HomeMy WebLinkAboutDRB 2016-06-07 #4*SA
Meeting Date: June 7, 2016
Case Numbers: UP16-007 & ED16-026
Community Development Department — Planning Project Planner: Alan Montes — (415) 485-3397
Division Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 3105 Kerner Blvd. —Environmental and Design Review and Use Permit for a 61,803 square
foot mini -storage building with a caretaker's residence ; APN: 009-122-14; Light
Industrial/Office (LI/0) Zoning District; Mathew Guthrie, Applicant; CSRSS — General
Partners, Owner; Canal Neighborhood.
PROPERTY FACTS
Location General Plan Designation
Project Site: Light Industrial/Office
North:
Light Industrial/Office
South:
Light Industrial/Office
East:
Light Industrial/Office
West:
General Commercial
Lot Size
Commercial/Office uses
Required:
6,000
Existing:
60,548
Zoning Designation
Existing Land -Use
Light Industrial/Office
Storage Facility
Light Industrial/Office
Automotive Repair
Light Industrial/Office
Commercial/Office uses
Light Industrial/Office
Commercial/Office uses
General Commercial
Bank/Office
Lot Coverage (Max.)
Standard: Not Restricted
Proposed: 20,628s.f. (34.07%)
Height Floor Area
Allowed: 36' Allowed: .38 or 1.0 with Planning Commission Approval
Proposed: 36' (top of elevator shaft) Proposed: 0.99 (60,544 sq. ft.) - Exc. Caretaker's Unit
33' (top of parapet walls) 1.02 (1,803 sq. ft.) - Inc. Caretaker's Unit
Parking
Required: Requires Parking Study
Proposed: 8 Parking, 9 Loading
Min. Lot Width (New lots)
Required: N/A
Proposed: N/A
Landscape Area
Required: 20% (12,110 s.f.)
Proposed: 21.28% (12,882 s.f.)
Grading
Total:
4,578 Cubic Yards
Cut:
1,785 Cubic Yards
Fill:
2,793 Cubic Yards
Off -Haul:
0
Net:
1,008 Cubic Yards
Upper Floor Area (Non -hillside residential)
Allowed: N/A
Proposed: N/A
Setbacks
Required
Proposed
Front:
20'
47'
Side(s):
10' or 2070'
51762'
Ext. side:
N/A
N/A
Ped. side:
N/A
N/A
Bldg. sep:
N/A
N/A
Rear:
10'
35'
SUMMARY
The subject project is being referred to the Board for review of site and design improvements to a
60,548 sq. ft. lot. The applicant is proposing to build a new 61,803 sq. ft. ministorage facility. The
project is deemed a major physical improvement and is required to be reviewed by the Design Review
Board and acted upon by the Planning Commission, as required pursuant to San Rafael Municipal
Zoning Code Chapter 25.050.040(A)(1)(d). The Board's recommendation will be forwarded to the
Planning Commission. Based on review of the applicable design criteria, which is discussed in detail in
this report, staff has identified issues with the project, as discussed below. Staff requests that the Board
review this report and provide a recommendation on compliance with all pertinent design criteria.
Specifically, staff asks the Board to consider the following:
Signage
• Input on color choice for signage and appropriateness of the blade sign. The sign guidelines state
that sign colors shall be subtle and that bright colors should be avoided.
Materials and Colors
• The applicant has slightly revised the colors of the building, as there were some criticisms regarding
the prior color selection, at the conceptual design review. The colors labeled B, C, and D (on page 3
and 4)have changed from the following:
o B) Himalayan Trek (1546) to Ash Grey
o C) Bubble Turquoise (M450-6) to Everglade Green
o D) Caribbean Azure (2059-20) to Harbor Blue
BACKGROUND
Site Description & Setting:
The proposed project site is a 60,548 square foot lot located at the south-east corner of Irene and
Kerner Blvd. (see Exhibit 1). The neighborhood is a mixture of one- and two-story commercial and
industrial buildings with a variety of architectural designs. The current use on the property is a
temporary self -storage facility with several dozen shipping containers on-site acting as the storage
units.
History:
The property has been approved as a temporary (interim use) self -storage since 1992 and has
reapplied for several use permit (UP) extensions.
• July 14, 1992. The Planning commission conditionally approved a temporary mini -storage
site. The applicant originally wanted to build a warehouse facility, but due to the
development restriction at the time, primarily traffic impacts, the city would not support a
warehouse facility. The use permit was approved until July 14, 1997, at which time it would
expire.
• August 10, 1998. The UP was extended for two -years and would expire August 10, 2000. It
was noted that no more extensions should be permitted
• August 29, 2006. The UP was extended for an additional 5 years and would expire August
18, 2011.
• March 4, 2015. The UP was extended for 10 years and would expire March 4, 2025.
The initial approval of the project was granted as an interim use of the property, under the provisions of
the prior General Plan 2000 and zoning regulations which limited development potential due to limited
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traffic capacity in the area. The City has since amended its General Plan and zoning standards to
remove traffic demand as a primary land use control.
The area remains severely constrained due to limited ability of the nearby intersections to
accommodate additional traffic without causing unacceptable traffic congestion conditions. These
conditions have remained prevalent for the past 15 years, and the interim use has operated for almost
30 years. It is considered appropriate to pursue a highest and best permanent use of the site.
709-1"X04i T�,to] 712liM
The project consists of two applications: 1) Use permit to establish a mini -storage building at a 1.0 floor
area ratio (FAR) pursuant to zoning code section 14.16.150(G)(3), for a caretaker's unit, and a parking
modification; 2) Environmental and Design Review Permit pursuant to Chapter 25 (Design Review
Criteria). The project proposes to construct a three-story, 61,803 sq. ft. mini -storage building, providing
individual self -storage units of varied sizes on each of the three floors. The project proposes to create
an on-site management office and caretaker's residence. The applicant is requesting that the
caretaker's unit not count against the FAR, pursuant to 14.16.150(B) which states that FAR limits apply
only to the non-residential component of a development. Staff is supportive of this, but requesting that
the residential component comply with the parking requirements and provide one (1) covered space.
Site Plan:
The site has access from Kerner Blvd. with the entrance located on the north corner of the site. The site
will direct traffic to circle the building, exiting on either Irene St. or Kerner Blvd. The Irene St. exit is
proposed to be a right turn only. However Public Works has suggested that the exit onto Irene St. can
turn either left or right. There are a total of seventeen (17) parking spaces. The parking spaces will be
located along the north and west elevations of the site.
Architecture:
The building is proposed to be three (3) stories with an arrangement of overhangs, fagade relief,
fenestration, and a reduced scale entry to provide points of interest. The exterior building materials
include horizontal and vertical pre -finished metal siding and panels, painted concrete masonry ground
level walls, and an aluminum storefront.
Landscaping:
Existing landscaping along the street frontages will be expanded to depths of 24' to 36' and
rehabilitated to provide efficient irrigation and drought tolerant planting. Existing mature trees have
been maintained except for four (4) that are located in areas for new driveways, infrastructure/site
improvements or impair visual identification of vehicular access or building identification. An arborist
report is attached concluding that the existing trees are in "Good health and poor to fair structure" and
are "good candidates for retention".
Lighting:
Site lighting is provided by wall mounted fixtures. Those fixture locations are shown on the Site Plan
and Building Elevations. A fixture description and calculations of lighting levels at building entryways,
parking areas and property lines is included with this submittal. The calculations indicate the lighting
plan will provide a minimum of 1 foot-candle at the ground level overlap at doorways, 1/2 foot-candle at
walkways and parking lots and fall below 1 foot-candle at the property line.
Grading/Drainage:
Grading and drainage design provides for the building finished floor elevation to be at 11.0 NAVD in
order to comply with FEMA Base Flood Elevation of 10 and take into account projected future
settlement of 12" over the next 30 years. Circulation, parking and driveways have been designed to
accommodate the change in elevation between the proposed finished floor and existing street
elevations. Site drainage areas have been determined and bio -retention facilities have been located
and sized as shown on the enclosed Grading & Drainage Plan. The grading plan requires a proposed
fill of 1,000 cubic yards to comply with FEMA and City finished floor elevation requirements
Signage:
The building facade has 125' and 180' frontages on Irene Street on Kerner Boulevard respectively. Sign
program elements are as follows:
Frontage Type of Sign Number of Signs Sign Area (sf)
Irene Wall 1 35
Monument 1 31.35
Kerner Blade 1 35
Monument 1 31.35
Rear of lot Wall sign 1 6
Total 5 138.7
The maximum allowable signage for this property would be four (4) signs, along the street frontages.
Should the applicant want to keep the "Loading" sign the size will need to be reduced, to be no more
than five (5) feet, otherwise by code section 14.19.030(C) it would qualify as additional signage.
The following signs do not count against signage as they do not exceed 5 sq. ft.:
a) "Enter Here";
b) "Do Not Enter"; and
c) "Office"
ANALYSIS
General Plan 2020 Consistency:
The General Plan Land Use Designation is Light Industrial/Office (LI/O). The proposed project is
generally consistent with the General Plan Policies with regards to: 1)"Policy LU -12 (Building Heights);
and 2) Policy LU -23 (Land Use); 3) Policy C-5 (Traffic Level of Service Standards); and 4) Policy C-6
(Proposed Improvements). There are no further policies requiring detailed review. Design related
policies are implemented in the zoning ordinance and design criteria discussed below.
Zoning Ordinance Consistency:
Chapter 4-06 — Base District Regulations
The Zoning designation for the site is Light Industrial/Office (LI/O). The proposed project meets the
Base District Regulation requirements for the Light Industrial/Office Zoning District. The structure is out
of all required setbacks, meets the height limit, and exceeds the minimum landscaping requirement.
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Chapter 16 — Site and Use Regulations
The applicant is requesting to increase the FAR to 1.0 for a mini -storage use, pursuant to 14.16.150.
The interim use currently provides a FAR of 0.34 (20,480square feet).
Chapter 18 — Parking Standards
Pursuant to 14.18.040 a parking study required is required and is subject to approval by the community
development director or hearing review body for the development. The applicant has proposed a total
of seventeen (17) parking spaces consisting of eight (8) parking spaces (one (1) clean air vehicle, one
(1) ADA accessible, and two (2) compact) and nine (9) "flexible loading zones". Which Public Works
supports, as the ITE parking rate recommends twelve (12) parking spaces in addition to the two (2)
required spaces for the caretaker's unit. The applicant is also requesting a parking modification to not
provide the full dimensions of the three (3) required off-street loading zones, which "shall provide the
minimum dimensions of twelve feet (12') in width by sixty-five feet (65') in length, with a fourteen -foot
(14') height clearance"; and to not provide the recommended, by staff, covered parking for the
caretaker's unit. Staff and The Department of Public Works (DPW) are in support of reducing the size of
the loading zones, given the nature of the business/structure and that the site can still reasonably
accommodate a semi -truck. Staff will require the applicant to submit a loading plan for when larger
vehicles visit the site.
The project proposes to meet or exceed the 20% landscaping requirement. However in terms of
parking lot landscaping, Pursuant to Section 14.18.160B, a minimum of one (1) canopy tree for every
four (4) parking spaces is required. Clustering is also allowed, subject to the approval by the Planning
Director or the hearing review body. The Non -Residential Design Guidelines also recommends that
shade trees be provided in parking lots.
The current proposal doesn't meet the requirement of one (1) canopy tree for every four (4) parking
spaces. However staff is seeking the Boards guidance on whether to allow the clustering of trees
throughout the site. In order to allow the clustering of trees the plan should demonstrate that the intent
will be met to provide ample shading and screening of parking areas and enhance the visual
appearance of the parking lot.
Chapter 19 — Signs
Pursuant to Table 14.19.2 the project is allowed to have a maximum of two (2) signs per frontage. This
limits the signage to a maximum of four (4) signs. The project currently proposes five (5) signs;
including two (2) monument signs, two (2) wall signs, and one (1) identification signs. The identification
sign has no street frontage and should either be reduced below five (5) sq. ft. or be removed.
San Rafael Design Guidelines:
The project should be evaluated for conformance with the review criteria identified in Chapter 25 of the
Zoning Ordinance and the San Rafael Non -Residential Design Guidelines (See Exhibit 4). Both
emphasize that new structures should be harmoniously integrated in relation to both the specific site
design and the architecture in the vicinity in terms of colors and materials, scale and building design.
Specific architectural design considerations include, but are not limited to the following:
➢ Creation of interest in the building elevation
➢ Provision of a sense of entry
➢ Building Form
➢ Encouragement of natural materials and earth tone/wood tone color
➢ The project size/scale should be analyzed as to the appropriateness to the existing
neighborhood scale
➢ Equal attention to design of all facades
➢ Color and Materials
➢ Landscape design
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Similarly, the San Rafael Non -Residential Design Guidelines also have design criteria, some of which
overlap with the Chapter 25 criteria:
➢ Entryways
➢ Building form
➢ Lighting
➢ Parking lots
➢ Awnings
➢ Materials and Colors (exterior materials should minimize reflectivity)
➢ Landscaping
Staff has concluded that the project is consistent with many of the design criteria of Section 14.25.050
of the Zoning Ordinance and the Non -Residential Design Guidelines in that: 1) the proposed
development has been designed to provide a sense of entry with the reduced scale of the entrance; 2)
The prominent corners of the building have been designed to create interest with the non -vision
windows and eaves; 3) the color choices are consistent with section 14.25.050 in that they include
shades of blue, green, tan, and grey; 4) the structure provides awnings in the pedestrian areas; and 5)
the lighting will provide a sense of security and will not have any substantial spillover, as provided from
the photometric study. However, staff requests that the Board comment on the following design
elements:
1. Color: Whether the color scheme is appropriate.
2. Landscaping: The project proposes to meet or exceed the 20% landscaping requirement. In
terms of parking lot landscaping, Pursuant to Section 14.18.160B, a minimum of one (1) canopy
tree for every four (4) parking spaces is required. Clustering is also allowed, subject to the
approval by the Planning Director or the hearing review body. The Non -Residential Design
Guidelines also recommends that shade trees be provided in parking lots. Staff requests that
the Board comment on the location of the required parking lot trees and the types of trees.
NEIGHBORHOOD CORRESPONDENCE
The notice was mailed to a 300 foot radius and posted onsite on April 29, 2016, 15 days prior to this
meeting.
Staff has not received any public comment or inquiry regarding the project.
CONCLUSION
Staff has concluded that this project meets the design requirements as set in 14.25.050 of the Zoning
Ordinance, and requests a recommendation from the DRB.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
3. Applicants Justification Letter
4. Arborist Report
5. Non -Residential Design Guideline Criteria
Full-sized plans have been provided to the DRB members only.
cc: Matt Guthrie — 10 Jewell St., San Rafael, CA 94901
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Central San Rafael Self Storage - Project Description March 7, 2016 Page: 2
City of San Rafael
Community Development Department
1400 Fifth Avenue
San Rafael, California 94915-1560
Re: Central San Rafael Self Storage - 3105 Kerner Boulevard
Use Permit/ Design Review Submittal
This Project Description is attached to a Use Permit/ Design Review
Application submittal for Central San Rafael Self Storage (CSRSS). The
project is proposed to redevelop the existing San Rafael Self Storage
Emporium property at 3105 Kerner Boulevard with a new permanent self
storage facility.
SITE DESCRIPTION/ SETTING
The property of 1.39 acres is located at the corner of Irene Street and Kerner
Boulevard. It is currently utilized as a self storage facility within metal
containers. The rectangular lot is flat with mature trees along both street
frontages. All surrounding parcels are developed with a mixture of retail,
office, industrial and storage uses. (An ALTA and topographic/
improvement surveys are enclosed with this application).
PROTECT DESCRIPTION
The proposed project consists of the construction of a 3 level, 61,803 square
foot building, associated parking, loading and landscape improvements.
Storage units of various sizes with ground floor exterior and elevator
access, office and caretaker's residence will be provided.
BACKGROUND
The property is currently developed as a self storage facility utilizing
shipping containers. The use was approved in 1987. Extended several
times since, the Use Permit was most recently re -issued by the City Zoning
Administrator on March 4, 2015 for a period of 10 years. During that
review, the Community Development Department recommended that
Central San Rafael Self Storage - Project Description March 7, 2016
development of the site with a permanent storage facility should be
considered.
EXISTING DEVELOPMENT
ION
Page: 3
Central San Rafael Self Storage - Project Description March 7, 2016
GENERAL PLAN AND ZONING CONSISTENCY
General Plan Designation: Light Industrial Office
Zoning: Light Industrial Office (LI / O)
Land Use:
Existing: Self Storage Proposed: Self Storage
The proposed use is consistent with the General Plan and LI / O
zoning in that mini -storage projects are a permitted use.
Minimum Lot Area (sq.ft.): 6,000
Proposed: 60,548
Minimum Lot Width (ft.): 60
Proposed: 207
Floor Area Ratio (FAR):
Site Area: 60,548 sq.ft. (1.39 acres)
Proposed Floor Area:
Storage including office: 60,544 sq.ft.
Caretaker's residence 1,073 sq.ft.
Proposed Floor Area Ratio: 1.0
Page: 4
Note that the ratio does not include the caretakers's residence
as FAR limits apply only to the non-residential component of a
development.
Minimum Yards:
Front: 20' Side: 10' or 20' / 0' Rear: 10'
Kerner: 47' Irene: 62/51' Rear: 35'
Maximum Building Height: 36'
Proposed:
36'
Minimum Landscaping (% of total site): 20% -12,110 sq.ft.
Proposed: 2117o -12,882 sq.ft.
Required Parking: Parking Study required
Proposed: 7 stalls plus flexible loading zones to accomodate
up to 9 multiple sized vehicles (cars, vans, cab/
trailers) up to a total of 16 vehicles
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 5
PROPOSED SITE /BUILDING DESIGN
Access / Circulation:
Vehicular travel to the site is via East Francisco Boulevard from both the
north and the south. Although Irene Street provides both east and west
travel lanes, the east bound lane, as part of "the Loop", provides primarily
one way traffic channeling all north and south travel past the property
connecting at the point where Kerner provides only one way travel north.
Vehicular access to the property from Irene Street is not proposed in order
to eliminate left hand turns across the west bound lane. Vehicular access
from Kerner Boulevard has been located at the most northern point of the
property to provide the maximum distance from the intersection. Visitors
will have sufficient travel distance to see and turn from the lane adjacent to
the property into the entry.
On site circulation via a one way perimeter loop provides access to ground
floor exterior storage units and allows tenants to exit the site at the Kerner
Boulevard entry and travel north. Use of the Kerner Boulevard exit
eliminates north bound vehicles from having to exit on Irene, make a left
hand turn across west bound traffic and add vehicle movements through
the Irene / Kerner intersection.
To accommodate vehicles traveling south, an exit onto Irene with a right
turn only limitation has been provided to allow connection to and travel
south on East Francisco Boulevard. This movement will eliminate those
vehicles from having to travel north on Kerner and through the Kerner/
Bellam intersection.
Parkin :
The attached Institute of Transportation Engineers Parking Generation, 4th
Edition was provided by W -Trans, project Traffic Engineering consultants.
Average peak period parking demand ratios described in that report range
from 0.11 to 0.20 vehicles per 1,000 sq. ft. of gross floor area to 1.35 vehicles
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 6
per 100 storage units. This would establish a need of 7 to 12 parking stalls
based on gross floor area or number of storage units.
5 stalls, including an accessible stall, are located near the project vehicular
entry and office. 2 stalls are provided for employee/ caretaker. A flexible
loading zone accommodating 2 - 3 vehicles is provided under cover near
the elevators. This loading zone will provide for car, pick up truck and the
largest commonly rented 20' "U -Haul" type vehicle with a total length of
26'. A diagram of the turning movement of that vehicle is attached. An
additional loading zone of 12' x 144' provides flexibility to accommodate 2
large tractor trailer trucks or 6 autos / vans / pickups. All loading zone
activities will be monitored and managed by on-site staff. Total maximum
parking stalls equal 16.
In addition, the oneway perimeter circulation also provides sufficient
width for a lane of parking adjacent to the ground floor exterior entry units
and a pass through lane.
A rack for two bicycles will be located adjacent to the office.
Landscaping
Existing landscaping along the street frontages will be expanded to depths
of 24' to 36' and rehabilitated to provide efficient irrigation and drought
tolerant planting. Existing mature trees have been maintained except for 4
that are located in areas for new driveways, infrastructure/ site
improvements or impair visual identification of vehicular access or
building identification. An arborist report is attached concluding that the
existing trees are in "Good health and poor to fair structure" and are "good
candidates for retention".
Site drainage areas have been determined and bio -retention facilities have
been located and sized as shown on the enclosed Grading Plan. The
Landscape Plan provides for the bio -retention facilities to be landscaped
with viable plants having minimal fertilizer or pesticide requirements.
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 7
Total landscape area of 21.28% of the site complies with Light Industrial/
Office zoning requirement for 20% of the site to be landscaped.
Fire Apparatus Access:
The building will be protected by an automatic fire sprinkler system and
fire lanes are provided within 250' of all portions of the exterior wall. As
the building will be greater than 30' in height a 26' wide unobstructed
aerial apparatus fire lane has been provided parallel to and 19' distant from
the entire north side of the building. A 20' wide fire lane located at the
most westerly side of the western driveway connects the aerial apparatus
lane with a 20' wide exit driveway onto Irene Street. All gates are a
minimum of 20' wide and will be equipped with an approved means of
emergency operations.
Building. Design:
Primary architectural elements are located at the corners where the
building is first viewed from the public right of way and at the Kerner
Boulevard entry where the building is stepped down to present a louder
inviting profile to all entering the site. The arrangement of overhangs,
facade relief, fenestration, exterior building materials and colors is
presented in a harmonious and balanced design. All building elevations
have been treated in a similar manner to create interest around the entire
building.
Exterior building materials include horizontal and vertical
pre -finished metal siding and panels, painted concrete masonry ground
level walls and aluminum storefront at the building corners and the office.
The elevator tower measures 36' high, the remainder of the building does
not exceed 34' in height.
Approximately 575 to 625 individual units will be provided depending on
the our determination of the final unit mix.
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 8
Lights:
Site lighting is provided by wall mounted fixtures. Those fixture locations
are shown on the Site Plan and Building Elevations. A fixture description
and calculations of lighting levels at building entryways, parking areas and
property lines is included with this submittal. The calculations indicate the
lighting plan will provide a minimum of 1 foot-candle at the ground level
overlap at doorways, 1/2 foot-candle at walkways and parking lots and fall
below 1 foot-candle at the property line.
Signs:
The building facade has 125' and 180' frontages on Irene Street on Kerner
Boulevard respectively. Sign program elements are as follows:
Frontage Type of Sign Number of Signs Sign Area (sf)
• Irene Projecting 1 35
Monument/ 1 31.35
Directional
• Kerner Marque 1 35
Monument 1 31.35
Total Signs/ Area 4 132.70
In addition, "Enter Here" and "Do Not Enter" directional signs of less than
5 square feet are proposed respectively for the Kerner entry and Irene exit
only driveway. See the Architectural Site Plan and elevations for sign
locations and the Sign Details sheet.
TRAFFIC
A Focused Traffic Analysis prepared by W Trans, Traffic Engineering
Consultants, is enclosed with this submittal. Development Coordinating
Committee review accepted the trip generation analysis and concurred that
the project would not result in impacts on surrounding intersections.
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 9
GEOTECHNICAL AND ENVIRONMENTAL ASSESSMENTS
A Geotechnical Investigation and Phase 1 Environmental Site Assessment
prepared by Miller Pacific Engineering Group, Geotechnical Engineers, is
enclosed with this submittal.
GRADING / DRAINAGE
Grading and drainage design provides for the building finished floor
elevation to be at 11.0 NAVD in order to comply with FEMA Base Flood
Elevation of 10 and take into account projected future settlement of 12"
over the next 30 years. Circulation, parking and driveways have been
designed to accommodate the change in elevation between the proposed
finished floor and existing street elevations.
Site drainage areas have been determined and bio -retention facilities have
been located and sized as shown on the enclosed Grading & Drainage Plan.
The grading plan requires a proposed fill of 1,000 cubic yards to comply
with FEMA and City finished floor elevation requirements.
CALIFORNIA ENVIRONMENTAL UALITY ACT COMPLIANCE:
The project is proposed as an in -fill development consistent with General
Plan Light Industrial/ Office land use designation and zoning in that mini -
storage is a permitted use and the proposed design complies with all
zoning regulations.
The project site is less than 5 acres, completely surrounded by urban uses,
has no habitat value and is adequately served by all required utilities and
public services.
Project studies indicate no significant effects relating to traffic and none are
foreseen relating to noise, air or water quality.
As the project does not present any unusual circumstances, we would
request that the project be considered an in -fill project in accordance with
C.E.Q.A. Guidelines section 15332 Class 32.
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 10
AFFORDABLE HOUSING
We would request an exception to the nonresidential affordable housing
requirement in that there is no nexus between the proposed development
and an increase in the demand for affordable housing. Our project will
employ one full time caretaker who will be provided an on site 2 bedroom
residence.
SITE CLEARANCE
Existing metal containers will be removed and recycled. Existing fire walls
between containers will be demolished, removed and recycled. NorBay
Consulting performed asbestos and lead inspections of the storage
containers and fire walls and laboratory tests detected no presence of
either. A copy of the report is enclosed with this submittal.
USE PERMIT
Floor Area Ratio (FART;
The General Plan permits a maximum FAR of 1.0 for mini -storage with a
Planning Commission approved Use Permit in accordance with the
following findings:
The facility is needed in the community:
The developers of CSRSS have operated San Rafael Self Storage at 675
Andersen Drive for the last 15 years with constant near 100% occupancy.
That operation is the only class A facility in the City and establishes the
need for an expansion of this service. The enclosed analysis of the San
Rafael Market Area indicates that within a 3 mile primary market radius
the average occupancy of all storage facilities is 97.59%. This occupancy
includes shipping containers, converted industrial buildings utilizing
forklifts for access to second level storage and older facilities which do not
provide desired access, security, lighting or on site and professional
management. Local demand at our current facility establishes the need to
provide a state of the art facility to meet the additional demand for
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 11
business accounting records, supplies, tools and extra stock as well as local
residents need for extra storage.
The project is compatible with surrounding uses:
All surrounding parcels are developed with a mixture of retail, office,
industrial and storage uses. The proposed use generates no noise and very
little activity or traffic.
The project is designed so that it cannot be converted to other more intense
uses:
The project cannot be converted to a more intense use. There are limited
windows and no heating, electrical capacity, or water or sewer to support a
more intense use.
The location is appropriate for this type of use:
The City has determined the site is appropriate for this type of use
designating the site LI/O which allows storage as a permitted use.
The FAR calculation has been computed utilizing only the gross floor area
devoted to storage. Zoning Ordinance section 14.16.150 A. 1. establishes
the calculation of FAR for mixed-use development noting that total
building square footage excludes residential components of a mixed use
project.
Section 14.16.150 B. 2. defines "Mixed -Use Development" as including
Industrial/ Office use in East San Rafael. Section 14.06.020 Land use
regulations (LI / O) establishes a Caretaker's residence as a Residential use
permitted with Zoning Administrator approval of a Use Permit.
Caretaker's unit:
The Use Permit includes the provision of a 2 bedroom Caretaker's unit of
approximately 1,073 square feet.
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 12
Parkinemodification:
The plan proposes 2 parking stalls for employee/ caretaker to comply with
City residential parking requirements. The Use Permit includes a request
for a modification to the requirement for one of those stalls to be covered.
The City recognizes that covered parking is an amenity that is not required
in all instances (covered parking is not required in the Downtown) and we
believe that it is not required in this setting. If the caretaker should need
secure, covered parking at night, then that parking can be provided in the
covered loading zone area.
Continuation of Existing Use:
This Use Permit would not affect provisions of UP14-051 providing for the
current use of the site to continue in accordance with the conditions of that
Use Permit unless and until a building permit for the proposed
development is approved by the City of San Rafael and construction has
commenced.
Enclosures:
Application
® General Application Form for Design Review and Use Permit
Reports
® Institute of Transportation Engineers Parking Generation, 4th Edition
Land Use: 151 Mini -Warehouse
® 20' "U -Haul" van turning radius diagram
® Urban Forestry Associates, Inc. Arborist Report
® Galleon LED Luminaire
® W -Trans Focused Traffic Analysis
Diller Pacific Engineering Group Geotechnical Investigation
® Miller Pacific Engineering Group Phase 1 Environmental Site
.Assessment
® NorBay Consulting Lead &Asbestos Inspection
• Development Services, Inc Feasibility Study
Central San Rafael Self Storage - Project Description March 7, 2016 Page: 13
Drawings
• Title Sheet Kerner Boulevard Entry Perspective
• Site Plan
• East & North Elevations
• West & South Elevations
• Irene Street Perspective
• Building Elevations w / Finish Materials
• Floor Plans
• Building Sections
• Roof Plan
• Sign Details
• ALTA. Survey
• Topographic/ Improvement Survey
• Grading & Drainage Plan
• Landscape Plan
® Lighting Plan Intensity Level Calculations
xhobit 4
Urban Forestry Associates, Inc
Matt Guthrie i
.,y
URBAN FOR R AS OCIATFS, INC.
8 WJ110W Strew San Rafael, CA 94901
(415) 454-4212 inf'oC�tirhanforestryassoclates.cora
ARBORIST REPORT
For
3105 Kerner Street
San Rafael, CA
PURPOSE
January 15, 2016
Urban Forestry Associates (UFA) was hired to assess the condition of the trees at 3105 Kerner Street by Matt
Guthrie in preparation of site development. The inspection occurred on January 15, 2016.
Urban Forestry Associates has no personal or monetary interest in the outcome of this investigation. All
observations regarding trees in this report were made by UFA, independently, based on our education and
experience. All determinations of health condition, structural condition, or hazard potential of a tree or trees at
issue are based on our best professional judgment. The health and hazard assessments in this report are
limited by the visual nature of the assessment. Defects may be obscured by soil, brush, vines, aerial foliage,
branches, multiple trunks or other trees. Even structurally sound, healthy trees are wind thrown during severe
storms. Consequently, a conclusion that a tree does not require corrective surgery or removal is not a
guarantee of no risk, hazard, or sound health.
OBSERVATIONS
Species conform favorably to ash species (Fraxinus sp.)
Size Mature but small. Approximately 15' tall and 10" DBH
Location On the berm between the sidewalk and the perimeter walls along Irene and Kerner Streets.
Condition Good health and poor to fair structure. No significant decay was observed in any of the trees,
despite several of their bases being buried in a deep layer of mulch.
The trees have all been headed back in the past, resulting in many decaying stubs and prolific
water sprouting. This was likely done as an inexpensive method of keeping them small.
There is no significant root damage to infrastructure (sidewalks) observed.
The trees were in leaf -off condition at the time of inspection, but their canopies were full of large,
healthy buds, indicating good health and vigor.
Conclusions These trees are good candidates for retention, as they are appropriately sized for the location
(several are under power lines) and in relatively good condition overall.
Ash trees are susceptible to ash anthracnose (to varying degrees depending on the species)
and are prone to branch failures due to their tendency to form acute angles of branch
attachment, which these trees have. As the trees were in leaf -off condition, it is difficult .to
accurately determine a species, but given the health of the buds, I do not believe anthracnose is
an issue in these trees.
Recom'd The deep layer of mulch should be removed to expose the root flair and replaced with a layer
only 2-4" deep that is kept back approximately 1' from the base of the trees.
The trees could undergo a regiment of restorative pruning to develop better cao vet
WFC 2
Urban Forestry Associates, Inc.
January 15, 2016
but this would be costly and largely unnecessary as the trees are quite small and not likely to
cause significant damage in the event there are branch failures. They should however be kept
at their current size through annual prunings to maintain the water sprouts, which can grow
vigorously.
Benjamin Anderson, Urban Forester
ISA Certified Arborist WE -10160A
ISA Qualified Tree Risk Assessor
ExWWad5esign Guidelines
NONRESIDENTIAL DESIGN GUIDELINES
As modifications are made to San Rafael, whether through public improvements or as private
development affects neighborhoods or the Downtown, the design quality of these changes should
improve the quality of life in San Rafael. These guidelines provide a framework of design principles
that builds on the strength of the existing character of an area and that strives to improve the
visual unity of the area.
Parking Lots
❖ A logical sequence of entry and arrival as part of the site's design should be provided.
❖ 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.
❖ On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry
and exit conflicts.
❖ 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.
❖ Commercial signage or displays should not be hidden with landscaping.
❖ 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.
San Rafael, Design Guidelines
❖ Pedestrian areas should be made visually attractive with special planting and flowering
trees.
❖ Where feasible, landscape the area between the building and the property line even when
a building is located at the minimum required side or rear yard setback.
❖ Retain and maintain existing public street trees and add additional street trees where
practical.
Lighting
❖ Limit the intensity of lighting to provide for adequate site security and for pedestrian and
vehicular safety.
❖ Shield light sources to prevent glare and illumination beyond the boundaries of the
property.
❖ Lighting fixtures should complement the architecture of the project.
Pedestrian Circulation
❖ Consider pedestrian orientation when designing building entries, windows, signage and
doors.
❖ Include a well-defined pedestrian walkway between the street and building entries.
Clearly define pedestrian movement through the parking lot. For example, provide
changes in pavement or separate landscaped walkways.
❖ Where appropriate, pedestrian walkways should be provided between adjacent lots.
❖ Special design elements should be included, such as bollards, pots, benches, trash cans,
unique paving, tree grates, tree guards and pedestrian lighting to add visual richness to
areas designed for pedestrian access.
❖ Where appropriate, include outdoor gathering places and seating for the public.
❖ Adequate facilities should be provided for bicycle parking, consistent with zoning
requirements.
Building Form
❖ Where appropriate, locate the building, or a substantial portion of the building along the
front yard setback or street edge to create spatial enclosure in relation to the street.
❖ Consider the pedestrian experience when designing the ground floor of buildings.
❖ 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.
❖ Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area.
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San Rafael Desiqn Guidelines
Entryways
❖ 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.
Towers
❖ If a tower is included in the design, it should perform a definite on-site function, such as
delineating an entrance to a site or a building entry, or emphasizing a display window.
❖ The tower should provide an attractive distinctive silhouette against the sky.
❖ Where appropriate, the visual bulk of the upper portion of the tower should be reduced to
reduce its apparent bulk, for example with openings through it or with open latticework.
Arcade
❖ Arcades may be used in shopping areas to provide weather protection for shoppers, add a
sense of unity to a larger project and/or provide depth to the building.
❖ Arcades may be topped with a simple broad band for tenant signing.
❖ Internal illumination may be used to emphasize arcade forms at night.
Awnings
❖ Where appropriate, provide well-designed awnings to enhance the design of the building,
provide weather protection, and add liveliness, interest and a sense of human scale.
❖ Provide a uniform treatment of awnings on multi -tenant buildings.
❖ Awning colors may be varied and should be compatible with the colors of the building and
of adjacent buildings.
❖ Signs may be provided on an awning, consistent with the zoning ordinance.
❖ Translucent, internally illuminated awnings are not encouraged.
❖ The following building code standards are included for reference:
Minimum height above grade: 8 feet; 14 feet at alleys, parking lots or other areas with
vehicular traffic
Maximum horizontal projection (from face of building): 7 feet, or 66% of the distance
between the building and curb, whichever is less
Minimum distance to curb: 2 feet between the awning and curb
Materials and Colors
❖ Use articulation, texturing and detailing on all concrete exposed to exterior view.
Exterior materials should minimize reflectivity.
❖ Use color to provide appropriate accents on a building.
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