HomeMy WebLinkAboutDRB 2016-01-20 #2CITY OF
Community Development Department — Planning Division
Meeting Date: January 20 2016
Case Numbers: CDR15-003
Project Planner: Steve Stafford — (415) 458-5048
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 990 Francisco Blvd: E. ("Royal Coach Carrwash") — Environmental and Design Review
Permit and Sign Program Amendment requests to allow demolition of an existing automated
car wash facility and construct a smaller, 2,030 sq. ft., automated car wash facility and
associated signage and landscaping improvements on a 22,000 sq. ft. site; APRT: 008-103-01;
General Commercial (GC) District Zone; Bill Poland for BlueWave Express Development 11,
LLC, Applicant; Wilma C. Thomas, Owner; Canal Neighborhood.
PROPERTY FACTS
Location General Plan Designation Zoning Designation Existing Land -Use
Project Site: GC GC Automated Carwash Facility
North: GC GC Gas Station; Motor Vehicle
Repair; Commercial Retail
South: NA NA Bellam Blvd. Off -Ramp;
Westbound 1-580
East: NA NA Francisco Blvd. E.
West: NA NA Bellam Blvd.
Height Landscaping
Required: 36' Required: 15% (3,300 sq. ft.)
Proposed: 16' 8" (top of parapet) Proposed: 19% (4,200 sq. ft.)
Parking FAR (Floor Area Ratio)
Required: 1 space per vacuum stall Allowed: 0.21 (4,620 sq. ft.)
Proposed: 14 (14 vacuum stalls) Proposed: 0.10 (2,190 sq. ft.)
SUMMARY
The project is being referred to the Design Review Board (Board) for review to allow the replacement `in
kind' of an existing automated car wash facility and site landscape improvements. The project proposes
to reduce the size of the existing car wash building by half, to 2,030 sq. ft., install a new self-service
vacuum stalls canopy, and increase the on-site landscaping to exceed minimum standards. The project
requires an Environmental and Design Review Permit (new commercial building) and a Sign Program
Amendment (new sign design, sizes and locations). The Planning Commission will act on the proposed
project with the recommendations of the Board.
At its July 21, 2015 meeting, the Board provided conceptual design review recommendations on the
proposed project. At that time, the project proposed to replace the existing car wash building in the
same location on the site, along the rear property line shared with the westbound 1-580 off ramp. At
concept review, the Board expressed unanimous support for a new, water -efficient, automated car
wash facility and landscape enhancements. The Board, in general, recommended reducing the height
of the sign `tower', redesigning the signs to improve proportionality on the tower element and readability
and increasing the landscaping along the entire perimeter of the site. Revisions to the site design since
conceptual review relocate the proposed new car wash building from the rear to the front of the site,
along the Francisco Blvd. E. frontage, and increase the number of proposed parking spaces/self-
service vacuum stalls along the rear property line shared with the westbound 1-580 off ramp. This
proposed relocation of the new car wash building is, partially, in response to the Board's previous
recommendation to increase landscaping along the entire perimeter of the site.
The 7/21/15 Board meeting can be reviewed online at: http://www.citvofsanrafael.orq/meetings/. A more
detailed discussion of the Board's concept review on the project is below in staff's report.
Planning staff has concluded that the level of details provided in the formal application design submittal
meet the applicable design -related General Plan policies and Zoning Ordinance regulations and
standards. Staff further concludes that the formal application submittal generally meets the Board's
recommendations provided during conceptual design review. Staff requests that the Board provide its
recommendations on the project's compliance with all pertinent design criteria, including the discussion
contained in this report, and specifically consider the following:
Site Lighting
® Whether the proposed site lighting meets the intent of the City standard for reducing lighting levels
at all property lines.
Parking Canopy Trees
® Whether the proposed landscape design, particularly the location of the parking lot trees along the
perimeter of the site, is appropriate given the parking spaces are `covered' by a fabric awning
canopy structure.
Sign Program Amendment
® Whether the modifications to the existing Sign Program are appropriate for the site and project and
in context with existing freestanding signage in the immediate vicinity of the site.
Conceptual Review Comments
® Whether the formal design submittal adequately responds to the Board's conceptual review
comments; i.e., that 1) the height of the sign tower should be reduced; 2) redesign the signs to
improve proportionality on the tower element and readability; and 3) increase the landscaping
along the entire perimeter of the site).
BACKGROUND
Site Description & Betting:
The subject site is an isolated or `island' parcel, surrounded by public right-of-ways; the Bellam Blvd.
off -ramp from westbound 1-580 is located immediately to the south and west; Bellam Blvd. is located
immediately to the west and north, and Francisco Blvd. E. is located along the frontage, immediately to
the east. It is a long (368' avg.) and narrow (51' avg.) `flat' parcel (no cross -slope or grade change),
approximately 22,000 sq. ft. in size.
The site is currently developed with a single -story, 4,000 sq. ft. (approx.), automated, car wash with
customer service waiting, restrooms, mechanical, equipment and storage, office and cashier areas. A
1,600 sq. ft. (approx.) detailing canopy is attached to the south portion of the building. A smaller, 600
sq. ft. (approx.) freestanding canopy is located immediately north of the building providing vacuum
service prior to entering the automated car wash. The site has six (6) dedicated on-site parking spaces,
located at the south end of the site. All carwash operations have ceased though the structures remain
on the site.
History:
On May 12, 1964, the Planning Commission conditionally approved a Use Permit (No. 6446) and
Architectural Approval to allow construction of the existing development on the site and the
operation of an automated car wash.
On April 27, 1976, the Planning Commission approved a Sign Program (SR76-028) to allow
installation of the existing three (3) signs on the site totaling 100 sq. ft. of combined sign area (two
freestanding signs with one a changeable copy sign, each 32 sq. ft. of sign area, and one 36 sq. ft.
wall sign).
PROJECT DESCRIPTION
Use:
The project proposes to replace the existing automated car wash facility on the site with a smaller,
more water -efficient, automated carwash facility, install a 14 -stall self-service vacuum canopy with
fabric awning and landscape enhancements.
Site Plan:
The project proposes to demolish and replace the existing 4,000 sq. ft., single -story automated car
wash building with a smaller, 2,030 sq. ft. single -story automated car wash building. All existing
ancillary structures are also proposed to be demolished and new ancillary structures are proposed to
be constructed, including a 14 -stall (3,700 sq. ft.), self-service vacuum canopy, a 198 sq. ft. self-service
pay station canopy, a 85 sq. ft. trash enclosure and a 75 sq. ft. vacuum pump enclosure.
The primary site entry/exit would continue to be located immediately across from Castro Avenue. The
existing on-site vehicular circulation pattern is proposed to remain the same though the location of the
carwash building is proposed to shift approximately 35' east, from the rear of the site to the front, closer
to the Francisco Blvd. E. frontage. Vehicles are proposed to enter the automated carwash at the south
building elevation and exit at the north building elevation along the Francisco Blvd. E. frontage, then
wrap around to the rear of the building to access the self-service vacuum stalls before exiting the site. A
new self-service pay station canopy is also proposed to be located along the Francisco Blvd. E.
frontage, south of the carwash building. The new self-service vacuum canopy is proposed to be located
along the rear western property line, behind the carwash building, and the two small enclosures are
proposed to be located south of the vacuum canopy. An existing, 12' -wide, `exit lane' is proposed to be
relocated approximately 60' south of its current location, between the carwash building and the self-
service pay station canopy.
Architecture:
The project proposes a rectangular -shaped, contemporary design for the new automated car wash
building, characterized by multiple exterior fagade textures in a tan -brown color palette, with a small
`wrap-around' metal awning projection over the cashier entrance. Proposed exterior materials would
include stacked ledge stone wrapped around the ends of the building with a mixture of brick veneer and
stucco for the remainder of the building, in a unique `wave-like' pattern. The vehicular exit from the
automated car wash, and the most dominant architectural feature of the project, is proposed to be
defined by 1" x 6" horizontal aluminum slat `sign tower', with 2.5" spacing between boards and dark
brown in color. A curvilinear metal roof, in both dark and medium shades of blue, is proposed to
`cascade' over vehicles exiting the automated car wash. A parapet cap and the metal awning projection
are proposed also to be dark blue in color. The height of the new, single -story, carwash building is
proposed to be a maximum height of 16' 8" above finished grade to the top of the parapet and 27.5' to
the top of the proposed sign tower element.
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The design of both the self-service vacuum and pay station canopies are proposed to be similar tubular
curvilinear metal material, dark blue in color, with fabric awnings, medium blue in color. The height of
the new accessory canopies is proposed to be approximately 8.5 — 10' above finish grade
The design of both the trash and vacuum pump enclosures are proposed to incorporate the same
stacked ledge stone exterior fagade texture, in a tan -brown color palette, as proposed on the new
carwash building. The heights of the new accessory enclosures are proposed to be 6' above finish
grade for the trash enclosure and 8' for the vacuum pump enclosure.
The applicant will provide a Materials and Color Board, with samples of the proposed exterior colors
and treatments, during the meeting.
Landscaping:
The project proposes to substantially increase the landscape character on the site, by enhancing
existing landscape planter areas and by creating new additional landscape planter areas, particularly
along the Francisco Blvd. E. frontage. Four (4) existing conifer and three (3) palm trees, located along
north property line closest to the intersection of Bellam Blvd. and Francisco Blvd. E., are proposed to be
preserved. The project proposes to plant eight (8) new Brisbane Box trees (Lophostemon confertus),
24" -box size, and 11 new Queen Palm trees (Syagrus romanzoffiana) 10' -exposed trunk height. New
understory shrubs in existing and new planting areas include Sherwood Abelia (Abelia grandiflora
`Sherwood), Mediterranean Fan Palm (Chamaerops humilis), Hopseed Bush (Dodonaea viscosa),
Rainbow Warrior Flax (Phormium `Rainbow Warrior), Yellow Wave Flax (Phormium `Yellow Wave'),
and Xylosma (Xylosma congestum), all in 5 -gallon container size with the exception of the
Mediterranean Fan Palms which are proposed to be a 24" -box size. New understory groundcover and
vines in existing and new planting area include Emerald Carpet Manzanita (Arctostaphylos `Emerald
Carpet), Sunset Gold Coleonema (Coleonema pulchellum `Sunset Gold) and Lowfast cotoneaster
(Cottoneaster lowfast), all in 1 -gallon container size with the exception of the Sunset Gold Coleonema
which are proposed to be a 5 -gallon container size.
The project proposes a 570 sq. ft. storm water treatment/bioretention area, located behind the carwash
building and extensive landscaping in the public right-of-way (ROW) along the Francisco Blvd. E.
frontage. The project also continues to independently seek the appropriate approvals from Caltrans to
landscape their parcel, located between the north property line of the site and Bellam Blvd., with the
same planting palette as proposed for the site.
Signage:
The project proposes two (2) new signs to be located exclusively on the proposed sign tower feature;
one, 48.9 sq. ft. `wall' sign, located along the north elevation facing the intersection of Bellam Blvd. and
Francisco Blvd. E., and a second, 48.9 sq. ft. `wall' sign, located along west elevation facing the
westbound 1-580 off ramp and the westbound 1-580 freeway. Both signs are proposed to be internally -
illuminated LED, individual channelletters with `white' faces and dark blue returns to match the dark
blue color trim on the parapet cap and `wave' or curvilinear metal roof feature.
ANALYSIS
General Plan 2020 Consistency:
The General Plan land use designation for the project site is General Commercial (GC). The GC
designation allows general retail and service uses, including motor vehicle sales and service uses such
as the existing and proposed automated car wash facility, consistent with Land Use Policy LU -23 (Land
Use Map and Categories). Also, the proposed replacement automated car wash facility will 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). Staff requests the Board's guidance in evaluating
the project for consistency with the following design -related General Plan Policies:
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® Community Design Policy CD -2 (Neighborhood Identity) seeks to recognize and promote the
unique character and integrity of the City's residential neighborhoods and the Downtown and
strengthen the "hometown" image of San Rafael by improving the appearance and function of
commercial areas.
o 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 -10 (Nonresidential Design Guidelines) recognizes preserves and enhances the design
elements that contribute to the economic vitality of commercial areas. New nonresidential and
mixed-use development should fit with and improve the immediate neighborhood and the
community as a whole.
® CD -18 (Landscaping) recognizes landscaping as a significant component of all site design.
® CD -20 (Commercial Signage) seeks to allow adequate visual sign identification necessary for
successful commercial uses, while also taking into consideration the visual impact along any
roadway.
® Sustainability Policy SU -6 (New and Existing Trees) strives to plant new trees and retain existing
trees to maximize energy conservation and carbon sequestration benefits.
® Conservation Policy CON -22 (Resource Efficiency in Site Development) encourages site planning
and development practices that reduce energy demand, support transportation alternatives and
incorporate resource- and energy-efficient infrastructure.
Planning staff believes the level of details provided in the project submittal meets the applicable design -
related General Plan Policies. The project proposes to redevelop an existing commercial site `in kind'
with a contemporary building design and greatly expanded the landscape character on the site while
exceeding current water conservation requirements. Staff believes the project design has responded
well to the recommendations provided by the Board during conceptual design review (see discussion
below) to reduce the sign tower height and improve the sign design while increasing the site
landscaping.
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 designed, the proposed project complies with all applicable property development standards
for the GC District, including maximum building height and minimum landscaping requirement.
The existing automated cash wash facility on the site was originally approved by the Planning
Commission in 1964 (Use Permit #6446). Though the operation was shuttered just prior to the holidays
(December 2015), the project proposes to continue the legally permitted automated cash wash facility
use.
Chapter 16 — Site and Use Reaulations
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 project proposes four (4) accessory structures: two canopies
and two enclosures. The proposed canopies are exempt from FAR calculations, meet the City's parking
standards and are contemporary designed to complement the contemporary design of the new
automated car wash building. The proposed trash and mechanical equipment enclosures are counted
in the FAR calculations for the site, have no parking requirement associated with them and complement
the exterior colors and materials (stacked ledge stone in tan color palette) of the new car wash building
and canopies. Staff believes the proposed accessory structures meet all applicable development
standards and design criteria.
Drive -Through Facilities
Section 14.16.110 (Drive -Through Facilities) of the Zoning Ordinance requires drive-through facilities,
where occupants remain in their motor vehicles while queuing in stacking lanes awaiting to purchase
their goods or services, to meet adequate stacking configuration requirements by the City Engineer and
to provide an adequate landscape buffer to shield off-site glare resulting from motor vehicle headlights.
The proposed site design and stacking configuration would be similar to the existing approved on-site
design and stacking configuration. The City Engineer has reviewed the project and supports the
proposed site design and stacking configuration. Landscape enhancements are proposed for the site
along both the northern and western property boundary lines to shield off-site glare resulting from motor
vehicle headlight from vehicles exiting the carwash building for the self-service vacuums and vehicles
parking at the self-service vacuum stalls.
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 0.21 FAR, or 4,620 sq. ft. The project proposes 2,190 sq. ft., or 0.10
FAR, of total nonresidential development on the site; a 2,030 sq. ft. new carwash building and two (2)
new accessory buildings, 75 and 85 sq. ft. The site is currently developed with a 4,000 sq. ft. (approx.)
carwash structure or 0.18 FAR.
Light and Glare
Section 14.16.227 of the Zoning Ordinance requires all building colors and materials and building and
site lighting to be designed to avoid creating undue off-site light and glare impacts. Glossy finishes and
reflective glass are discouraged; site and building lighting shall be shielded to conceal light sources
from view off-site and avoid spillover onto adjacent properties. Lighting levels, generally, should be the
minimum amount necessary to provide a sense of security:
® One (1) foot candle at ground level overlap should be provided in all exterior doorways and in all
vehicle parking areas; and
® Minimum one-half (1/2) foot candle at ground level overlap should be provided along all outdoor
pedestrian walkways.
® Less than one (1) foot candle at ground level overlap should be provided at all property lines.
Staffs Comments. The project proposes an exterior building fagade designed with minimal windows
and a combination of matte textures, including stucco, brick veneer, stacked ledge stone and horizontal
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aluminum slat siding, all in complementary earthtone/woodtone shades of colors. The project proposes
parking lot `down' lighting and decorative low-level building lighting. The submitted Lighting Plan
indicates lighting levels in the parking areas of up to 2.1 foot candles with an average of 1.3 foot
candles. Lighting levels are proposed to reduce down below 1.0 foot candles along all adjacent public
POWs, including Francisco Blvd. E frontage, Bellam Blvd. and the westbound 1-580 off ramp, due to
primarily the wide, landscaped ROWs that surround the site. Staff believes the proposed lighting levels
are sufficiently low enough to meet the intent of the City's site lighting standard.
Staff requests the Board's comments on the following:
Whether the proposed site lighting meets the intent of the City standard for reducing lighting levels
at all property lines.
Water -Efficient Landscape
Section 14.16.370 (Water -efficient Landscape) of the City's Zoning Ordinance require all nonresidential
development projects proposing new or rehabilitated landscape areas equal to or greater than 2,500
sq. ft. to comply with most recent Marin Municipal Water District's (MMWD) water conservation
ordinance. The project proposes new or rehabilitated landscape areas totaling 6,820 sq. ft., 4,200 sq. ft
of which is located within the site boundaries and the remainder within the ROW. The project will be
required to provide proof of MMWD review and approval at building permit issuance.
Chapter 18 — Parkina Standards
Parking Requirements
Pursuant to Section 14.18.040 (Parking Requirements) of the Zoning Ordinance, the project is required
to provide one (1) parking space for each vacuum stall. The project proposes 14 self-service vacuum
stalls or 14 parking spaces, located underneath a 3,700 sq. ft. fabric canopy along the western rear
property boundary line, adjacent to the westbound 1-580 off -ramp.
Parking Space Dimensions
Pursuant to Section 14.18.130 A (1) (Parking Facility Dimensions and Design) of the Zoning Ordinance,
angled parking spaces dimensions and drive aisle width that differ from the City's 600 angled parking
space standards, requires review and support by the City Engineer. The project proposes 45° angled
parking and a 13'4" -width, one-way, drive aisle. The City Engineer has reviewed and supports the
project's proposed parking facility design.
Parking Lot Screening and Landscaping
Pursuant to Section 14.18.160 (Parking Lot Screening and Landscaping) of the Zoning Ordinance, the
proposed angled parking spaces are required to provide adequate screening to shield off-site glare
resulting from motor vehicle headlights through the use of landscaping, berms, low walls, fencing or any
combination of. Staff believes the proposed landscape enhancements to the site, including a
combination of shrubs (Xylosma) and groundcover (Sunset Gold Coleonema), along western rear
property boundary line and the vacuum stall/parking spaces will provide adequate screening or
shielding of motor vehicle headlights.
Additionally, the proposed project is required to install four (4) new trees, or one (1) canopy tree for
every four (4) parking spaces, to reduce the `heat island' effect and to enhance the visual appearance
of parking areas. These canopy trees should be installed adjacent to the parking area unless the Board
determines the proposed landscape plan is appropriate. The project proposes to plant 19 new trees on
the site, eight (8) of which are canopy trees to be located along the perimeter of the site rather than
among the parking spaces. This is due to the fact that the parking spaces are already `covered' with a
fabric awning canopy.
Staff requests the Board's comment on the following:
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® Whether the proposed landscape design, particularly the location of the parking lot trees along the
perimeter of the site, is appropriate given the parking spaces are `covered' by a fabric awning
canopy structure.
Chapter 19 — Signs
Sign Programs
In 1976, a Sign Program (SR76-028) was approved by the Planning Commission, allowing three (3)
signs on the site totaling 100 sq. ft. of combined sign area (two freestanding signs with one a
changeable copy sign, each 32 sq. ft. of sign area, and one 36 sq. ft. wall sign). Though the prior
automated carwash use was recently shuttered (December 2015), the site structures and their signs
remain. Currently, one of the freestanding signs and the wall sign exist only. The project proposes to
amend the Sign Program by both reducing the number of signs on the site and their total sign area
while upgrading their sign type and location. The project proposes two (2) new signs to be located
exclusively on the proposed sign tower feature; one, 48.9 sq. ft. `wall' sign, located along the north
elevation facing the intersection of Bellam Blvd. and Francisco Blvd. E., and a second, 48.9 sq. ft. `wall'
sign, located along west elevation facing the westbound 1-580 off ramp and the westbound 1-580
freeway. Both signs are proposed to be internally -illuminated LED, individual channel letters with `white'
faces and dark blue returns to match the dark blue color trim on the parapet cap and `wave' metal roof
feature.
Pursuant to Section 14.19.046 D (Sign Programs; Findings) of the Zoning Ordinance, a Sign Program
may be amended if:
All signs contained in the program shall have common design elements, such as placement, colors,
materials, architecture, illumination, sign type, sign shade, letter size and letter type;
All signs contained in the program shall be consistent with general design standards specified in
Section 14.19.054 (i.e. all site signage shall be "... an integral part of, compatible with, and
complement the design of 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."); and
All signs contained in the program shall be in scale with the site and the immediate surrounding
neighborhood.
Staff believes the proposed site signage is a unique design which integrates well with and complements
the unique design of the new building. Staff believes further that relocated sign elevations and signage
located high on building elevations is in character with existing signage along both Francisco Blvd. E.
and Bellam Blvd., including 863, 901 and 986 Francisco Blvd. E. and 115 Bellam Blvd. Both 'wall' signs
on the tower element are identical in design, size, color and illumination; they are distinct only by their
location on different building elevations. Staff believes the curvilinear blue metal roof, which `cascades'
downward over the vehicles exiting the automated car wash, is as important to the `BlueWave' sign
concept as the actual sign lettering. As such, staff believes the proposed sign tower element is itself a
four-sided freestanding sign, which the Board agreed with during conceptual review of the project. As
requested by the Board during conceptual review, modifications have been made to both the sign tower
and the signs to improve the scale signage to fit better with that of the site, the project and existing
freestanding signage in the immediate vicinity. A detailed discussion of the Board's recommendations
during concept review on the project, and how the formal project design has responded to these
comments, is below in staff's report.
Staff requests the Board's comments on the following:
• Whether the modifications to the existing Sign Program are appropriate for the site and project and
in context with existing freestanding signage in the immediate vicinity of the site.
Chapter 25 — Environmental and Design Review Permit
The project requires Environmental and Design Review Permit approval by the Planning Commission,
given that it proposes to construct a new commercial structure (Major Physical Improvement per
Section 14.25.040(A)(1) of the Zoning Ordinance). The project is subject to the review criteria for
Environmental and Design Review Permits, pursuant to Section 14.25.050 (Review Criteria;
Environmental and Design Review Permits), 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.
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 to replace the existing automated car wash facility with a smaller, new car wash
building in, generally, the same location on the site. The new carwash building is proposed to be
relocated approximately 35' east on the site, closer to the Francisco Blvd. E. frontage. The current
carwash facility and on-site circulation and queuing pattern has existed since it was originally approved
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in1964. The project design proposes to re -orient the vehicle entrance to the carwash, from the north
building elevation to the south building elevation. This re -orientation will result in a shorter queuing or
vehicle stacking lane; however, the applicant has provided adequate documentation to the City
Engineer to review and support the new site design with a shorter stacking lane.
Scale
The proposed single -story scale with two-story tower element relates well to the existing scale of
buildings in the vicinity of the site, which is a combination of both single- and two-story structures. The
site is located up to 20' below the grade of the westbound 1-580 flyway over Bellam Blvd before it
merges into northbound U.S. Highway 101.
Colors and Materials
The project proposes a cohesive contemporary design accentuating the `blue wave' theme of their
business name, given that;
® The new building would be characterized by multiple exterior fagade textures and
earthtone/woodtine/bluetone colors, including stacked stone `wrap-around' at the ends of the
building with a mixture of thin brick and stucco for the remainder of the building, in a unique 'wave-
like' pattern;
• The sign tower to the new building includes a curvilinear metal roof, in both a dark and medium
shade of blue, which appears to `cascade' downward onto vehicles exiting the automated car wash;
and
• The new accessory canopies and enclosures proposed for the site are designed with the exterior
colors and materials to match those proposed on the new carwash building. .
San Rafael Design Guidelines:
On November 15, 2004, the City Council adopted (by Resolution No. 11667) the interim San Rafael
Design Guidelines to give the City staff direction in the design of new development in accordance with
the San Rafael General Plan 2020 Community Design Element's implementing programs. 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. 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.
10
• 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.
Li htin
• 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.
CONCEPTUAL DESIGN REVIEW
On July 21, 2015, the Board provided conceptual design review recommendations on the proposed
project. At that time, the Board expressed unanimous support for the new, water -efficient, automated
car wash facility and landscape enhancements. Though not consensus recommendations, the Board, in
general, recommended reducing the height of the sign `tower', redesigning the signs to improve
proportionality on the tower element and readability and increasing the landscaping along the entire
perimeter of the site.
11
In direct response to the Board's comments, the formal design submittal has been modified as follows:
® The height of the sign tower has been reduced from 29'9" to 27.5%
• The number of signs proposed on the tower feature has been reduced from three (3) to two (2);
signage has been eliminated on the east elevation;
® The color of the sign facing on the individual channel lettering has changed from navy blue to white;
® The proportionality among the sign lettering is more uniform and lettering determined to be
unnecessary ("Express") has been removed'
® The spacing between the horizontal aluminum slats that provide the backing for the signage has
been reduced, from 4" to 2.5", to improve readability; and
® Site landscaping has been increased substantially, including along the entire perimeter of the site.
The formal design submittal has additionally been modified as follows:
• The location of the carwash building has been relocated approximately 35' east, from the rear of the
site to the front, closer to the Francisco Blvd. E. frontage, which allows the elimination of the
previously proposed sign on the east elevation as repetitive due to the high visibility of the proposed
sign on the north elevation from both Bellam Blvd. and Francisco Blvd. E.
® The orientation of the car wash building has been reversed; vehicles now enter the car wash from
the south elevation and exit from the north elevation. This re -orientation allows the more interesting
building fagade to face the Francisco Blvd. E. frontage.
® On-site parking has increased from six (6) to 14 parking spaces/vacuum stalls.
Staff believes the formal design submittal has responded well to the Board's comments made during
conceptual review of the project. Staff also believes the additional site and building design changes
improve the project. Also, the City Engineer has reviewed and supports these design changes,
including the queuing or vehicle stacking configuration. .
Staff requests the Board's comments on the following:
® Whether the formal design submittal adequately responds to the Board's conceptual review
comments; i.e., that 1) the height of the sign tower should be reduced; 2) redesign the signs to
improve proportionality on the tower element and readability; and 3) increase the landscaping along
the entire perimeter of the site).
NEIGHBORHOOD CORRESPONDENCE
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and
occupants within a 300 -foot radius of the project site, the appropriate neighborhood group (the Marin
Villa -Canal Housing Alliance), and all other interested parties, 15 calendar days prior to the date of this
hearing. Additionally, notice was posted on the project site, along the Francisco Blvd. E. frontage.
At the time of printing staff's report, no comments have been received as a result of this noticing.
CONCLUSION
Planning staff believes the level of details provided in the formal application design submittal meets the
applicable design -related General Plan Policies and Zoning Ordinance regulations and standards. The
project proposes to replace the existing automated car wash facility with a smaller building in generally
the same location on the site and with the same on-site circulation, though with a shorter queuing or
vehicle stacking configuration. The City Engineer has reviewed and supports this shorter queuing or
vehicle stacking configuration due to the rapid wash cycles proposed by the project. The project
proposes a cohesive contemporary design that accentuates the `blue wave' theme of their business
12
name. The project proposes new and revitalized landscaping planting areas, significantly increasing the
landscape character on the site. Staff, however, requests the Board provide direction on the points
specified in the Analysis section of this report. Staff further welcomes additional comments or guidance
on the any site or building design details that would further improve the project.
EXHIBITS
1. Vicinity Map
2. Project Plans
Color 11"x 17" reduced plans provided to the DRB members only.
cc: Bill R. Poland — Bay West Group; 2 Henry Adams St., Suite 450; San Francisco, CA 94103
Henry Wix — Wix Architecture; 4849 Old Redwood Hwy; Santa Rosa, CA 95403
Wilma C. Thomas — 176 McNear Dr.; San Rafael, CA 94901
13
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