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Home My WebLink AboutDRB 2013-10-08 #8CITY OF Meeting Date: October 8, 2013 Case Numbers: ED13-057 Project Planner: Raffi Boloyan (415) 485-3095 Community Development Department — Planning Division REPORT TO DESIGN REVIEW BOARD SUBJECT: 619 Francisco Blvd (Former Ford Dealership) — Environmental and Design Review Permit for the exterior remodel of an existing car dealership with new building materials and colors and associated revisions to on-site parking, display and landscaping areas; APN 014-203-12, - 05, -06 and -08; General Commercial (GC) Zoning District; Christian Oakes/TWM Architects, applicant, Wayne Cross, owner; Canal Neighborhood. BACKGROUND The subject site is a flat, 2.3 -acre property along Francisco Blvd, with frontage on Francisco Blvd, Front St and Hoag St. The site was originally developed as car dealership with both sales and service components. The predominant dealership on this site was Ford, which operated until about 2005. From 2005 to present, the dealership has served as a pre -owned vehicle dealership. The property is developed with two buildings totaling approximately 36,660 sq. ft. in size. The primary building on Francisco Blvd frontage is the sales building (approximately 8,380 sq. ft.) while the larger building to the rear, and primarily accessed off Front St, is the existing service building (approx. 22,280 sq. ft.). PROJECT DESCRIPTION Toyota Pre -Owned dealership has recently relocated from their facility on the corner of DuBois St and Rice Drive to this facility. They have received a building permit for interior modifications to the sales building and are currently under construction with those improvements. They also previously received a sign permit to install new signs to match the former sign locations for signage while they pursue the exterior changes Toyota Pre -Owned has now proposed to make exterior changes to the front sales building as well make some minor changes to the site plan within the display lot and parking area. No new floor area or building expansions are proposed. Therefore, this type review would typically only required staff level Environmental and Design Review Permit and approval. However, given the size and prominence of the building and the new building materials, staff has referred this application to the Board for review and comment. The proposed changes to the building and site include: Materials and Colors • Application of new exterior material on the building, including silver colored ACM metal panels, with a red ACM metal band along the base of the roof. • Retaining the existing clear storefront glass and aluminum sashes. Architecture • Changing roof type from mansard roof to a vertical fascia, using the new materials. • The change in roof type would increase the height of the top of the roof by approximately 3-4 feet. • Squaring off the top of the existing tower element, from it's current "top hat" design. Signage • Replacing the Toyota Logo and "Toyota Used Vehicles" sign on both sides of the tower element. • Adding two signs on the front elevation "Marin" and "Used Vehicles" with a Certified Used vehicles Logo Adding "Toyota" with the Toyota logo on the east side elevation. Site Improvement/Landscaping • Addition of an 8 -ft. planter along Francisco Blvd frontage, 2 feet of which is located in the public right of way, with two larger planter areas around two diagonal display spaces. • Addition of planter areas along the main driveway spine leading from Francisco Blvd to Front St • Addition of a 2 -ft. planter area along Front St to allow for screening. • Relandscaping the existing planter areas within the site. Please refer to a set of the project plans for the details on the proposal. Both a full size and 11" x 17" reduction have been provided to the Board. ANALYSIS In general, staff is supportive of the proposed building and site renovations. This is a long standing car dealership, and modifications to improve the building design and site would be a welcome addition for this highly visible location. The following represents staff analysis on the four different components. Architecture Materials/Colors The proposed new materials would match and continue the design of the existing Toyota new vehicle dealership just north of this site. The one notable exception is that this design does not propose an illuminated portal. The new ACM metal material proposed for the exterior of this building is a high quality finish and the colors provide a good fit for the area and are not reflective in nature. The colors are simple, with primarily a silver color and a red accent to separate the roof from the lower building. Staff requests that the Board review the proposed materials and colors and provide it's recommendation on the quality of the materials and colors. Architecture The proposal would change the mansard type roof to a more vertical surface and create a fascia. The end result is that the top edge of the fascia would be 4 feet taller, thus, screening rooftop equipment better than the current condition. The proposal would also change the current tower element design, and simplify and square off the top of the tower. In addition, the existing clock would be removed from the tower. In general, staff recommends that the proposed modification matches the new modern architecture, with metal panels and is more fitting with the proposed architectural theme. • Staff requests the Board to review the proposed change to the top of the tower element and provide comments on whether the modification is an improvement and in line with the other new exterior changes. Signage The Sign Ordinance, Table 14.19-2, identifies maximum signage for this property to be 2 signs for the business, and a total sign area for all signs equal to 1 sq. ft. of sign area for every linear of street frontage of the building (134 sq. ft. in this case). However, auto dealerships are allowed to apply for a Sign Program to establish alternative standards to the base sign ordinance given their special signage needs. The applicant has not applied for a Sign Program. As proposed, the project proposes 4 signs, totaling 140 sq. ft., composed of the following: 2 on the front elevation - "Marin" and "Used Vehicles", for a total of 44 sq. ft. 1 on the tower element — double -sided "Toyota Use Vehicles". Staff notes that this sign only counts as one sign and one time for sign area as it is a double -sided sign, for a total of 68 sq. ft. • 1 on the east side elevation - "Toyota" for a total of 28 sq. ft. Therefore, as proposed, the signage exceeds the number allowed (4 where 2 are allowed) and the total area, 140 sq. ft., where 134 sq. ft. is allowed. As discussed above, the Sign Program is an alternative to allow the increase in number and area of the proposed signage and the proposed number and area, would actually be less than amounts and number of signs approved for other large dealerships. Staff does not have an issue with the proposed signage, except that as proposed, a Sign Program would have to be applied for; subject to review by the DRB, and approval by the Commission. In anticipation that the applicant will want to pursue a sign program, staff asks that the Board review the proposed signage with the required findings in mind and provide a recommendation that can be forwarded to the Planning Commission, should the applicant pursue a Sign Program. Staff requests that the Board provide feedback on the proposed signage and provide it's recommendation on the proposed signage and consistency with the Sign Program findings should the applicant pursue a sign program application. The findings required for a Sign Program include: 1) All of the signs contained in the program have one or more common design elements such as placement, colors, architecture, materials, illumination, sign type, sign shape, letter size and letter type; 2) All of the signs contained in the program are in harmony and scale with the materials, architecture, and other design features of the buildings and property improvements they identify, and the program is consistent with the general design standards specified in Section 14.19.054;, which include a. Sign Design. The design of the sign, including the shape shall be: An integral part of, compatible with, and complement the design of the buildings and improvements on the site where the sign is to be located and shall be compatible with the character and design of signs in the immediate neighborhood of the site. Creative and unique design is encouraged provided that the design is appropriate for the site and improvements and compatible with the character of the surrounding area ii. The sign message, including the use of graphic symbols shall be simple. Lettering shall be legible, uncomplicated, and appropriate to the image of the building. b. Sign Type. The type of sign shall be appropriate for the building and improvements on the site where the sign is to be located. The following sign types are encouraged: i. The use of individual letters incorporated into the building design is encouraged and preferred over signs contained in a canister or frame, or signs directly painted on the surface of a building. ii. Monument -type freestanding signs are encouraged and preferred over pylon or pole -type signs. Upon request, a bonus sign area of ten percent (10%) above the maximum permitted sign area will be granted as an incentive to select one of the encouraged sign types. A request for bonus sign area must be included in the application for a sign permit. c. Sign Colors and Materials. The colors and materials for the sign shall be compatible with and complement the colors and materials of the buildings and improvements on the site where the sign is to be located. The following standards are required: 3 i. Sign colors shall be subtle. Bright and reflective colors shall be avoided, unless such colors are proposed to promote a creative or unique sign design. The use of contrasting colors between sign background and the sign script or logo is encouraged to maximize legibility. ii. Sign materials shall be compatible with the materials used on the buildings and improvements found on the site. iii. Sign materials that are metal or have reflective qualities shall have a matte or non -glare surface 3) The amount and placement of signage contained in the program is in scale with the subject property and improvements, as well as the immediately surrounding area. Site Improvement/Landscaping As part of the renovation, the applicant has proposed some minor site and landscaping improvements. The bulk of the changes would be the addition of an 8 -foot wide landscape planter along Francisco Blvd, addition of planter islands along the main drive aisle, a 2 foot landscape planter along the rear frontage (Front St) and re -landscaping existing planter areas around the main building. The new landscape planter and hedge along the rear of the site (Front St) would help to screen the large expansive parking lot. Although the used vehicle display lot is not an unappealing view, the expansive number of cars and paving can be a visual impact and the new hedge along that rear border will help soften the view from Front St. The main addition is the new 8 -ft. landscape planter along Francisco Blvd. However, 2 feet of this new planter would be located the public right-of-way, which staff notes will eliminated in the near future as part of the Francisco Blvd Pedestrian improvement project (and incorporated into a wider sidewalk). So, for all effective purposes, the proposed landscaping planter along Francisco would be as 6 -ft wide, with some larger areas at the corner of the driveway entrance and at one of the display areas. Staff appreciates and supports the applicant's efforts to add landscaping along this street frontage, but has been working with the applicant to provide additional landscaped area along this frontage. Staff has received the agreement of the Public Works Department and Fire Department to reduce the drive aisles in the pre -conditioned car parking and inventory areas of the parking lot from 24 feet to 20 feet. This reduction in drive aisle width would provide additional room to add landscaping on the site, while maintaining the number of vehicles the applicant needs to display on-site. However, the applicant indicates that their operational and business needs (used car vehicles) require them to display used vehicles as close to the street as possible, and that the proposed planter width is the most they can provide. Therefore, they have proposed to only reduce the drive aisle widths to 23 feet. • Staff requests that Board review the additional landscape planters and provide it's comments on the adequacy of the size and location of the new planters. NEIGHBORHOOD CORRESPONDENCE This application is an Administrative Design Review Permit and noticing is not required. CONCLUSION This project is being referred to the Board for review and recommendation on the change to building materials and colors, the architectural change to the tower, new signage and new landscaped areas. Overall, this project would improve an existing dated building with new building materials and landscaping. Staff's recommends that the architectural and material and color changes to the building are appropriate for the site and it's surroundings and follow an existing pattern for the previously approved Toyota dealership just up the street on Francisco Blvd. Staff does appreciate the applicant's desire and proposal to provide additional landscaping along Francisco Blvd and Front St, but staff feels that a deeper planter area could be provided along Francisco Blvd. Following a recommendation by the Board, staff will take action on this application. EXHIBITS 1. Vicinity Map ➢ Project Plans (Full-sized and 11 "x17" plans have been provided to the DRB members only). cc: Christian Oakes TWM Architects 1011 C St San Rafael, CA 94901 Mike Christian Toyota Pre Owned 445 Francisco Blvd East San Rafael, CA_94901 Wayne Cross 4 Kingfisher Ct Novato, CA 94949 619 Frea n cisco Blvd - Vcinity Map Pro *UAl N SCALE 1 :1,778 100 0 100 200 300 FEET Friday, October 04, 2013 9:02 AM