HomeMy WebLinkAboutDRB 2016-02-17 #3Meeting Date: February 17, 2016
Case Numbers: ED15-077/UP15-033
Project Planner: Caron Parker (415) 485-3094
Community Development Department -Planning Division
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 104 Windward Way (Toyota of Marin) -Environmental and Design Review permit to allow
Toyota of Marin to store 130-140 vehicles on a 43,150 square foot portion of the existing
99,800 square foot vacant lot on the east side of Windward Way. No structures are proposed
on site. The site would be secured with an 8' high perimeter cyclone fence and screened with
5 new trees and a variety of smaller shrubs. Also proposed are 7 light fixtures (25 feet in
height) distributed within the project site. The project proposes to lease the lot for 5 years;
APN: 009-330-01; Multi-Family Medium Density Residential (MR2) Zoning District; Universal
Portfolio, Ltd, owner, Mike Christian, Toyota of Marin, applicant.
PROPERTY FACTS
Site Characteristics
General Plan Designation I Zoning Designation Existing Land-Use
Project Site: Medium Density Residential MR2 (Multifamily Vacant
(6.5-15 units/acre) Residential)
North: OS (Open Space) PD1562 Vacant
South: MDR LI/O Commercial
East: P (Park) P/OS Vacant
West: LI/O (Light Industrial/Office) GC (General Vacant/Commercial
Commercial)
SUMMARY
The project site consists of a large 99,800 (2.29 acre) parcel, of which 43,150 square feet would be
used for the car storage lot. The project proposes to use the site as a vehicle storage lot for between
130-140 Toyota of Marin vehicles (see Plan Sheet A1W). The 43,150 square foot project site will be
covered with gravel, except for a paved hammerhead section at the driveway entrance to
accommodate Fire vehicles. There would also be seven (7) light poles on site at a height of 25 feet.
The site would also have security cameras mounted on the light fixture. Perimeter fencing and
landscaping are also proposed. In terms of design, the site will be enclosed with an 8' high perimeter
fence and landscaping along all elevations to screen the fence. Toyota of Marin is proposing to lease
the site for 5 years.
The project site is located in an MR-2 (Medium Density Residential) Zoning District and requires
Planning Commission Use Permit approval for the proposed use of the site as a parking lot, pursuant
to Zoning Ordinance 14.04.020. The Board's recommendations will be forwarded to the Planning
Commission for review.
Based on review of the applicable design criteria, staff is requesting the Board's input on the fOllowing
issues:
Landscaping
• Appropriateness of tree, shrub, groundcover and vine species selection for the perimeter of the
site.
• Verification of maximum growth height (5' to 7') shown for the proposed shrubs identified
• Color choice for perimeter cyclone fencing (green is proposed)
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Lighting
• Photometric Plan: Photometric measurements show lighting levels generally low on-site and
below 1 Fc at and beyond the property lines. Plan Sheet PM-1 shows a range of .01 Fc to 7.0
Fc. A few of the "hot spots are along the northern portion of the site, ranging up to 6.9 Fc.
Also, there are a few "hot spots" directly under the light fixtures (up to 7.0 Fc). Staff requests
the Board's recommendation of possible changes in the wattage to reduce potential glare.
• Appropriateness of the proposed height of the light fixture (25 feet)
• The need for shielding on the light fixture
• Appropriateness of the proposed number of light fixtures on site seven (7) and whether this
should be reduced
BACKGROUND
Site Description & Setting:
The proposed project site is a vacant 99,800 square foot (2.29 acre) lot located on the east side of
Windward Way (see Exhibit 1-Project Vicinity Map). The project site sits near the end of a cul-de-sac
at the terminus of Windward Way. Land uses adjacent to the project are vacant land and commercial
businesses. To the north of the project site on the north side of Bellam Boulevard are residential
homes.
PROJECT DESCRIPTION
Toyota of Marin is proposing use the 43,150 square feet of lease space at 104 Windward Way to store
up to 140 vehicles. There will not be any car haulers on Windward Way. The applicant has indicated
that new Toyota vehicles are dropped off at the main dealership at 445 East Francisco, where they are
serviced and detailed and then (if necessary), be driven to the proposed overflow lot at 104 Windward
Way. Cars are generally taken to the Windward Way lot several at a time, with a shuttle to pick up the
drivers. Use of the 104 Windward way site is described below:
• Expected daily trips to Windward Way = 9 trips
• Typical drop-off/pick-up times: 10:00 am -7:30 pm
• Hours of operation for the Windward Way storage lot: 9:00 am -9:00 pm
Site Plan: The proposed project site is located approximately 200 feet from the corner of Bellam and
Windward Way on the east side of the street. The site would be accessed by a gate along Windward
Way.
Landscaping: A total of five (5) new African Sumac trees are proposed for the main entrance area of
the storage lot near the driveway gate. In addition, 162 shrubs (3 varieties) will be planted along the
fence on the north, east and west elevations. Also, eight (8) vines are proposed to be spaced along
the perimeter fence at the driveway entrance area (see Landscape Plan Sheet L3 and L4).
Lighting: Seven (7) light poles are proposed at 25 feet in height (see Plan Sheet PM-1 for light fixture
location and photometric survey).
ANALYSIS
General Plan .2020 Consistency:
General Plan Land Use Designation is Medium Density Residential (MDR: 6.5 -15 units per acre). The
proposed project is not a land use that is envisioned in the MDR land use category. As such, it would
not be consistent with Policy LU-23 (Land Use). However, the proposed project site is currently a
vacant lot. It is located over 200 feet away from the closest residential property, and except for the
proposed 25 foot light fixtures, is far enough south of Bellam Bou.levard that the cars would not be
immediately visible from Bellam Boulevard. Further, with the amenities added to the site design
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(fencing and landscaping) and the temporary nature of the use as a storage lot (5 year lease), staff
analysis has concluded that the proposed project could be generally consistent with General Plan
Policy CD-18 (Landscaping): Recognize the unique constitution provided by landscaping, ahd make it
a significant component of all site design.
Zoning Ordinance Consistency:
The Zoning designation for the project site is MR2 (Medium Density Multifamily Residential (2,000
sf/unit).
Chapter 14.04 Base District Regulations
The project proposes to use the site as a vehicle storage lot (essentially a parking lot), which requires a
Use Permit approval by the Planning Commission in the MR2 Zoning District. The applicant has
submitted a Use Permit application that will be reviewed by the Planning Commission subsequent to
DRB review and recommendations.
Chapter 25 -Environmental and Design Review Permit
The project has been evaluated for conformance with the review criteria identified in Chapter 25 of the
Zoning Ordinance and the San Rafael Design Guidelines. With respect to the proposed use of the site
as a vehicle storage lot (parking lot), both sets of criteria emphasize the following:
)0> Minimize large paved areas by using,alternative materials (e.g., turf block or pavers)
)0> Landscape areas adjacent to sidewalks are encouraged
)0> Visible parking should be screened or landscaped
)0> Limit light intensity to provide adequate site security for pedestrian
)0> Shield light sources to prevent glare and illumination beyond the boundaries of the property » Light fixtures should complement the architecture of the project
As a short term lease (5 years), the proposed design would be generally consistent with many of these
design guidelines in that: 1) the lot will not be paved but is proposed to be topped with gravel, except
for the paved hammerhead at the entrance designed per Fire Department requirements; and 2) the
project proposes to install landscaping to screen the perimeter fencing along the sidewalk on the north
(facing Bellam), west (facing Windward Way), and east (facing Baypoint Lagoon Drive) side of the site.
The south frontage is adjacent to a commercial property and abuts existing landscaping. This
landscaping will help reduce the visual impact of the bare cyclone fencing along the south property line.
In terms of the proposed lighting, the proposed seven (7) light fixtures do not appear to be a design
that is shielded. The proposed design should be revised to include a fixture that can shield the light
source. Also, staff has concerns about several "hot spots" near the north side of the project site
(closest to Bellam). The Photometric Survey shows hot spots between 2.4 Fc to 6.9 Fc along the north
'boundary of the lease site. However, lighting levels reduce to between .1 Fc to .5 Fc approximately 25
feet away from the light fixture on the north side of the project site (see Plan Sheet PM-1). Staff
requests the Board's recommendation on reducing the identified "hot spots" in order to eliminate any
potential off-site glare. It is. unclear whether the light fixture may still produce glare off-site even with a
low Fc at the property line. However, choosing a light fi?cture with lower Fc levels at the hot spots
should help further reduce/minimize hot spots and off-site glare.
In terms of lighting design, staff is concerned about the height of the proposed light fixture (25 feet tall).
At this height, the fixtures will be highly visible from the public streets. The fixture height seems to be
out of character for surrounding properties. The other commercially developed properties along
Windward Way do not light poles on their properties. In fact, the only other lighting in the area are the
public street light poles. The applicant originally proposed the project with no lighting, but revised the
project to add lights based on security concerns expressed by the San Rafael Police Department.
Staff would like the Board's input as to whether the proposed height and number of light are
3
appropriate for the site, given the proximity to residential properties, the existing low-lighting conditions
in the area, and the potential for off-site glare and light pollution.
NEIGHBORHOOD CORRESPONDENCE
A courtesy notice was mailed to all property owners and occupants within 450 feet of the subject site,
the Baypoint Lagoon HOA, Spinnaker Point HOA, Bahia de Rafael, Canal Properties and Business
Owners Association, and Rafael Bay Townhomes HOA. In addition, a public notice sign was posted at
the corner of Bellam and Windward way identifying the meeting time, date, location, and scope of the
project within fifteen (15) days prior to the Board's meeting. Staff received a total of six (6) comment
letters; three (3) in support of the project and three (3) with concerns (see Exhibit 2). The letters of
support generally feel the project will help reduce the loitering, illegal dumping and be a benefit to the
others businesses on Windward Way. Other letters expressed concerns about the following:
• Glare from the proposed lighting may impact residential areas and increase night pollution
• The proposed height and glare from the lights may negatively impact adjacent seasonal
wetlands, wildlife in the lagoon, and insects
• Consider using motion detection type lighting
• Concern that the cars will be an eye sore for the neighborhood
• Possible increased traffic and truck noise
• Possible air pollution from any trucks idling while dropping off vehicles
• Impact on the community garden from potential herbicide use on the proposed new landscaping
. CONCLUSlON
Staff supports the proposed use of the vacant lot as a temporary (5 year lease) car storage lot. Staff
requests that the Board provide comments on the concerns listed on Page 3, and also the points
summarized on Page 1-2 of this staff report.
EXHIBITS
1. Vicinity Map
2. Public correspondence
Full-sized plans, 11" x 17" plans provided to the ORB members only.
cc: Mike Christian, Toyota of Marin, 445 East Francisco Blvd, San Rafael, CA 94901
Universal Portfolio Ltd, clo Keller Estate, 5875 Lakeville Highway, Petaluma, CA 94954
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Exhibit 1
From: Steve Fox [mailto:steve@eoproducts.com]
Sent: Friday, January 22, 2016 2:30 PM
To: Raffi Boloyan
Cc: Mike Christian; Stephanie Lovette; Jim Schutz
Subject: Parking project for Toyota Marin
Hi Raffi:
Happy New Year. I hope you are doing well and enjoying 2016.
I wanted to reach out to you to endorse a current project that has been presented to the Design Review
Board. My understanding is that San Rafael Toyota has a desire to use the vacant property on
Windward Way, across from EO, for parking of surplus vehicles. I also understand that they will be
adding lighting, landscaping, fencing and live security cameras. These would be very positive'
improvements to an area ofthe city that needs improvement and we would welcome these changes.
There are many problems on Windward Way such as loitering, prostitution, drug use, gangland graffiti
and littering. The SR TOyota project would be a big step in the right direction towards cleaning up the
street and providing a safer environment for our employees. I have copied Jim Schutz on this email
since he has very generously been assisting us with these problems.
I hope that you will also see the merit in this project and grant SR Toyota approval to move forward.
Regards,
Steve
Steve Fox
Chief Financial Officer
EO Products
415-945-1900 ext 227
90 Windward Way
San Rafael, CA 94901
steve@eoproducts.com
Visit Us Online
www.eoproducts.com
Exhibit 2-1
Caron Parker
From:
Sent:
To:
Subject:
JF <1956madwo(ld@gmail.com>
Monday, February 01, 20164:49 PM
Caron Parker
project 104 windward wy
Hello Caron it was nice to talk to you in person today.
This brief email is to follow up on our conversation.
I live at Ecology House for disabled people.
I am concerned about light pollution, noise, the use of herbicides on the landscaping so close to the organic
community garden and ecology house, idling car carrier big rigs(pollution), Big rig truck frequency and usage in
the neighborhood( You can feel the vibration of big rig trucks)
Regards
Jeff
Jeffrey Finn
375 Catalina Blvd Apt 102
5an Rafael CA., 94901
415-456-4216 land line
510-684-5013 Cell
1 Exhibit 2-2
Caron Parker
From:
Sent:
To:
Subject:
Hi Caron l
Carol Louton <clouton@pefsinc.com>
Monday, February 01, 2016 8:07 PM
Caron Parker
104 Windward Way (Toyota of Marin)
It was so nice to talk with you today about my concerns regar ding 104 Windward Way (Toyota of Marin).
I am glad that Toyota of Marin wants to lease the land on 104 Windward Way. llive·at 375 Catalina Blvd. #201, San Rafael. My
apartment faces the lot on Windward Way. My concern, as we discussed, is whether the 25 foot lights will be shining bright towards
my hom e. From our conversation, it appears they are looking into an angle and wattage that wo n't light up the who le neighborhood.
I appreciate this .
Thank you for sharing my concerns with the Design Review Board that meets Feb. 17 to discuss the beginning stages of this lease.
Sincerely,
Carol Louton
415-459-0575
ciouton@pefsinc.com
1
Exhibit 2-3
Caron Parker
From:
Sent:
To:
Subject:
Dear Caron Parker,
Lisbeth Pollard <gardenknitting@gmail.com>
Tuesday, February 02, 2016 10:29 AM
Caron Parker
please no car storage on Windward Way
I understand that there is a proposal for cars to be stored on what is now a field on Windward Way.
I really hope this proposal is not approved, because this is a residential neighborhood and, unlike the inner
part of the Canal, we do still have some beauty here, and some clean/fresh air that blows off the bay. I don't
know if you have ever walked through the inner part of the Canal, but it is not a good place to live -polluted air,
litter everywhere, noise and pollution from all the traffic and car repair businesses there. Here in this part of the
canal, we are in one of the few remaining parts ofllie canal that is still pleasant to live in and walk through.
The car storage would first of all be an eyesore -who wants to live across from a car lot? Also it would bring in
additional traffic from big rig trucks which are very noisy and very polluting. Just this morning I was woken up
by the horrible noise of trucks backing up -we get more that enough of that already. Traffic noise and truck
noise is unpleasant for anybody, but for myself and my neighbors who live at Ecology House (375 Catalina
Blvd), who are all disabled and chronically ill (all of us become physically ill from car and truck exhaust, and
most of us sleep and rest during the day andlor are noise sensitive), increased car or truck traffic would
substantially reduce the quality of our lives, though of course noise and pollution are not good or enjoyable for
anyone.
Thanks for your attention to this matter, we would really appreciate your help in keeping neighborhood (or at
least our immediate neighborhood) a good place to live.
Sincerely,
Lisbeth Pollard
375 Catalina Blvd, Apt 206
San Rafael CA 94901
1 Exhibit 2-4
Caron Parker
From:
Sent:
To:
Cc:
Subject:
For What its Worth -
Bill Wakefield <billwakefi@aol.com>
Friday, February OS, 2016 5:24 PM
fordham@usfca.edu; scharles@charlesps.com; edithlonergan@gmail.com
Caron Parker
104 Windway Way Project 2/17/2016
As possibly the closest resident of Baypoint to the proposed storage lot for Toyotas -
I am 100% in favor of the project.
I have noticed a recent general clean up of the street on a weekly basis --a stronger police presence, stronger
enforcement of parking codes, and less loitering/beer fest open containers on the street over the past two months.
The project and attached scrutiny measures and continued serious business occupancy of the buildings on Windward
will help to assure that these improvements continue. The illegal dumping oftrash/mattresses/TV's/liquor empties,
etc. will continue until there are some cameras, police action and dollar consequences attached to the illegal activity.
My thoughts,
Bill Wakefield
William S. Wakefield
1 Baypoint Village Drive
San Rafael, CA94901
1 Exhibit 2-5
February II, 2016
Caron Parker, Project Planner
Community Development Department, Planning Division
City of San Rafael
1400 5th Avenue
San Rafael, CA 94915-1560
Subject: 104 Windward Way (Toyota of Marin)
Dear Caron,
Carolyn Kneiblher
196 Baypoint Drive
San Rafael, CA 94901
415-456-7038
carolynkneiblher@gmail.com
With regard to the subject property, I am writing this letter to express my concerns about
the installation of seven (7) security lights on 25 foot taillight poles.
The subject property is located 300 feet (approx.) from a seasonal wetland, 400 feet from
many residences in the Canal District, 1000 feet from the wildlife lagoons of Spinnaker
and Baypoint Lagoons, and 2000 feet from San Rafael Bay. I am concerned that the
security lights as described will increase the amount of light pollution in the project area
and negatively affect the nearby wildlife and residents.
Light pollution has been shown to negatively impact many creatures including
amphibians, birds, mammals, insects and plants. Scientific research literature is flush with .
examples of the negative environmental impacts of artificial light. Examples of potential
negative effects of the lights proposed for 104 Windward Way include the seasonal
wetlands near 104 Windward Way where there is a resident population of amphibians
(frogs and toads). Their nocturnal croaking is part of their breeding ritual tl,at can be
disrupted by nighttime light. The open land to the east/southeast of 104 Windward Way
is used by predators (kites, raptors, etc) that use light to hunt whereas their prey rely on
the dark to hide. The nearby lagoons and bay attract migrating birds that navigate using
the moon and stars. The timing and patlls of their navigation can be negatively affected
by added artificial light. Insects are drawn to light, and any further declines in their
populations due to the additional light source could negatively affect the species that rely
on insects for food or pollination. Finally, the lights have the potential to degrade the
night skies visible to the many residents of the area.
Exhibit 2-6
If lights are to be constructed at 104 Windward Way, mitigations to the negative effects of
added light must be required and at a minimum should include :
1. using lights that are fully shielded, directing any light downward;
2. using lower poles and the lowest amount of light necessary to restrict the additional
light to the 104 Windward Way property; and, perhaps most importandy,
3. installing motion detector lights and timers to restrict the amount of time that
additional light is emitted to those times when it is needed.
Thank you for the opportunity to comment on this project.
Sincerely yours,
Carolyn Kneiblher
cc: Marin Audubon Society
