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HomeMy WebLinkAboutDRB 2018-10-16 #4*1AJ10,CITY OFMeeting Date: October 16, 2018 Case Numbers. Project Planner: Steve Stafford - (415) 458-5048, Community Development Department- Planning Division Sean Kennings - (415) 533-2111 Agenda Item: `--f REPORT TO DESIGN REVIEW BOARD SUBJECT: 949 Del Presidio Blvd — Conceptual Design Review of proposed upgrades to an existing motor vehicle service station on a 24,438 sq. ft. parcel located at the northwest corner of Del Presidio Blvd and Manuel Freitas Parkway. The project includes demolition of existing kiosk building, fuel canopy, fuel dispensers, underground fuel tanks, restroom/utility building, storage shed, air and water station. Construction of a new Convenience Store, Fuel Canopy with four (4) multi -product fuel dispensers, three (3) underground fuel tanks, trash enclosure, self -serve air and water station. Regrade and repave project site and updated landscaping as needed. Includes request for 24-hour operation with beer and wine sales. APRT: 175-322-02; General Commercial (GC) District Zone; Gary Semling for Stantec Architecture, Applicant; Darin O'Kelley for Chevron Products Co, Owner; Terra Linda Neighborhood. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: GC GC Service Station wr/Convenience Store North: O O Office South: GC GC Fuel Station w/ Convenience Store East: GC C/O Fuel Station w/ Convenience Store West: O O Office Height Landscaping (Min.) Allowed: 36' Required: 15% (15% sf of 25,848 sf site) Proposed: 20' 3" convenience store, 20' canopy Proposed: 18% (4,693 sf of 25,848 sf) Parking Floor Area Ratio (Max.) Required: 12 (1 space per 250 sq. ft. of gross Allowed: 0.3 FAR (7,754 sf) retail) Proposed: 0.12 FAR (3,195 sf) Proposed: 15 (10 regular, 3 compact, 2 ADA, 1 clean air/carpool) SUMMARY The project is being referred to the Design Review Board (Board) for concept review to demolish and rebuild existing motor vehicle fuel station and convenience store. The project proposes to demolish, in its entirety, the existing kiosk building, fuel canopy, five (5) fuel dispensers, four (4) underground fuel tanks, restroom/utility building, storage shed, air and water station. The project also proposes construction of new Convenience Store, Fuel Canopy with four (4) multi -product dispensers, three (3) underground fuel tanks, trash enclosure, self -serve air and water station. Regrade and repave project site and refurbish landscaping as needed. The project also proposes a 24-hour operation with beer and wine sales. The project will require the following approvals by the Planning Commission with the recommendation of the Board: • An Environmental and Design Review Permit for the demolition and construction of new service station and convenience store; • A Conditional Use Permit to allow the new convenience store use; • A new Sign Program for the new service station signage; and • A Certificate of Public Necessity or Convenience, if an off -sale liquor license is pursued and the State Alcohol and Beverage Control (ABC) agency determines the area around the site has an undue concentration of off -sale liquor licenses. The applicant has submitted for conceptual design review to allow the Board to provide preliminary design comments on the proposed project. Planning staff requests that the Board provide recommendations on the project's compliance with all pertinent design criteria. These comments will guide the formal project application submittal on building and site design. Overall, staff finds that the concept design submittal, generally, appears to meet many of the applicable General Plan policies, development standards for the GC District, review criteria for Environmental and Design Review Permits, and nonresidential design guidelines. Staff requests that the Board provide recommendation on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: Architecture • Whether the proposed convenience store design and style is consistent with the surrounding structures and has provided a true "360° design". Lighting • Whether the proposed parking lot light standards are appropriate for the surrounding area. • Whether LED lighting is appropriate for the fuel canopy Landscaping ® Whether the landscaping plan is consistent with the surrounding uses and whether the type and number of trees and plants is appropriate for the site. Colors and Materials • Whether the proposed new "Chevron Branded Extra Mile% design, colors and materials are appropriate for the site and surrounding area. • Whether the quality of colors and materials proposed for the new trash enclosure should match the new mini -mart building. BACKGROUND Site Description & Setting: The subject site is located in the Terra Linda neighborhood of San Rafael. Specifically, it is located at the northwest corner of Del Presidio Blvd and Manuel Freitas Parkway. The subject property is generally flat (<3% average cross -slope), trending slightly east to west from the front to the rear of the property. It is a generally square-shaped parcel, 25,438 sq. ft. in area. The site is developed with an existing Chevron service station facility which includes two primary structures: 1) a small, 864 sq. ft., "Island Marketer" kiosk building; and 2) a freestanding fuel pump canopy with five (5) fueling stations. In addition, the project site includes a 120 sq. ft. remote bathroom building in the northwest corner of the site, and a 64 sq. ft. utility shed. The station also includes four (4) underground fuel storage tanks. PROJECT DESCRIPTION Use: The project proposes to demolish all structures on the site, including the existing kiosk building, fuel canopy, five (5) fuel dispensers, four (4) underground fuel tanks, restroom/utility building, storage shed, air and water station. The project also proposes construction of new Convenience Store, Fuel Canopy with four (4) multi -product dispensers, three (3) underground fuel tanks, trash enclosure, self -serve air and water station. Regrade and repave project site and refurbish landscaping as needed. The project also proposes a 24-hour operation with beer and wine sales. Site Plan: The project proposes demolition of all existing structures on the subject property including the fuel island canopy, the "Island Marketer" kiosk building (864 sq. ft.), remote restroom building (120 sq. ft.), storage shed (64 sq. ft.) utility shed (80 sq. ft.), all five (5) fuel dispensers, and all four (4) underground fuel storage tanks. The fuel station remodel includes construction of a new 2,946 sq. ft "Extra Mile" Convenience Store, new 28'x 98' fuel canopy with four (4) multi -product dispensers (including diesel) and includes a new trash enclosure adjacent to the convenience store. All structures will be designed consistent will Chevron's design standards. The "Chevron Extra Mile" convenience store is proposed to include multiple menu offerings including snacks, coffee, self-service drinks, and hot food offerings. Chevron will staff the convenience store with three (3) shifts and three (3) staff members per shift. The existing corner monument sign will remain in place. Exterior elevations are proposed to reflect the new Chevron branded standards and to be in harmony with the site and surrounding businesses. Floor Plan: The project proposes a new Convenience Store, approximately 80'x37' in size with a proposed useable floor area of 2,946 sq. ft. The layout includes a cashier area in the northeast corner with a food/drink service stand, an office and utility area in the northwest corner, an approximately 366 sq. ft. walk-in cooler along the west wall, and ADA accessible men's and women's restrooms in the southeast corner. Merchandising area will be oriented through the central area of the store. (see Sheet 2). Architecture: The project proposes a standard "Chevron Extra Mile" branded design for the new convenience store building and fuel canopy facades. The proposed design would create a 20' -tall, generally rectangular building footprint with muted earth -tone painted stucco. The front fagade of the building would be mostly windows, with the remaining sides characterized as scored stucco. The project proposes a new "Starting Gate" style fuel island with four double sided multi -product (gas and diesel) dispensers. The new 28'x 98' fuel canopy is the standard Chevron branded style canopy. The fuel canopy would be approximately the same height as the convenience store. A Color Board page is attached to each plan set. Staff has encouraged the applicant to also provide a Material and Color Board at the Board's meeting. Parking: The project proposes to provide nine (9) standard parking spaces, (3) compact spaces, (1) standard ADA Van Accessible parking space, (1) standard clean air/carpool space, and one (1) standard stall for the Air & Water Station for a total of (15) parking spaces plus (8) fueling positions. The plan also includes four (4) bicycle parking spaces. The applicant has provided a fueling truck diagram on Sheet 1.1. Trucks would enter from the north off Del Presidio and exit the site to the south onto Del Presidio. Landscaping: The project proposes to enlarge the size of existing landscape planted on the site, from 3,288 sq. ft. (12.7%) to 4,639 sq. ft. (18%) of combined landscape area. Small landscaped berms would be added to the Manuel Freitas Parkway frontage. The project proposes a combination of new trees, shrubs with a low -growth habit and groundcovers in these expanded landscape planters. All plantings are intended to be consistent with Wildland Urban Interface (WUI) and water -efficient requirements and standards. The specific type and location of landscaping is included on Sheet 5. This expansion of landscape planters on the site would result in enhancement of landscaping along the Manuel Freitas Parkway and Del Presidio Boulevard frontages. Landscaped areas have not been indicated as bio -retention basins to meet SWPPP (Storm Water Pollution Prevention Plan) requirements. Lighting: The project proposes new lighting fixtures in the renovated parking area including seven (7) new, 23' - tall, light standards located at the driveways, parking areas and in front of new convenience store. Currently, the project site has smaller light standards (approximately 12' to 15' high). The project also proposes LED lighting along the new canopy above the fueling stations. It is not clear from the plans if lighting would be provided at entrances to the building, and no `cut sheet' details are provided for new lighting. Grading/Drainage: The project plans do not include a concept grading or drainage plan. Although the general site plan configuration is not different than existing, the project will require significant site disturbance to remove existing pump stations and underground storage tanks. The proposed site plan appears to remove three storm sewer drains and underground lines. No replacement drains appear to be proposed on the new site plan. Signage: The project proposes new signage for the site. Specifically, three (2) new, internally -illuminated, signs are proposed; one (1) 26.25 square -foot wall sign ("Extra Mile"), located above the building entrance on the "covered entrance", and one (1) 22 square -foot canopy logomark/ Chevron branded sign (overall dimensions are 24"' height by 10'6" width), and one (1) smaller 25" tall canopy fascia logo signage. A 12' -tall monument/pole sign will remain in its current location, within the landscape planter at the corner of Manuel Freitas Pkwy and Del Presidio Blvd. The project includes 13"x15" Chevron branded logos above the fuel pumps, and other directional signage. See Sheet 6 for signage details. ANALYSIS General Plan 2020 Consistency: The General Plan land use designation for the site is General Commercial (GC). Primary uses allowed in the GC designation include general retail and service uses, restaurants, automobile sales and service uses and hotel/motel uses. Office uses are allowed as secondary uses. As such, the existing and proposed continued service station facility use is consistent with Land Use Policy LU -23 (Land Use Map and Categories) in the San Rafael General Plan 2020. As identified in the Property Facts section of staff's report above, the project would also be in accordance with Land Use Policy LU -12 (Building Height) and the maximum 36' building height, based on the City's current measurement for building height (Building height is measured from finished grade pursuant to the Uniform Building Code 1997 method). The project also is in accordance with the allowable FAR (Floor Area Ratio) for the site. Staff requests the Board's guidance in evaluating the project for consistency with the following design -related General Plan Policies: 4 • Community Design Policy CD -1 d (City Image; Landscape Improvements) recognizes that landscaping is a critical design component to. Encourage maximum use of available landscape area to create visual interest and foster sense of the natural environment in new and existing developments. Encourage the use of a variety of site appropriate plant materials. • CD -3 (Neighborhoods) seeks to recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. New development should respect the context and scale of existing neighborhoods. • CD -5 (Views) seeks to respect and enhance to the greatest extent possible, views of the Bay and its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt. Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly accessible pathways. • CD -8 (Gateways) seeks to provide and maintain distinctive gateways to identify entryways. • CD -10 (Nonresidential Design Guidelines) recognizes preserves and enhances the design elements that contribute to the economic vitality of commercial areas. Develop design guidelines to ensure that new nonresidential and mixed-use development fits within and improves the immediate neighborhood and the community as a whole. • CD -18 (Landscaping) recognizes landscaping as a significant component of all site design. • CD -19 (Lighting) requires project lighting at adequate levels for safety purposes while controlling light spillover and off-site glare. • CD -21 (Parking Lot Landscaping) requires parking lot landscaping to control heat build-up from pavement, reduce air pollution, provide shade cover for vehicles and soften the appearance of the parking lot. Planning staff believes the level of details provided in the concept design submittal generally meets the applicable design -related General Plan Policies. The project proposes to upgrade the existing commercial site with a contemporary building and canopy design and an increase the site landscape character. Construction of the new convenience store would be compatible with other adjacent fuel/service stations and would not create view impacts or block views to surrounding hillsides. The level of details provided in the concept design submittal limits Planning staff's ability to determine whether the application meets applicable design -related General Plan Policies regarding site lighting, specifically Community Design Policies CD -19 (Lighting) and CD -21 (Parking Lot Lighting); Planning staff finds the project proposes improvements to the site, building and canopy to require that the formal project application submittal provide site lighting plans with photometric study calculations and details, particularly the proposed lighting levels underneath the fuel canopy. Zoning Ordinance Consistency: Chapter 5 — Commercial and Office Districts The site is located within the General Commercial (GC) zoning district. The proposed project will require consistency with the property development standards for the GC District, including a maximum 36' building height and 15% minimum landscape requirement. Those property development standards applicable to the project are identified in the Property Facts summary matrix located on the front of this report. As conceptually designed, the proposed project complies with the maximum building height and the minimum landscape requirement. 5 Chapter 16 — Site and Use Regulations Accessory Structures Section 14.16.020 (Accessory Structures) of the Zoning Ordinance allows accessory structures in non- residential zoning districts if they do not alter the character of the site and it they conform to all applicable standards and regulations including, but not limited to, floor area ratio (FAR), parking and design review criteria requirements. The site is currently developed with one (1) accessory structure: a 3,465 sq. ft. (45'x 77') fuel pump canopy which is exempt from FAR calculations and has no parking requirements associated with it. Floor Area Ratio (FAR) Under both the City's General Plan (Land Use Policy LU -9; Intensity of Nonresidential Development) and Section 14.16.150 (A) of the Zoning Ordinance (Floor Area Ratios and Densities Applicable to Nonresidential and Mixed -Use Development), the maximum allowable intensity of nonresidential development on the project site is 0.3 FAR (Floor Area Ratio), or 7,745 sq. ft. (based on the 25,848 sq. ft. lot). The current development on the site is 0.06 FAR for the 1,666 sq. ft. building (the fuel canopy is not counted as FAR) which would increase to 0.12 FAR, or 3,195 sq. ft., with the addition of the new convenience store and trash enclosure. Chapter 18 — Parking Standards Parking Requirements Pursuant to Section 14.18.040 (Parking Requirements) of the Zoning Ordinance, the project is required to provide a total of 15 on-site parking spaces, based on the following proposed uses: ® 3 parking spaces for the service station use; plus ® 1 parking space per 250 sq. ft of new convenience store The project proposes 15 on-site parking spaces: 10 standard spaces (9' x 20'), including five (5) in front of the convenience store, two (2) located south of the store, one (1) on the south property line and two (2) parking spaces located adjacent to the expanded landscape planter located at the northern edge adjacent to Manuel Freitas frontage. Three (3) compact spaces (8' x 20') are located at the convenience store, and one (1) new ADA accessible parking space located near the entrance of the convenience store. One (1) standard space is reserved for air/water located just south of the trash enclosure, and one (1) other standard spaces is reserved for carpool use. The project also includes four (4) bicycle parking racks just north of the convenience store. Staff finds the proposed on-site parking complies with the parking requirement for the project, though the City Engineer has not provided comments on the proposed location of these proposed parking spaces. Chapter 19 — Sians Sign Programs In 2004, the City adopted a comprehensive update to the Sign Ordinance which emphasized the use of Sign Programs specifically to meet the unique sign demands of service stations. The project proposes new signage for the site. Specifically, three (3) new, internally -illuminated, signs are proposed; one (1) 26.25 square -foot wall sign ("Extra Mile"), located above the building entrance on the "covered entrance", one (1) 22 square -foot canopy logomark/ Chevron branded sign (overall dimensions are 24"' height by 10'6" width), and one (1) smaller 25" tall canopy fascia logo signage. A 12' -tall monument/pole sign will remain in its current location, within the landscape planter at the corner of Manuel Freitas Pkwy and Del Presidio Blvd. The project includes 13"x15" Chevron branded logos above the fuel pumps, and other directional signage. Staff finds the proposed new site signage is similar with other service station uses in the immediate area and throughout the City, which maintain the primary signage (excluding ancillary signage on the fuel pumps) to a maximum of 100 sq. ft. or less of total combined sign area. The concept project additionally appears to propose illuminating (LED or Light -Emitted Diode) the `Chevron Blue' color portions of the fuel canopy fascia. Under Pursuant to Section 14.19.052 (E) (Computation or Determination of Permitted Sign Area) of the Zoning Ordinance, all portions of signage which are illuminated by lighting shall constitute sign area. By including these illuminated portions of the fuel canopy fascia, the proposed signage for the project increases to an additional 374.3 sq. ft. if limited to two sides of the canopy and 748.7 if installed on all four sides. Staff finds this amount of signage for the site excessive and would not relate to the approved signage for the other three (3) service stations also located on Del Presidio Blvd. Traditionally, the Board has never recommended approval of illumination of fuel canopy fascia structures due, in part, to the creation of excessive signage. Staff requests the Board's comments on the following: • Whether the proposed illumination of the fuel canopy fascia, and the resulting increase in signage, is appropriate. Chapter 22 — Use Permits Service stations with a convenience store or mini -market require a Conditional Use Permit for approval in a GC district. Although the existing use of the property include a smaller kiosk style mini -mart, the proposed project is considered a substantial remodel and would be subject to Use Permit findings for the convenience store. The subject property is surrounding by other fuel service stations with convenience stores, and the proposed use would be compatible with those properties. Chapter 25 — Environmental and Design Review Permit The project will require Environmental and Design Review Permit approval by the Planning Commission. The pertinent review criteria for Environmental and Design Review Permits, pursuant to Section 14.25.050 (Review Criteria; Environmental and Design Review Permits), are as follows: Site Design. Proposed structures and site development should relate to the existing development in the vicinity. The development should have good vehicular and pedestrian circulation and access. Safe and convenient parking areas should be designed to provide easy access to building entrances. The traffic capacity of adjoining streets must be considered. Major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills should be preserved and enhanced from public streets and public vantage points. In addition, respect views of St. Raphael's Church up "A" Street. Architecture. The project architecture should be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale and building design. The design should be sensitive to and compatible with historic and architecturally significant buildings in the vicinity. Design elements and approaches which are encouraged include: a) creation of interest in the building elevation; b) pedestrian -oriented design in appropriate locations; c) energy-efficient design; d) provision of a sense of entry; e) variation in building placement and height, and f) equal attention to design given to all facades in sensitive location. • Materials and colors. Exterior finishes should be consistent with the context of the surrounding area. Color selection shall coordinate with the predominant colors and values of the surrounding landscape and architecture. High-quality building materials are required. Natural materials and colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should be colored, textured, sculptured, and/or patterned to serve design as well as a structural function. • Walls, Fences and Screening. Walls, fences and screening shall be used to screen parking and loading areas, refuse collection areas and mechanical equipment from view. Screening of mechanical equipment shall be designed as an integrated architectural component of the building and the landscape. Utility meters and transformers shall be incorporated into the overall project design. • Exterior Lighting. Exterior lighting should provide safety for building occupants, but not create glare or hazard on adjoining streets or be annoying to adjacent properties or residential areas. Landscape Design. Landscaping shall be designed as an integral enhancement of the site and existing tree shall be preserved as much as possible. Water -conserving landscape design shall be required. A landscaped berm around the perimeter of parking areas is encouraged. Smaller scale, seasonal color street trees should be proposed along pedestrian -oriented streets while high - canopy, traffic -tolerant trees should be proposed for primary vehicular circulation streets. The review criteria for Environmental and Design Review Permits require that the proposed design (architecture, form, scale, materials and color, etc.) of all new development `relate' to the predominant design or `character -defining' design elements existing in the vicinity. Site Design The project proposes, redevelop the entire site including construction of new convenience store building and fuel canopy on the site with a more contemporary design and a mixture of textures and treatments, while increasing the landscape character of the site. This is a welcome change to the site and consistent with other adjacent uses. Parking and vehicular circulation on the site meets the minimum dimension requirements. Staff generally supports the proposed site design. Architecture Staff also generally supports the proposed new current architecture for the building and canopy on the site. The varied exterior treatments proposed by the project create texture and interest in the built environment. These exterior treatments help create a separate sense of entry to new store and efficient vehicle circulation in the vehicle service area. The project generally provides `3600 design' by incorporating these new exterior treatments to all building and canopy facades. Staff requests the Board's comments on the following: Whether the proposed new convenience store design has provided a true "3600 design". Colors and Materials The project proposes varied contemporary- or industrial -design textures in earth -tone shades of tan, brown and subdued colors on the building. The fuel canopy is representative of Chevron standard branding for fueling stations. A Color Board page and illustrative images are attached to each plan set. Staff has encouraged the applicant to also provide a Material and Color Board at the Board's meeting. Staff requests the Board's comments on the following: ® Whether the proposed new design, colors and materials are appropriate for the site and the surrounding service station facility uses. Walls, Fences and Screening The new trash enclosure would be counted in the FAR calculations for the site, though it would have no parking requirement associated with it. The project proposes to match the color of the new trash N enclosure with that of the new mini -mart and fuel canopy; however, not the same quality of materials. While the exterior of the new mini -mart building is proposed to be finished stucco, the exterior of the new trash enclosure is proposed to be painted CMU (concrete masonry unit) block. Staff finds the quality of colors and materials proposed for all new structures on the site should be similar; the quality of the new rash enclosure should match that of the new mini -mart building.. Staff requests the Board's comments on the following: • Whether the quality of colors and materials proposed for the new trash enclosure should match the new mini -mart building. Exterior Lighting The project proposes new 23' -tall lighting fixtures at all entrances to the site, though no 'cut sheet' details are provided for these new light fixtures. The project proposes LED canopy fascia lighting and under canopy lighting above the fueling stations. Staff finds that the scope of the proposed project is significant enough to require evaluation of the site lighting, including the under canopy lighting, When the project is submitted for formal review, staff will require Lighting Plans with photometric study calculations and details for the entire site for compliance with the City's lighting standards, pursuant to Section 14.16.227 of the Zoning Ordinance (i.e., acceptable lighting levels of one (1) foot-candle overlap at entrances and doorways, one-half (%) foot-candle overlap in parking areas, and less than one (1) foot-candle at all property lines.). Additionally, the Board has historically recommended lighting levels of 20-30 foot-candles under fuel canopies during prior reviews of similar service station upgrade projects. Staff requests the Board's comments on the following: • Whether the proposed parking lot light standards are appropriate for the surrounding area Landscape Design The proposed project complies with most of the development standards for the GC District (i.e., maximum building height and maximum allowable FAR). The project proposes to increase the landscape character on the site to 18%. The project proposes modifications to increase the size of the existing landscape planters on the site although no information has been provided for stormwater, drainage or bio -retention basins within the landscape planters. As commented earlier in staff's report, Staff finds that the landscape character along Manuel Freitas Pkwy would be further improved by incorporating upgrades to the existing landscape planters. Staff finds that the landscape plan is net improvement over existing conditions. San Rafael Design Guidelines: Planning staff requests the Board's guidance in evaluating the project for consistency with the following applicable Nonresidential Design Guidelines: Parkinq 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. • 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. • 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. • 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. 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. • Adequate facilities should be provided for bicycle parking, consistent with zoning requirements. Building Form • 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 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 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 Planning staff has no additional comments concerning the conceptual site and building design beyond those listed elsewhere in this report. 10 NEIGHBORHOOD CORRESPONDENCE Notice of this meeting for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Meeting was mailed to all property owners and occupants within a 300 -foot radius of the project site, a minimum of 15 calendar days prior to the date of this hearing. Additionally, notice was posted on the project site, at the corner of Manuel Freitas Pkwy and Del Presidio Blvd. Planning staff has received no comments on the project as a result of this noticing. CONCLUSION Overall, staff finds the project would provide a well needed upgrade to the site and enhancement to the surrounding uses. The concept design submittal, generally, appears to meet many of the applicable General Plan policies, development standards for the GC District, review criteria for Environmental and Design Review Permits, and nonresidential design guidelines; however, Staff will require more information regarding lighting for the formal application. Staff requests the Board provide direction on the points specified in the Analysis section of this report and any other additional plans, details and materials that the Board would like to see when the proposed project returns for formal review. Following the Board's comments, the applicant will submit their formal project application. EXHIBITS Vicinity Map Full-sized and reduced (11 " x 17') plans and color elevation renderings have been provided to Board members only. cc: Gary Semling / Carlos Jahen — Stantec Architecture, Inc. 11 M c Q CLE °o N U '\\ U c aIca N N N U v }J fa a_ 3 on U v cr Dir,f � zm c +� U ° m u _. U =v o (D \ I tld m L06099 rQa o o >. '�- "� m c a, b U +' A y co U N I / ) LL cq OO ,per O On U OL J V r r #e '1 ' U an U Ii_d h LO A I cn mo o -t ai 3 -o n �' f �.� + N m t 01 L f r.� LL Cl) a 4Z) t Cl. a 091 CL �} }{J � /x t `'t. 1 1 ,�f� ,i• ,may '�. 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