canopy with new, non -illuminated, cabinet signs, reflecting the revised color and design scheme. In 2012, the Center once again applied for an amendment to the Sign program. The amendment proposed to revise the colors in the existing sign program. The applicant withdrew the application as the tenants did not approve of the proposed changes. PROJECT DESCRIPTION Project Description Summary: The project proposes to remodel the facades of the existing buildings, convert the retail pad building (Tire building) to retail, and slightly expand the landscaping. In additionally there's a request to amend the existing sign program and for an exception to reduce the backup distance for the parking spaces located north of the Tire building. Fagade Remodel: The project proposes to update the existing fagade of the building in phases to make the shopping center more contemporary. The design utilizes plaster siding painted grey and brown, metal roofs/awnings in earth tone colors, and wood -style porcelain tiles. Phasing: The fagade remodel is currently proposed to be completed in two phases. The first phase is intended to implement the plaster siding, painting the building and adding the metal canopy. The second phase adds tower elements to the front and rear elevations of the major tenants. The project is requesting to perform the project in phases as the applicant does not have permission from their major tenants to alter their facades. Sign Program: The project is requesting an amendment to their existing sign program which is discussed below in the report. The existing sign program has been attached to this report as Exhibit 2. 3 Parking Dimension Exception: By proposing to convert the Tire building to retail the applicant is proposing to add a sidewalk along the north elevation of the structure. This sidewalk would be located within a portion of the existing drive aisle and would reduce the backup distance to 24', which is 2' less than the standard of 26'. Landscaping: The project proposes to expand the existing landscaping, by 1,452 sf. along the south side of the existing Tire building along the Merrydale Rd. frontage. The applicant has requested to utilize a mixture of the following species in the newly landscaped area: • Agapanthus praecox orientalis 'Blue'— Blue Lily -Of -The -Nile — 1 gal. @ 24" o.c. • Dietes bicolor — Fortnight Lily — 5 gal. @ 30" o.c. • Ligustrum japonicum `Texanum' — Wax -Leaf Privet — 5 gal. @ 30" o.c. • Pittosporum tobira `Wheeler's Dwarf'— Wheeler's Dwarf Tobira — 5 gal. @ 30" o.c. • Rosa 'Iceberg'— Iceberg Rose — 5 gal. @ 36" o.c. ANALYSIS Zoning Ordinance Consistency: Chapter 5 — Commercial and Office Districts The project is in compliance with the land use regulations with the exception of the landscaping requirement of 15%. The site currently provides 3.86% (9,285 sf) landscaping and is proposing to increase the landscaping by .61% (1,452 sf) to 4.47% (10,737 sf). This would result in improving the nonconforming status of the site, by bringing the landscaping closer to the requirement. Chapter 18 — Parking Standards Section 14.18.040 - Parking requirements. The site currently provides a surplus of parking. Shopping centers are required to provide one parking space per 250 gross building square feet. The existing structures are a combined 71,321 sf, which requires 285 parking spaces. The site as proposed provides 303 parking spaces. Section 14.18.130 - Parking facility dimensions and design. The minimum standard for a drive aisle is 26' and the project is proposing a 24' drive aisle between the Tire building and the parking directly north. The code does allow for deviation in the drive aisle dimensions through the exception process and approval form the city traffic engineer. The applicant is requesting an exception to the drive aisle dimensions. The City Traffic Engineer supports the reduction in the drive aisle subject to the following additional site design changes: 1. That landscape treatments be provided to protect vehicles from backing over the sidewalk. The improvements should be visible to drivers and also not obstruct the path of travel. 2. The impacted spaces should be made compact, if in compliance with the compact standards. 3. That a condition of approval be included that states that this aisle width reduction is not grandfathered and that the City may require revision of the parking configuration if necessary. (i.e. this could be implemented if hazardous conditions are observed). The plans have not been revised to incorporate these required design changes. Chapter 19 — Signs The applicant is requesting an amendment to their existing sign program. The purpose of a sign program is intended for unique uses, such as a shopping center, with the purpose of addressing multiple uses on one site. Sign programs shall be used to achieve aesthetic compatibility between the 10 signs within a project, and may allow some flexibility in the number, size, type and placement of signs. Sign programs shall also be designed in a way that creates a consistent and common design theme and placement, utilizing common materials, colors and illumination. The amendment is proposing to make the following significant changes: 1. Add two multi -tenant directories facing the highway, which would provide additional signage for Spaces 8-12 and 17-20. 2. Add an addition 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. Add two signs along the southern fagade, facing Merrydale Rd. for the `Major 2' tenant. 5. 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. 6. Relocate the under -canopy signs and require the signs to be placed on the fascia. 7. Increase the amount of signage allowed on the large monument sign. 8. 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. 9. The Tire Building is only allowed one front and rear facing sign, but with the conversion of this space to five retail tenant uses the applicant is proposing one front and rear facing sign per tenant with the end tenants getting an additional sign on their sides. The City's sign ordinance prohibits signage on elevations that do not have direct street frontage, which would include the highway signage. However, through the sign program, the City may allow some additional flexibility in sign placement. Staff is seeking the Board's review and recommendation on the proposed revisions and whether the amount/location of proposed signage is appropriate. Chapter 25 — Environmental and Design Review Permit The applicable review criteria for this project is the Architecture and Materials/Color sections. This section encourages the colors and materials to be consistent with the context of the surrounding area and that the architecture creates points of interest, clear senses of entry and that equal attention be paid to all facades in sensitive locations. The color criteria encourages earthtone/woodtone colors, which includes shades of brown and grey. The material criteria encourage metals that are painted and natural materials such as stucco. Staff finds that the final phase of the project blends in with existing architecture, in that the entries are clearly defined, and that equal attention has been applied to each side. As for the colors and materials staff finds that the proposal is consistent in that the applicant has selected appropriate materials (smooth plaster, porcelain tiles that look like wood, painted metal awnings) and recommended colors, grays and browns (Western Beige, Windblown, Dear Feather, Soot, Duck Down, and Shinto). 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, two notices were posted on the site at least 15 days prior to the Board meeting along both the Las Gallinas Ave. and Merrydale Rd. frontages. At the time of printing this staff report, no comments were received as a result of noticing. CONCLUSION Overall, staff finds the project would provide a needed upgrade to the site and enhancement to the surrounding uses. However, staff has concerns regarding the number/location of proposed signage, that the project is proposed to be phased, and that the Space 21 (Black Bear Diner) is not proposed to 5 be improved. Staff is seeking's the Board's recommendation on these items, as well as the architecture, materials, and colors of the proposed revisions. EXHIBITS 1. Vicinity Map 2. Existing Sign Program 3. Proposed Sign Program (8.5x11) 4. Reduced Project Plans (8.5x11) Full-sized plans have been provided to the Board members only. cc: Jon Plomteaux iplomteauxCa),merlonegeier.com 3191 Zinfandel Drive, Ste. 23 Rancho Cordova, CA 95670 ©i F" I & Cr Z O 1 S uo 0) n r. rD � rt rt a r:D7 N N. n d w rD 7 m 0-0 n rt C 0O O a 0', 0 3 rr a � ~_ N n CrD N n C n o w 9 3 w ? r* o rt m n- uo w• N 00 a a � n a w w 5 n �• 0 l< w w r � rD 0- r+ rt w rD rOi C H N (D ry j w _ �_ n rt ^ 0 a 3 (DD w 0 un t SIJ l IIL J JI��I SIGN STANDARDS FOR NORTHGATE SHOPPING CENTER UNIT THREE - ADOPTED BY THE SAN RAFAEL PLANNING COMMISSION ON 19 IN ACCORDANCE WITH SECTION 14.12.05k OF THE SAN RAFAEL MUNICIPAL 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 ;quare feet In total area and approved by the Planning Commission under 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 itted one double faced under canopy sign at each Each leased area shall be perm public entrance. Such signs may not exceed 4 -feet in width, 1 -foot in depth, b•e at least 8 -feet above the walkway at the lowest point and shall be placer 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, kiosk 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 30% 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 rnerchandicing practices, may be applied to store front windows provided such signing doe, not exceed two square feet. F. OTHER SIGN REQUIREMENTS The entirety of Chapter 14.12 "Sign Review" shall Apply to signs in NorLh(i,ite Unit Three Shopping Center except that the provisions specifically listed above shall supersede any other provisions In the Chapter tha File#:SR02-09 Title: Current Sign Proerarn Exhibit: 44=1 i Internally illuminated sheet metal eabinef, 29" deep, tex,coated. Lettering routed out & backed w/ white. Alex w/ translucent hlm colors. �./�'e. °III" ouflin®d w/ double stroke neon. 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