HomeMy WebLinkAboutDRB 2016-07-06 #4Op SA
CITY OF Meeting Date: July 6, 2016
rn *40401 Case Numbers: CDR16-004
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Project Planner: Steve Stafford — (415) 458-5048
Community Development Department Planning Division
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 170 Merrydale Rd. ("Chevron" Service Station) - Conceptual Design Review for
redevelopment of an existing motor vehicle service station on a 29,664 sq. ft. parcel located at
the southbound U.S. Highway 101 off -ramp at Merrydale Road. The project proposes to
replace a single -story car wash building with a two-story mini -mart and carwash structure. The
project also proposes to replace the existing fuel pump canopy, site landscaping and signage;
APN: 179-104-04; General Commercial (GC) District Zone; Ron Jacobs for PM Design Group,
Inc., Applicant; Faizan Corp., Owner; Northgate Activity Center Neighborhood.
PROPERTY FACTS
Location General Plan Designation
Project Site: GC
North:
GC
South:
NA
East:
NA
West:
HDR
Height'
SFRs; Apartments
Allowed::
36'
Proposed:
28'6" (parapet)
Parking
Required: 14
Proposed: 10
Zoning Designation Existing Land -Use
GC
Service Station
GC
Commercial retail
NA
U.S. Highway 101 Off -Ramp
NA
U.S. Highway 101
HR1.8
SFRs; Apartments
Landscaping
(Min.)
Required:
15% (4,449.6 sf of 29,664 sf site)
Proposed:
15.8% (4,694 sf)
Floor Area Ratio (Max.)
Allowed: 0.30 FAR (8,899 so
Proposed: 0.22 FAR (6,484 sf )
* Hillside building height is measured from natural grade to top of roof/structure at all points of the structure. Standard
building height is measured from an established exterior finished grade elevation to mid -point of a sloped roof.
SUMMARY
The project is being referred to the Design Review Board (Board) for concept review for redevelopment
of the site, by demolishing the existing single -story motor vehicle service station and carwash building
and attached canopy with four (4) fuel pumps and constructing a new two-story service station,
carwash and mini -market building and detached canopy with six (6) fuel pumps.
The project will require the following approvals by the Planning Commission with the recommendation
of the Board:
• A `major' Environmental and Design Review Permit for new commercial structures;
• A Use Permit Amendment to allow the new mini -market use as an ancillary component of the
project; and;
• A Sign Program for the new service station signage.
The project also proposes to replace and relocate the underground storage tanks (UST), which will
require coordination (permitting and clean-up as necessary) with the State Environmental Protection
Agency; .State Water Resources Control Board.
The applicant has submitted 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.
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; however, it fails to provide adequate
details for the proposed 2nd story of the new building, parking space dimensions or off-site landscape
enhancements. Many of the redevelopment calculations provided have also been found to be
inaccurate or inconsistent.
Staff requests that the Board provide recommendation on compliance with all pertinent design criteria.
Specifically, staff asks the Board to consider the following:
Sign Program
® Whether the proposed conceptual signage is appropriate or should it be reduced to meet similar
approved signage on other Chevron service stations.
• Whether the proposed recessed LED lighting on the fascia of the fuel pump canopy is appropriate,
given the significant increase in new sign area for the site and the lack of precedent in review and
recommendation of prior similar proposals
Building Scale
® Whether the two-story scale is appropriate for the project due to its proposed use and potential view
impacts.
Landscaping
® Whether the proposed Landscape Plan (Sheet L1) is appropriate in the species of plantings
proposed (trees, shrubs, grasses, vines and groundcover) and the number of each planting
proposed.
® Whether preserving the existing, 36' -diameter, Redwood tree, located adjacent to the driveway
along the Merrydale Rd. frontage, is appropriate, given the fact that it has been topped.
(BACKGROUND
Site Description & Setting:
The subject site is located in the Northgate Activity Center neighborhood of Terra Linda. The triangular-
shaped parcel is 29,664 sq. ft. in size with a slight (approximate 3.5% average cross -slope), northwest -
to -southeast trending, downslope to the U.S. Highway 101 off -ramp, which wraps around both the east
and south property boundaries. Separate 10' -wide sewer and 15' -wide storm drain easements are
located at the front of the parcel, parallel to Merrydale Rd. Separate access easements on the adjacent
parcel, located along the driveway and parallel to the U.S. Highway 101 off -ramp, provide mutual
ingress and egress into and out of the site.
The site has poor visibility from the highway due to a grove of existing mature Redwood trees along the
highway off -ramp frontage and the adjacent building ("Marin ACE Hardware"); the existing 25' -tall
freestanding sign, located along the U.S. Highway 101 off -ramp, is the most visible indicator of the
service station development on the site. The property is surrounded by commercial (services and retail)
and low-density residential uses. While the U.S. Highway 101 off -ramp is located along the east and
south property boundaries, a combination of single- and multi -family residential lands uses are located
along the west property boundary and commercial retail is located along the north property boundary
(see Exhibit 2; Site Photos).
History:
In 1976, the Planning Commission conditionally approved a Use Permit (UP76-56) and Sign Review
Permit (SR76-63) to allow construction of the existing motor vehicle service station and carwash on the
site with two (2) freestanding signs (one monument sign located along the Merrydale Rd. frontage and
one pole sign located along the U.S. Highway 101 off -ramp) and ancillary signage on the fuel pumps
and at the entrance and exit to the carwash.
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Use:
The project proposes redevelopment of the site by demolishing an existing single -story motor vehicle
service station and carwash building and attached canopy with four (4) fuel pumps and constructing a
new, 6,280 sq. ft. (3,140 sq. ft. ground -floor and 3,140 sq. ft. 2nd floor), two-story service station,
carwash and mini -market building and detached canopy with six (6) fuel pumps. The primary service
station use is proposed to expand 50%, from four (4) to six (6) fuel pumps. In addition, a new ancillary
use, a mini -market or commercial retail, is proposed as well as the continuation of the existing ancillary
carwash use (see Exhibit 3; Applicant's Statement). Based on the lack of details on the 2nd story of the
new building, its proposed use is unknown.
Site Plan:
The project proposes to construct a new fuel pump canopy structure and a new service station, mini-
market and carwash building. The canopy structure is proposed to be located at the front of the site,
along the Merrydale Rd. frontage, while the new service station, mini -market and carwash building is
proposed to be located at the rear of the site, along the U.S. Highway 101 off -ramp.
The project also proposes to replace and relocate the underground storage tanks (UST) from the rear
of the site, where the new service station, mini -market and carwash building is proposed, to underneath
the driveway along the north property boundary.
vPrimary vehicular ingress and egress is proposed to continue to use the existing driveway along the
Merrydale Rd. frontage. A 20' -wide "egress" easement, located parallel to the U.S. Highway 101 off -
ramp, provides primary exiting for fuel delivery trucks across the adjacent properties to Willow Avenue
and secondary exiting for vehicles exiting the carwash.
Architecture:
The project proposes a contemporary design for the new service station, mini -market and carwash
building. The project proposes exterior facades of stucco walls and parapet with drystacked stone
veneer wainscoting and metal awning projections in, primarily, medium -to -light earthtone/woodtone
shades of brown. The front of the new building, facing Merrydale Rd. is dominated by storefront
windows, the entrance to the carwash and a tower element, which frames the entrance to the mini-
market, provides an architecturally -coordinated screening enclosure for the rooftop mechanical
equipment and raises the wall sign over the height of the fuel canopy to improve visibility from
Merrydale Rd. The rear of the new building is dominated by an exterior staircase, which provides
employee access to the upper -floor, and the exit to the carwash.
The project proposes a standard, industrial design for the fuel canopy structure dominated by exposed
support posts, width fascia and flat roof, with colors distinct from those proposed for the new building.
A Color Board page is attached to each plan set.
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Building Height:
The project proposes a two-story scale with a building height of 28' 6" to the top of the parapet and 33'
6" to the top of architectural/screening/sign tower. The project proposes a fuel canopy with a structure
height of 20'.
Parking:
The project proposes to construct 10 on-site parking spaces: six (6) perpendicular parking spaces
along the front of the new building, three (3) parallel parking spaces adjacent to the landscape planter
along the Merrydale Rd.frontage, and one (1) parking space at the self-service vacuum stall located
behind the new building. The concept design plans do not include parking space dimension details.
When the project is submitted for formal review, Planning staff will require dimension details for all new
on-site parking spaces.
Landscaping:
The project proposes modifications to the size and location of the landscape planting areas in the site.
The planting areas along both the Merrydale Rd. frontage and the rear of the site are proposed to
remain the same size. The planter area along the south property boundary, adjacent to the U.S.
Highway 101 off -ramp, is proposed to be reduced significantly in order to accommodate the location of
the new building and the carwash entrance and exit. Existing planter `islands', located adjacent to the
existing building are proposed to be removed and new planter `islands' are proposed along the north
and east elevations of the new building.
The project proposes to eliminate all grass turf from the landscape planting areas and install a
combination of new trees (8, 15 -gallon size), shrubs (259, primarily 5 -gallon size), vines (4, 5 -gallon
size) and groundcovers (140 1 -gallon size). The project proposes to remove one (1) mature (36" -
diameter) Redwood tree, to accommodate the location of the new building, while preserving four (4)
other mature (30 -36" -diameter) Redwood trees, located primarily at the rear of the site.
Lighting:
The concept design plans do not include lighting details, though light fixtures are shown on all
elevations of the new building, a replacement light standard is proposed at the driveway to the site and
LED (Light -Emitting Diode) lighting is shown on all elevations of the fuel canopy fascia. When the
project is submitted for formal review, Planning staff will require Lighting Plans with photometric study
calculations and details on all proposed lighting fixtures, particularly proposed lighting levels
underneath the fuel canopy.
Grading/Drainage:
The concept design plans do not include grading or drainage details. When the project is submitted for
formal review, Planning staff will require both Grading and Drainage Plans with grading and hydrology
(pre -and post -project) calculations and details on the location of all proposed grading and storm water
drainage systems.
Signage:
The project proposes new signage for the site. The existing 25' -tall freestanding pole sign, located at
the rear of the site is proposed to be refaced. The existing freestanding monument sign is proposed to
be replaced with a larger monument sign and relocated closer to the Merrydale Rd, frontage.
Additionally, new signs are proposed on the building (west building elevation, on the tower element, at
the building entrance) and on the fuel canopy fascia (north, south and west elevations). The project
proposes 152.10 sq. ft. of combined new signage for the site, excluding ancillary signage on the fuel
pumps. When the project is submitted for formal review, Planning staff will require Sign Program details
to include the existing sign details on the site (number, dimensions and square footage).
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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 site's
existing and proposed 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 likely is in accordance with the allowable FAR (Floor Area Ratio) for the site, though the
concept review plans do not provide details for the proposed 2"d floor of the new service station, mini-
market and carwash building. Staff requests the Board's guidance in evaluating the project for
consistency with the following design -related General Plan Policies:
• Community Design Policy CD -1d (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 proposed overall architectural design (material and colors) of the project,
generally, is in accordance with, and would improve, the existing design quality of the immediate
neighborhood. However, while two-story scale is well-established along Merrydale Rd., staff has
concerns that the project may not be in accordance with Community Design Policy CD -5 (Views), which
seeks to respect and enhance to the greatest extent possible, views of the hills and ridgelines from
public streets, parks and publicly accessible pathways. The project proposes to replace an existing
singe -story structure on the site with a new service station, mini -market and carwash building 28' 6" in
height, which also includes an architectural `tower' element 33'6" in height. Staff believes existing
views of the San Pedro Ridge, located above the Civic. Center, would be impacted from Merrydale Rd
by these new building heights. Additionally, staff believes existing views of Puerto Suello Hill or San
Rafael Hill would also be impacted from southbound U.S. Highway 101, which is identified as a
gateway in the General Plan (San Rafael Community Design map, Exhibit 17). The level of details
provided in the concept design submittal limits Planning staff's ability to determine to what extent the
new building heights would impact public views; the formal project application submittal will provide
visual simulations of the project site from several public vantage point identified by staff.
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); the formal
project application submittal will 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 appears to comply with all applicable property
development standards for the GC District, including maximum building height and minimum
landscaping requirement.
The existing service station and carwash facility use on the site was originally approved by the Planning
Commission in 1976 (Use Permit UP76-56). The project proposes to continue the legally permitted
service station and automated carwash facility use while adding a new mini -market use, which requires
amendment of UP76-56.
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 project proposes two (2) accessory structures: a 3,230 sq. ft.
(85'x 39') fuel pump canopy and a 204 sq. ft. (12'x 17') trash enclosure. The proposed fuel pump
canopy is exempt from FAR calculations and has no .parking requirements associated with it. While the
`industrial' -design of the fuel pump canopy is dominated by exposed support posts, wide fascia, flat roof
and primary colors which is distinct from proposed contemporary design (stucco walls and parapet with
drystacked stone veneer wainscoting and metal awning projections) of the new service station, mini-
market and carwash building, staff believes this disparate design is a standard development concept for
Chevron which has been approved previously by the City (1320 2"d St.). The proposed trash enclosure
would be counted in the FAR calculations for the site, has no parking requirement associated with it
and is proposed to match the material and colors of the new service station, mini -market and carwash
building (6 -tall stucco walls in medium tan color). Staff believes the proposed accessory structures,
generally, meet the Zoning requirements for accessory structure requirements.
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
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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 new site design would reverse the existing carwash traffic, from an east entrance -west
exit to a west entrance -east exit pattern, though the length of the stacking lane would remain the same.
Staff believes the proposed landscape enhancements for the site would be likely adequate to shield off-
site glare resulting from motor vehicle headlights exiting the carwash onto vehicles along the
southbound U.S. Highway 101 off -ramp. Staff will refer the formal application submittal to the City
Engineer for review and recommendations on the design of the drive-through carwash, prior to review
by the Board.
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 0.30 FAR, or 8,899 sq. ft. (based on the 29,664 sq. ft. lot). Though
FAR details provided in the conceptual design plans are incomplete due to the failure to provide any 2"d
floor details on the new service station, mini -market and carwash building, staff believes the proposed
project likely meets the maximum allowable FAR for the site; given that, the ground floor of the new
building is 3,140 sq. ft. and a full 2nd floor would double the FAR for the new building to 6280 sq. ft.
which would increase to a total of 6,484 sq. ft. of nonresidential development, or 0.22 FAR, with the
addition of the 204 sq. ft. trash enclosure.
Chaster 18 — Parkina Standards
Parking Requirements
Pursuant to Section 14.18.040 (Parking Requirements) of the Zoning Ordinance, the project is required
to provide a total of 14 on-site parking spaces, based on the following proposed uses:
Three (3) parking spaces for the proposed continued service station use; plus
® Ten (10) parking spaces for the new, 2,391 sq. ft. mini -market use (1/250 sq. ft. of gross retail); plus
One (1) parking space the new single vacuum stall.
The project proposes 10 on-site parking spaces: six (6) perpendicular parking spaces along the front of
the new building, three (3) parallel parking spaces adjacent to the landscape planter along the
Merrydale Rd. frontage, and one (1) parking space at the self-service vacuum stall located behind the
new building. When the project is submitted for formal review, it will need to reconcile the deficiency in
on-site parking spaces by proposing more parking spaces, reducing the size of the proposed mini-
market use or seeking a parking modification, which would require the review and recommendation of
the City Engineer and,the Board. The applicant submitted a statement (see Exhibit 3) which contends
that much of the parking demand for the mini -market use will be met by vehicles already parked
temporarily at the fuel pumps. Staff will also require dimension details for all new on-site parking spaces
Parking Space Dimensions
Pursuant to Section 14.18.130 (Parking Facility Dimensions and Design) of the Zoning Ordinance, the
proposed perpendicular parking spaces are required to meet 9'x 19' dimensions and 26' drive aisle or
backup space. The concept design plans do not provide dimension details on the proposed
perpendicular parking spaces, though a minimum 30'4" drive aisle or backup space is proposed. The
proposed parallel parking spaces are required to meet 9'x 22' dimensions. The concept design plans
also do not provide dimension details on the proposed parallel parking spaces as well. Section
14.18.110 of the Zoning Ordinance, allows 30% of all required parking spaces to meet reduced or
`compact' space dimensions, which would allow the perpendicular parking spaces to meet 8' x 16'
dimensions and the parallel parking spaces to meet 8'x 20' dimensions. though a minimum 30'4" drive
Modifications will be required to both the depth of the proposed parking spaces and the backup space
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required for 2 of the 6 proposed parking spaces. The formal application submittal will require significant
revisions to meet the parking requirement for the project.
Chapter 19 — Signs
Sign Programs
In 1976, the existing site signage was approved with the service station use and development in
accordance with the allowable standards for the services stations under the City's then Sign Ordinance.
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. In 1976, the Planning
Commission conditionally approved entitlements for the existing service station use on the site,
including a Sign Review Permit (SR76-63), which allowed two (2) freestanding signs (one monument
sign located along the Merrydale Rd. frontage and one pole sign located along the U.S. Highway 101
off -ramp) and ancillary signage on the fuel pumps and at the entrance and exit to the carwash. The
concept design plans proposes to reface the existing 25' -tall freestanding pole sign, locate at the rear of
the site, and to replace the existing freestanding monument sign along Merrydale Rd, frontage with a
larger monument sign. The concept design plans propose new signs on the building (west building
elevation, on the tower element, at the building entrance) and on the fuel canopy fascia (north, south
and west elevations). The project proposes 152.10 sq. ft. of combined signage for the redeveloped site.
Prior to 2004, service station uses were allowed up to four (4) signs total, with a maximum combined
sign area of 100 sq. ft. By comparison, two other existing Chevron service stations, located at 1320 2nd
St. and 949 Del Presidio Blvd., were approved with Sign Programs with maximum total signage of 89
sq. ft. (1320 2nd St.; SR09-027) and 98 sq. ft. (949 Del Presidio Blvd.; SR08-042), respectively
(excluding ancillary signage on the fuel pumps). Staff believes "the proposed new signage should be
reduced, to a maximum of 100 sq. ft. or less of total combined sign area.
Additionally, the concept design plans propose recessed LED lighting along the entire length of all
elevations of the canopy fascia. Pursuant to Section 14.19.052 (E) (Computation or Determination of
Permitted Sign Area) of the Sign Ordinance, when lighting is used to illuminate an area that forms a
substantially closed geometric shape, which contains signage, all the area within the closed shape shall
be considered sign area. This proposed LED canopy lighting would have the effect of illuminating the
entire `blue' background panel underneath the proposed "Chevron" sign along the west elevation, which
would increase the proposed site signage by 214 sq. ft. to 364.3 sq. ft. of total new signage for the site.
The LED lights proposed along the other canopy elevations (east, north and south) would be accent the
fascia itself and not signage and, therefore, would not increase the proposed new signage for the site.
Both existing Chervron service stations in the City, located at 1320 2nd St. and 949 Del Presidio Blvd.,
specifically proposed similar recessed LED lighting on the fascia of the fuel pump canopy during the
review of SR09-027 and SR08-042, respectively, for which the Board did not recommend approval and
the Planning Commission did not approve. Staff believes, similarly, that the proposed LED canopy
lighting should not be recommended by the Board, or included in the formal project submittal, given
that; it would greatly increase the total sign area of new signage on the site and would conflict with past
interpretations by the Board during prior redevelopment projects at other Chevron service station sites.
Staff requests the Board's comments on the following:
Whether the proposed conceptual signage is appropriate or should it be reduced to meet similar
approved signage on other Chevron service stations.
Whether the proposed recessed LED lighting on the fascia of the fuel pump canopy is appropriate,
given the significant increase in new sign area for the site and the lack of precedent in review and
recommendation of prior similar proposals.
Chapter 22 — Use Permits
As discussed earlier in staff's report, the existing Use Permit approval for the site will require
amendment, by the Planning Commission, to allow the new mini -market use. In order for the Planning
Commission to approve amendment of the existing Use Permit (UP76-56), the formal project submittal
will need to meet required Findings, pursuant to Section 14.22.080 of the Zoning Ordinance.
Chapter 25 — Environmental and Desiqn Review Permit
The project will require 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 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 theSan
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 0 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.
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Site Design
The project proposes to replace the existing service station and carwash facility with a larger similar
facility that adds a 2,391 sq. ft. min -market use on the site. Additionally, the concept review proposes to
separate the fuel pump canopy from the service station, carwash and mini -market building, which is
currently attached; the canopy is proposed to be relocated to the front of the site and the service
station, carwash and mini -market building is proposed to be relocated to the rear of the site. Staff
generally supports the proposed site design due to the restrictions presented by the triangular -shape of
the site and the location of the existing easements.
Architecture
Staff has concerns with the proposed two-story scale of the proposed service station, carwash and
mini -market building. While the existing scale of commercial and both single-family and multifamily
residential development surrounding the site is a mixture of single- and multi -story scale, the City has
never approved a two-story service station facility such as the proposed by the project. The concept
design plans do not include details on the use(s) proposed for the 2nd story of the new service station,
carwash and mini -market building. The proposed tower element creates even greater upper -story scale
which contributes to staff's concern that the project may impact public views of the San Pedro Ridge,
located above the Civic Center, from Merrydale Rd., and public views of San Rafael Hill from
southbound U.S. Highway 101.
Staff requests the Board's comments on the following:
® Whether the two-story scale is appropriate for the project due to its proposed use and potential view
impacts.
Colors and Materials
While the `industrial' -design of the fuel pump canopy is dominated by exposed support posts, wide
fascia, flat roof and primary colors is distinct from the proposed contemporary design of the new service
station, mini -market and carwash building, characterized by stucco walls and parapet with drystacked
stone veneer wainscoting and metal awning projections, all in an earthtone/woodtone color palette, staff
believes this disparate design is a standard development concept for Chevron which has been
approved previously by the City (1320 2"d St.). While the concept design plans include an attached
Color Board page, staff will be requiring a better Material and Color Board at the time of formal project
submittal.
Walls, Fences and Screening
The project proposes to replace an existing CMU block wall, located at the rear of the site, with a new
retaining wall of a similar height (up to 3.5' in height). While no design details are provided in the
concept design plans, staff will be requiring the new retaining wall to match the colors and materials of
the new service station, mini -market and carwash building. The concept design plans do not provide
details on whether the existing chain-link fencing, that surrounds the rear, street side and front property
boundaries, would remain, removed or be replaced. Staff finds the portion of the existing chain-link
fencing located along the Merrydale Rd. frontage unequal in quality with the proposed redevelopment
project and will be requiring its removal at formal project submittal to the southbound 101 off -ramp.
Exterior Lighting
The concept design plans do not include lighting details, though light fixtures are shown on all
elevations of the new building, a replacement light standard is proposed at the driveway to the site and
LED (Light -Emitting Diode) lighting is shown on all elevations of the fuel canopy fascia. When the
project is submitted for formal review, Planning staff will require Lighting Plans with photometric study
calculations and details on all proposed lighting fixtures, particularly proposed lighting levels
underneath the fuel canopy.
10
LED canopy lighting has been proposed in previous service station redevelopment proposal and has
neither received support from staff or the Board, nor approval by the Planning Commission. Staff
believes similarly that the LED proposed by the concept project would greatly increase the total sign
area of new signage on the site, as defined by the City's Sign Ordinance.
Landscape Design
The project proposes modifications to the size and location of the landscape planting areas in the site.
The planting areas along both the Merrydale Rd. frontage and the rear of the site are proposed to
remain the same size. The planter area along the south property boundary, adjacent to the U.S.
Highway 101 off -ramp, is proposed to be reduced significantly in order to accommodate the location of
the new building and the carwash entrance and exit. Existing planter `islands', located adjacent to the
existing building are proposed to be removed and new planter `islands' are proposed along the north
and east elevations of the new building.
The project proposes to eliminate all grass turf from the landscape planting areas and install a
combination of new trees (8, 15 -gallon size), shrubs (259, primarily 5 -gallon size), vines (4, 5 -gallon
size) and groundcovers (140, 1 -gallon size). The project proposes to remove one (1) mature (36" -
diameter) Redwood tree, to accommodate the location of the new building, while preserving four (4)
other mature (30 -36" -diameter) Redwood trees, located primarily at the rear of the site. One of these
existing Redwood trees, located adjacent to the driveway along the Merrydale Rd. frontage, has been
topped and staff questions its usefulness and anticipated longevity. '
Staff requests the Board's comments on the following:
• Whether the proposed, Landscape Plan (Sheet L1) is appropriate in the species of plantings
proposed (trees, shrubs, grasses, vines and groundcover) and the number of each planting
proposed.
• Whether the preserving the existing, 36' -diameter, Redwood tree, located adjacent to the driveway
along the Merrydale Rd. frontage, is appropriate, given the fact that it has been topped.
The project additional proposes off-site landscape enhancements, within the Caltrans -owned
southbound 101 off -ramp (see Sheet SP1) though the Landscape Plans do not provide details or
include the Caltrans ROW (Right -of -Way). Staff supports the proposal to install off-site landscape
enhancements in the Caltrans ROW.A recent approval to redevelopment the prior Royal Coach
Carwash (990 Francisco Blvd. E.) also included re -landscaping Caltrans ROW areas. Staff encourages
the applicant to continue to work with Caltrans to obtain permission to make off-site landscape
enhancements along the southbound 101 off -ramp. At the time of formal project submittal, staff will
require the Landscape Plan to include details on these proposed off-site landscape enhancements in
the Caltrans -owned ROW areas.
San Rafael Design Guidelines:
Planning staff requests the Board's guidance in evaluating the project for consistency with the following
applicable Nonresidential Design Guidelines:
Parking Lots
• A logical sequence of entry and arrival as part of the site's design should be provided.
• Where possible, design entrances from the street to direct views towards the building entry.
• Parking should be distributed to provide easy access to building entrances.
• Where possible, parking should be located to the rear or side of a building in order to reduce the
visual impact of parking areas.
® Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a
parking space onto the street.
11
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
12
Planning staff has no additional comments concerning the conceptual site and building design beyond
those listed elsewhere in this report.
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 and the appropriate neighborhood group (the San
Rafael Meadows Improvement Assoc.), a minimum of 15 calendar days prior to the date of this hearing.
Additionally, notice was posted on the project site, along the Merrydale Rd. frontage. Planning staff has
received no comments on the project as a result of this noticing.
CONCLUSION
Overall, 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, it fails to provide adequate details on
the proposed 2nd story of the new building, parking space dimensions, or off-site landscape
enhancements. Many of the redevelopment calculations have also been found to be inaccurate or
inconsistent. Staff has concerns with the proposed LED canopy lighting, site signage, 2nd -story scale of
the new building/public views and the project landscaping, as discussed earlier in staff's report.
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
1. Vicinity Map
2. Site Photos
3. Applicant's Statement
Full-sized and reduced (11"x IT) plans have been provided to Board members only.
cc: Ron Jacobs — PM Design Group, Inc.; 2455 Bennett Valley Rd., Suite A102; Santa Rosa, CA
95404
Haji Alam — Faizan Corp.; 390 E. Gobbi St.; Ukiah, CA 95482
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EXHIBIT 1
I'M Design Group, Inc.
2455 Bennett Valley Road, Suite A102
PO Santa Rosa, CA 95404
DESIGN P. 707.703.5618
Architectural F. 707.361.4715
Solutions Gran[)
Chevron Station
170 Merrydale Rd.
San Rafael, CA
Written Statement
The proposed project consists of removing the existing sales building, car wash and canopy and
installing a new 2 -story building with a 2,225 sq. ft. convenience store on the first floor and
office space & storage on the second floor. A new 24'x48' self-service car wash will be attached
to the main building. A new six dispenser canopy will replace the existing, outdated canopy.
New underground fuel storage tanka.will be installed. The project will also include new
landscaping, signage, trash enclosure, parking and re -paving.
The c -store will operate 24 hours a day, seven days a week and sell the typical drinks, coffee,
pre-packaged food, hot food & snacks. Beer & wine will also be sold. The store will have two
employees working during peak hours and one during non -peak hours.
The new 38'x83' canopy will have six multi -product dispensers and will meet all accessibility
requirements.
All of the landscaping will be new and is designed to the City of San. Rafael standards.
Ten designated parking spaces are included along with the 12 fueling positions that customers
will use when shopping the c -store.
A new monument sign is proposed along with signage on the c -store and canopy.
This existing station is old and in severe need of reconstruction and accessibility upgrades. The
new station will be a huge improvement for the immediate neighborhood and the surrounding
area. It will offer many conveniences that people are looking for.
MAY 2 3 2616
PL pa NNG
Office Locations
Dallas a Denver a Los Angeles a Phoenix a Portland a Sacramento a San Francisco O Seattle
www.pmdginc.com
EXHIBIT 3
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