HomeMy WebLinkAboutDRB 2011-09-20 #2CiTY OF
�y ,� Meeting Date: September 20, 2011
L/f/'G Case Numbers: EDI 1-64; UP11 39, SR11 46,
SE11-02
Community Development Department - Planning Division Project Planner: Katie Korzun — 485-3134
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 917-921 Fourth Street (Fenix Supperclub) Environmental and Design Review Permit for
exterior remodel, a Sign Review for new signs, and a Sign Exception for a fourth sign and an
electronic changeable copy sign; Use Permit (ZA level) for the operation of a supper club
involving full service bar, restaurant, take out food, live entertainment; APN: 011-263-08;
4SRC Zone; Merl Saunders Applicant; Area Beats Properties LLC Owner; Downtown
Neighborhood.
PROPERTY FACTS
SUMMARY
The Fenix Supperclub project has been referred to the Board for review of a front facade remodel,
including new storefronts, canopies and paint scheme, and new signs including an Exception for a
fourth sign with electronic changeable copy. The Board's recommendation will be forwarded to the
Zoning Administrator for final action. Based on the review discussed in detail below, staff has
concluded that the project adequately addresses the applicable criteria. The Board should consider:
• Whether the proposed fagade change enhances Downtown's identity and compliments the existing
attractive environment;
• Whether the Sign Exception findings are made for the fourth sign and an electronic changeable
copy sign;
• Whether the fagade changes are a sensitive treatment of a historic resource;
• Whether the fagade changes adequately address the criteria for Environmental and Design Review
Permits and Design Guidelines;
Site Characteristics
Site Development Summar
General Plan Designation
Zoning Designation
Existing Land -Use
Project Site:
Fourth Street Retail Core 4SRC
4SRC
Vacant retail building
North:
Fourth Street Retail Core 4SRC
4SRC
Retail, offices
South:
Second / Third Mixed Use
2/3MUE
Public parking garage
East:
Fourth Street Retail Core 4SRC
4SRC
Retail, offices
West:
Fourth Street Retail Core 4SRC
4SRC
Retail, offices
SUMMARY
The Fenix Supperclub project has been referred to the Board for review of a front facade remodel,
including new storefronts, canopies and paint scheme, and new signs including an Exception for a
fourth sign with electronic changeable copy. The Board's recommendation will be forwarded to the
Zoning Administrator for final action. Based on the review discussed in detail below, staff has
concluded that the project adequately addresses the applicable criteria. The Board should consider:
• Whether the proposed fagade change enhances Downtown's identity and compliments the existing
attractive environment;
• Whether the Sign Exception findings are made for the fourth sign and an electronic changeable
copy sign;
• Whether the fagade changes are a sensitive treatment of a historic resource;
• Whether the fagade changes adequately address the criteria for Environmental and Design Review
Permits and Design Guidelines;
Site Development Summar
Lot Size
Density or Floor Area
Required:
Existing:
5,000 sf
5,745 sf.
Allowed:
Existing:
2.0 FAR
1.1 FAR 6,634 sf building
Height
Parking
Allowed:
Existing:
54 ft.
40 ft.
Required:
Existing:
Provided in Parking District
Provided in Parking District
SUMMARY
The Fenix Supperclub project has been referred to the Board for review of a front facade remodel,
including new storefronts, canopies and paint scheme, and new signs including an Exception for a
fourth sign with electronic changeable copy. The Board's recommendation will be forwarded to the
Zoning Administrator for final action. Based on the review discussed in detail below, staff has
concluded that the project adequately addresses the applicable criteria. The Board should consider:
• Whether the proposed fagade change enhances Downtown's identity and compliments the existing
attractive environment;
• Whether the Sign Exception findings are made for the fourth sign and an electronic changeable
copy sign;
• Whether the fagade changes are a sensitive treatment of a historic resource;
• Whether the fagade changes adequately address the criteria for Environmental and Design Review
Permits and Design Guidelines;
• Whether the fagade changes conform to the provisions of the City's Design Guidelines.
BACKGROUND
Site Description and Setting:
The site is a flat 5,754 sf parcel developed with a two story 6,634 sf structure that covers the entire
site. The building contains three retail spaces, the former See's Candies, Duarteau Clothing, and
Tad's Salon. Currently, Tad's is the only occupied space. The rear of the building opens to a 2 story,
101 space public parking garage. Surrounding uses include retail, personal services, restaurant and
office uses.
History:
The building is estimated to have been constructed circa 1920. By 1976, the front fagade had been
substantially altered by the installation of awnings over the clerestory windows and a See's Candies
metal facade that extended up to the roofline. In 1978, with the adoption of a Historic Preservation
Ordinance, the site was placed in the City's Historical/Architectural Inventory List and given a category
rating of good.
In 1977 and 1981, fagade modifications were approved (ED77-177, 177(b), 81-55) and in 1984 and
1985, two separate fagade remodels and building expansions were approved (ED84-78, 85-83), but
never constructed. In 1986, another remodel and expansion was approved (ED86-71 and (b)) and
finally constructed, which produced the building much as it currently exists. As part of this remodel
activity, the small glass panes and frames between the arched elements in the clerestory windows
were removed without approval, and were subsequently required to be replaced. In 1991, the
applicant requested removal of the condition requiring replacement of the small glass panes. This was
denied (ED91-16) and substitute glass and frames were eventually installed. As a result of these
actions, only the stucco portion of the building above the clerestory is original construction; the glass,
frames and the lower fagade are recent vintage.
PROJECT DESCRIPTION
Use: The proposal will combine the existing 3 retail spaces into one, remodel the front fagade, install
signs and operate a supper club with a restaurant, cocktail lounge, live entertainment, dancing and
offices for club management.
Site Plan: The building covers the entire site. A rear exit opens into the adjacent City parking garage
Architecture: The applicant proposes to remove the 2 existing glass storefronts and the See's metal
storefront and display case, and install three new glass entries into the different portions of the supper
club. The marble cladding around the central entry will remain, and be repaired. An additional section
of marble cladding will be installed over the central door to cover the lintel/header. The remaining
lintel/header areas will remain stucco. Metal entry canopies will be installed over each door and will
extend 4 feet out from the building face. No other changes to the front fagade are proposed; the
existing clerestory windows and decorative fagade will remain. No changes are proposed for the rear
of the building and the existing display case windows will remain.
A four color paint scheme will be used: white on the decorative elements, medium grey on the
background and grey tabby (a darker grey) on the door insets. The metal canopies and supports will
be metallic black chrome. The rear of the building will be white and medium grey.
Lighting: Exterior lights are proposed for the front fagade. Surface mounted 25 watt uplights will be
directed vertically towards the four roof finials; surface mounted 15 watt uplights will illuminate the three
2
inset panels. Twenty watt recessed downlights will be used over each entrance. The marquee sign
will have 25 watt uplights in addition to the halo lighting used on the sign.
Signs: The primary sign is a 26 sf marquee sign over the main door. This sign will be attached to the
building, not the canopy. It will consist of 13 inch high individually mounted brushed aluminum reverse
channel letters, with red halo backlights, mounted on a painted black aluminum background. The
same letters and halo lighting, 9 inches high, will be located on the 11 inch high edge of the other two
canopies. An electronic changeable copy sign 11 inches high and 7.3 feet long with 9 inch letters will
be on the edge of the middle canopy. This changeable copy will display one row of red letters,
changing once a day, and will display the entertainment schedule. The total sign package is as
follows:
Sign
Number
Area (sf)
Marquee
1
26.0
Canopy
2
3.75
Changeable Copy
1
6.7
Total
4
36.45
ANALYSIS
General Plan 2020 Consistency:
Remodeling the existing storefronts as part of a supper club is consistent with the General Plan Land
Use Designation of Fourth Street Retail Core as that designation specifically allows entertainment
uses. Other General Plan Policies which should be considered are:
NH -21. Cultural and Entertainment Uses. Promote Downtown as the cultural and entertainment
center of San Rafael and the County to bring people Downtown and stimulate other business
opportunities.
There are no other supper clubs Downtown, nor are there venues offering the same mix of
entertainment and dining. Adding this facility to the entertainment opportunities that already exist will
add to Downtown's position as an entertainment center, and therefore meets this criterion.
NH -32. Historic Character. Recognize and use the unique character of Downtown's many
attractive, well liked, historic buildings.
This building is on the City's list of historically significant structures. The ground floor fagade was
completely removed and remodeled many years ago, and a complete two story extension added to the
rear. The current proposal does not physically alter any portion of the remaining original fagade (the
stucco area over the clerestory windows), and is intended to emphasize its appearance and historic
character through painting and exterior lighting. Staff requests that the Board comment on:
• Whether the proposed fagade change enhances Downtown's identity and compliments the existing
attractive environment.
Zoning Ordinance Consistency:
Chapter 5 Land Use Regulations 4SRC
Food service establishments with a cocktail lounge, live entertainment and/or dancing is allowed with
the issuance of a Use Permit by the Zoning Administrator. An application has been filed and circulated
to the relevant City departments for conditions, and has been set for hearing by the Zoning
Administrator.
Chapter 16 — Site and Use Regulations
Section 14.16.210 addresses historic preservation, and requires review of alterations to landmark sites
or historic districts. While this building is on the City's list of significant structures, it was not
designated as a landmark, nor is it in a historic district, so review under this Section is not required.
There are design policies for historic structures in the Environmental and Design Review section, and
the impact on historic values is discussed there.
Chapter 18 — Parking Standards
The site is located within the Downtown Parking District, and the adequacy of the District to provide
parking for the use will be evaluated in the Use Permit.
Chapter 19 — Signs
With a building frontage of 43 feet, the site is entitled to 43 sf of sign area located on 3 signs, and the
request is for a total of 36.45 sf on 4 signs, one of which is an electronic changeable copy sign. A Sign
Exception is required for the 4th sign and to clarify the parameters for an electronic changeable copy
sign to insure conformance with the Sign Ordinance restrictions regarding electronic displays.
The marquee sign and the two signs on the canopy edges have the same background color, letter
style, color, construction and halo backlighting. These consistent elements are used on two quite
different sign types, and these sign types were chosen with reference to their location on the historic
and on the altered portions of the building. The marquee sign type and shape are designed with the
intent of having a historic look and appearance consistent with the historic portions of the building. The
canopy signs have a modern appearance consistent with their location on the new canopies. All three
signs are well proportioned and fit well on the building. Staff finds that this use of similar design items
of signs that related to the historic and non -historic design elements is an interesting and unique
design solution.
The fourth sign is an electronic changeable copy sign, with one line of copy that will change once a
day. Staff reviewed the recent deliberations and approvals of the Board and the Planning Commission
on an electronic changeable copy sign at Northgate One. In that instance, it was determined that
limiting the frequency of the changes to once a day gave the convenience of altering the message
electronically, but retained the somewhat static nature of changeable copy. This differentiated
electronic changeable copy signs from moving, flashing or blinking signs, which are prohibited. The
same reasoning and limitation should be applied to this sign.
Increasing the number of signs to four and determining that a limitation on the frequency of the
electronic sign changes qualifies it as a changeable copy sign require a Sign Exception (minor). The
required findings for an exception are:
➢ The exception is necessary to overcome special or unusual site conditions;
➢ The exception is appropriate in that is would allow signage that would be in proper scale with
the building, would be compatible with other conforming signs in the immediate vicinity and
would promote a good design solution;
➢ The exception would permit an improvement that would not be detrimental or disruptive to the
safety or flow of vehicular or pedestrian traffic.
Staff finds that these criteria can be met. First, the special site condition that must be addressed is that
the site has some historic value that should be respected. The proposed electronic fourth sign
respects the historic building value by limiting the visual changes to the historic portion of the building
by placing a new technology solution on the new portion of the building. Second, the signs are in scale
with the building in that the total sign area is less than the allowed area. Each of the signs fit within the
portion of the building to which it is affixed. That is, the sign backgrounds of the canopy and electronic
changeable copy sign are the same height as the canopies and marquee sign is centered between the
canopies and the roof edge. With the limitation on the frequency of changes, the electronic copy is
compatible with other conforming changeable copy signs at the Rafael Theater and George's. Overall,
the differentiation between the older appearing sign on the historic area of the building, the limit on the
overall sign area, and the location of the signs is a good design solution. Third, the fourth sign will not
be disruptive as it will not be a flashing or blinking sign to attract attention. Staff requests that the
Board comment on:
• Whether the Sign Exception findings are made for the fourth sign and an electronic changeable
copy sign.
Chapter 25 — Environmental and Design Review Permit
The facade changes are subject to the relevant review criteria for Environmental and Design Review
Permits as follows:
➢ Consistency with General Plan Design policies;
➢ The design should be sensitive to and compatible with historic and architecturally significant
buildings,
➢ Design elements and approaches which are encouraged include the creation of interest in the
building elevation and the provision of a sense of entry,-
Materials
ntry,Materials and colors should be consistent with the context of the surrounding area.
Staff finds that these criteria can be met. As discussed above in the General Plan Consistency
section, the proposal is consistent with relevant General Plan Design policies. The design is sensitive
to the historic portions of the building in that there are no changes proposed to those areas and the
existing details are visually emphasized through the painting scheme. The ground floor fagade is
designed to emphasize the main entrance through the provision of canopies, the retention of the
marble accents and the paint color on the inset area. The white and two shades of grey color scheme
retains the current white color and adds subtle contrasting colors that are consistent with the
surrounding area. The lighting is designed to illuminate the architectural detail of the historic faced.
Staff requests that the Board comment on:
• Whether the fagade changes are a sensitive treatment of a historic resource;
• Whether the fagade changes adequately address the criteria for Environmental and Design Review
Permits and Design Guidelines.
San Rafael Design Guidelines:
San Rafael has adopted a set of interim design guidelines which are discretionary and intended to
assist projects in achieving high quality design. Applicants are encouraged to seek creative design
solutions. The guidelines are indications of what the City considers to be desirable design. The
relevant design guidelines are as follows:
➢ A continuity of design, materials, color, form and architectural details is encouraged for all
portions of a building and between all buildings on the site;
➢ Building entrances should be defined with architectural elements such as roof form changes,
awnings or other architectural elements. Exterior materials should minimize reflectivity;
➢ Use color to provide accents on a building.
Staff finds that these criteria can be met. A consistent color scheme is being used on both the front
and rear elevations. The entrances are covered with canopies, and the main entrance has special
materials used around it to further delineate it. Color is used on the details of the fagade to highlight
and accent them. Staff requests that the Board Comment on:
• Whether the fagade changes conform to the provisions of the City's Design Guidelines.
NEIGHBORHOOD CORRESPONDENCE
A public hearing notice was mailed to all property owners, businesses and residents within 300 feet of
the subject property, and to date, no comments have been received.
CONCLUSION
Staff finds that the project is consistent with all applicable design related General Plan Policies and
Zoning standards and recommends that the Board support the application.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
Full-sized plans have been provided to the DRB members only.
cc: Merl Saunders, 3027 Fillmore Street, San Francisco CA 94104
Area Beats Properties LLC, 3027 Fillmore Street, San Francisco CA 94104
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