HomeMy WebLinkAboutPlanning Commission 2014-02-25 #2CITY OF
Community Development Department— Planning Division
P. O. Box 151560, San Rafael, CA 94915-1560
PHONE: (415) 485-3085/FAX: (415) 485-3184
Meeting Date
Agenda Item
Case Numbers
February 25, 2014
U P 12-032
Project Planner: Raffi Boloyan (415) 485-3
REPORT TO PLANNING COMMISSION
SUBJECT: 580 Francisco Blvd West (ULTA Beauty Products) — Follow-up review of Use Permit
condition of approval requiring study of actual parking demands during first holiday
season following construction of new 10,000 sq. ft. retail building for ULTA Beauty
supply; APN: 018-014-043, 045, 051, 057; Francisco Blvd. West Commercial District
(FBWC) District; Toys Center, LLC, owner; Seth Nobmann, applicant; File No: UP12-
032
EXECUTIVE SUMMARY
In 2013, the Commission approved a new retail pad building for ULTA Beauty Supply at the Toy's R Us
Center, the construction of which required a parking reduction to the whole shopping center. While
reviewing the project, the Commission expressed concern with the reduction of parking, particularly how
it would impact on-site parking during the holiday season. Therefore, a condition of approval was added
to require a parking study during the first holiday season that the new business was open and report
back to the Commission. The new beauty supply store opened in October 2013 and a parking study of
was completed during December 2013. The results of the study demonstrate that even with the reduction
in parking, the center had adequate on-site parking, even during the busiest day of the holiday season.
Therefore, it appears that parking is adequate and no further mitigations are required.
RECOMMENDATION
Based on the additional parking study, staff recommends that Planning Commission accept this report
and conclude that the project has satisfied Use Permit (UP12-032) condition of approval #4, and no
further review or additional mitigation measures related to parking are required.
BACKGROUND
On January 29, 2013, the Planning Commission adopted a resolution (Resolution # 13-02) conditionally
approving an Environmental and Design Review Permit, Use Permit and a Sign Program Modification to
allow the following:
• The construction of new 10,000 square foot stand-alone commercial building for ULTA Beauty
salon with in the Toys R US center.
• Added beauty supply sales as an allowable use within the Center, granted a parking reduction
of 43 spaces for the entire center. With the parking reduction, 331 spaces were proposed to
be provided within the entire center, where 374 would typically be required based on a 1
space/250 gross sq. ft. requirement for general retail.
• Allow a 48 inch high sign in the Toys R Us Shopping Center.
A copy of the Planning Commission Resolution 13-02 is attached as Exhibit 1. During the hearing, the
Commission expressed some concern with the parking modification during the holiday season and
REPORT TO PLANNING COMMISSION - Case No: UP12-032
Page 2
added a condition of approval (Use Permit condition of approval #4 on Exhibit 1-8and 1-9 of this report)
listed below in italics which states:
4. There is a question by the Commission as to whether a parking problem may arise during the
December holiday shopping season due to the parking modification. During the first December
holiday shopping season (anticipated to be December 2013, but could be later) following Ulta's
opening the applicant shall:
a. Require employees to park off site;
b. Retain a parking consultant to monitor actual parking lot use, develop a written report
describing the use, give a professional opinion as to whether parking is adequate, and
propose mitigations to any perceived problem;
c. Submit the report to Community Development staff in January for transmittal to the
Commission for discussion.
d. The Commission shall review the report and determine whether there was a parking
problem, and whether the mitigations proposed by the parking consultant are adequate.
The Commission may, at their discretion, require additional or different mitigations.
The project obtained a building permit and construction of the new 10,000 sq ft retail building was
completed and opened for business in late 2013, just in advance of the 2013 holiday season. The
applicant hired a traffic engineering firm to conduct parking surveys during the holiday season and a
report of the findings was submitted to the City in early January 2014.
ANALYSIS
The applicant submitted a parking study of the on-site parking conditions during the 2013 holiday season
for the entire Toys R Us Center. The study was conducted on three separate days, Wednesday
December 18th, Thursday December 19th and Saturday December 21St. On each of those three days,
parking surveys were conducted every hour from 1lam to 9pm. In summary, the survey concluded that
the projected parking demand calculations presented to the Commission during the review of the project
were accurate. The greatest demand was found to be at Spm on Saturday December 21St during which
time, 298 vehicles were parked on the site. The total of 331 parking spaces provided for the center is
therefore found to be adequate. A copy of the updated study is provided as Exhibit 2.
Given that this is a follow-up review and no issues have been identified by the report, staff has placed
this item on the consent calendar. If any Commissioners have concerns or questions with the conclusion
of this follow-up review, the matter can be pulled from the consent calendar and discussed in more detail.
ENVIRONMENTAL DETERMINATION
The initial project was exempt from the requirements of the California Environmental Quality Act (CEQA),
pursuant to Section 15301(e).1) of the CEQA Guidelines which exempts additions to existing structures
less than 10,000 square feet. This follow-up review does not require further CEQA review.
NEIGHBORHOOD MEETING / CORRESPONDENCE
As a follow-up review of an approved project, no additional noticing was conducted for this project.
REPORT TO PLANNING COMMISSION - Case No: UP12-032 Page 3
OPTIONS
The Planning Commission has the following options:
1. Accept the report and deem the condition of approval as completed and no additional parking
mitigation warranted (Staff recommendation); or
2. Find that on-site parking is not sufficient and that additional parking mitigation is warranted and
provide direction to staff as to the extent and type of parking mitigation that should be required; or
3. Continue the applications to allow the applicant to address any of the Commission's comments or
concerns.
EXHIBITS
1. Planning Commission Resolution No. 13-02
2. Review of Holiday Parking Occupancy Conditions at 600 Francisco Blvd West — Prepared by Abrams
Associates, dated 1/6/14
RESOLUTION NO, 13-02
RESOLUTION OF'THE CITY OF SAN RAFAEL PLANNING COMMISSION CONDITIONALLY
APPROVING A ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED12-062) A USE PERMIT
(UP12-032) AND SIGN PROGRAM MODIFICATION (SP12-009) TO ALLOW THE
CONSTRUCTION OF A 10,000 SQUARE FOOT COMMERCIAL BUILDING, THE ADDITION OF
BEAUTY SUPPLY SALES, A PARKING REDUCTION OF 43 SPACES, AND A 48 INCH HIGH
SIGN IN THE TOYS R US SHOPPING CENTER, 580 FRANCISCO BLVD. WEST;
(APNS: APN: 018-014-043, 045, 051, 057)
WHEREAS, on September, 2012, Christine Morrison, project applicant, submitted applications for an
Environmental and Design Review Permit, a Use Permit and a Sign Program Modification to allow the
construction of a 1.0,000 square foot commercial building, the addition of beauty supply sales, a parking reduction
of 43 spaces, and a 48 inch high sign in the Toys R Us Shopping Center, 580 Francisco Blvd. West, The addition
would add a new free standing building to the Center, to be occupied by Ulta Beauty Supply;
WHEREAS, the proposed Environmental and Design Review application, Use Permit application and
Sign program modification applications were reviewed by the City's Building Division/Fire Prevention Bureau
and Public Works Department and were recommended for approval with certain conditions; and
WHEREAS, upon staff review of the application, the project was determined to be exempt fi•om the
provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section
15301(c),1) which exempts additions to existing structures less than 10,000 square feet; and
WHEREAS, on December 4 2012, San Rafael Design Review Board held a duly noticed public hearing
on the proposed Environmental and Design Review Permit, accepting all oral and written testimony and the
written report of the Community Development Department staff, and unanimously recommended approval
subject to revisions to the project design including revising the entry sequence and pedestrian access ramp
location to provide better access to the north parking lot; relocating the roof access ladder inside the building;
adding landscaping and trees to frame the front entrance and soften the front of the building; and requiring all
materials and accent colors match the existing building finishes; and
WHEREAS, on January 29, 2013, the San Rafael Planning Commission held a duly noticed public
hearing on the proposed Environmental and Design Review Permit, Use Permit and Sign Program Modification
applications, accepting all oral and written public testimony and the written report of the Community
Development Department staff and closed said hearing on that date;
WHEREAS, the custodian of documents which constitute the record of proceedings upon which this
decision is based is the Community Development Department
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Rafael
hereby approves the Environmental and Design Review Permit, Use Permit and Sign Program Amendment to
allow the construction of 10,000 square foot commercial building the addition of beauty supply sales, a parking
reduction of 43 spaces, and a 48 inch high sign in the Toys R Us Shopping Center; based on the following
findings:
File No. UP12-032
Title: PC Resolution 13-02
Page: Exhibit 1-1
Environmental and Design Review Findings
(ED12-062)
i) The proposed 10,000 square foot building addition to the Toys R Us Center and associated landscaping and
parking lot improvements is in accord with the General Plan, the objectives of the Zoning Ordinance and the
purposes of this Chapter given that:
a. As discussed on Pages 3-6 of the January 29, 2013 Planning Commission staff report, the proposed
project (as conditioned) is consistent with General Plan Policy LU -9 (Intensity of Non -Residential
Development), Policy LU -23 (Land Use Map and Categories), Policy CD -10 (Non -Residential Design
Guic%lines — Visual Compatibilio), Policy CD -18 (Landscaping), NH-103(Specialty Retail Uses), CON
-6 (Creek and Drainagetivay Setbacks, and CON -4 (Wetland Setback)
b. As discussed on Pages 6-8 of the January 29, 2013 Planning Commission staff report, the proposed
project (as conditioned) conforms to the objectives of the "Zoning Ordinance Chapter 5 (Land Use
Regulations), Chapter 16 (Site and Use Regulations), Chapter 18 (Parking), Chapter 19 (Signs), Chapter
22 (Use Permits) and Chapter 25 (Environmental Design Review Pei,nits). The proposed building meets
all setbacl< and Floor Area Ratio (FAR) requirements, provides adequate parking as determined by a
parking analysis and the Traffic Division of the Public WoiAs Department, the addition of beauty
products sales constitute a national retail use compatible with the toys, clothing and other specialty retail
uses in the Center, the sign has a common design elements with the sign program of individually
mounted letters, mounting on the parapet and location over the main entrance door; and
c. The project has been reviewed for conformance with the applicable design criteria established in Chapter
14.25 of the Zoning Ordinance and the Design Review Board and Planning staff determined that the
proposed new building and site improvements, as conditioned, would continue and complement the
architecture, color and materials of the existing building; and
d. The proposed use of retail sales of beauty products is also consistent with the use criteria and purposes of
the Francisco Blvd West Commercial District as the Toys Center was approved as a multi tenant center
with shops that provide related services or types of goods and which had regional market bases. All uses
in the Center must demonstrate consistency with this approved character. Ultra Beauty Products is
consistent in that it is conceivable that shoppers at one or more of the other tenants would also shop at
Ulta, particularly those at TJMaxx. The proposed tenant is a national franchise which, due to the large
10,000 sq.ft, building format, must rely on a regional market base rather than a local base; and
2) The project design, as conditioned, is consistent with all applicable site, architecture and landscaping design
criteria and guidelines for the Francisco Blvd West Zoning District in which the site is located given that:
a. The proposed additional square footage is within the maximum 0,32 FAR allowed; and
b. The proposed building materials, finishes and colors will match those on the existing; and
c, The overall landscaping area (Exclusive of the wetland area) will be I T5 % of the site which exceeds the
15% required. in addition, the new building will have landscaping on all four sides of the building as
directed by the Design Review Board, and has been conditioned to appropriately maintain the vegetation
in the buffer area around the wetlands area.
3) The project design minimizes adverse environmental impacts given that:
a. The proposed project was reviewed by applicable City departments and no adverse environmental
impacts were identified; and
b. The proposed project would be constructed in compliance with all applicable local, State and Federal
building codes; and
File No, UP12.-032
Title: PC Resolution 13-02
2
Page: Exhi�-2
c. The habitat area at the rear and side of the site were evaluated by a qualified biologist who determined
that the rear area was a wetlands and the area to the side was a drainageway; they further determined that
the setbacks for the wetlands area was the existing screen fence and the drainageway setback was the
existing pavement location. The proposed building is set back 5 feet from the screen fence and does not
change the pavement area near the drainageway; and
d. The maintenance and enhancement of the wetlands buffer area was evaluated by the biologic consultant
who determined that the retention of the existing trees and their periodic trimming as has been the
practice of the property owner is appropriate and should be continued with the periodic removal of trash
and debris, and that replanting of coyote bush as it deteriorates is necessary, and these maintenance items
are included as a condition of approval; and
c. The proposed project is exempt from the requirements of the California Environmental Quality Act
(CEQA), pursuant to Section 15301(e).1) of the CEQA Guidelines which exempts additions to existing
structures less than 10,000 square feet.
4) The project will not be detrimental to the public health, safety or welfare, nor materially injurious to
properties or improvements in the vicinity in that:
a. The proposed addition would not add square footage in excess of what is allowed or substantially
intensify the retail uses on the project site and as such, would not interfere with the daily operations of
the existing uses on the site or the uses in the surrounding area; and
b. The parking modification reducing the number of required on site spaces by 43 (From 374 to 33 1) has
been reviewed by a qualified traffic consultant and the Traffic Division of the Public Works Department
and was found to be adequate for the parking demand generated by the site development; and
c, No letters of opposition to the proposed project have been filed to date.
Use Permit (UP12-032)
Findings
1) The proposed 10,000 square foot addition to the Toys R Us Center and associated landscaping and parking lot
improvements is in accord with the General Plan, the objectives of the Zoning Ordinance and the purposes of
this Chapter based on discussions in Environmental and Design Review Permit Finding 1(a), 1(b), 1(c) and
I(d) listed above.
2.) The proposed use, together with the conditions applicable thereto, will not be detrimental to the public
health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the
general welfare of the city based on discussions in Environmental and Design Review Permit Finding #4
listed above.
3) That the addition of 10,000 square feet of building area and landscape modifications to the site and parking
lot, as conditioned, complies with the following applicable provisions of the zoning ordinance: Chapter 5
(Land Use Regulations), Chapter 16 (Site cord Use Regulations), Chapter 18 (Parking), Chapter 19 (Signs),
Chapter 22 (Use Permits) and Chapter 25 (Enviro»n7eutol Design Revieiv Permits) as discussed on Pages 4-7
of the September 11, 2012 Planning Commission staff report. The proposed project is an addition to an
existing shopping center that meets all setback and FAR requirements and maintains the existing circulation
patterns. The parking modification was found to provide adequate parking for the unified center.
4) The proposed addition of retail sales of beauty products is consistent with the use criteria and purposes of the
Francisco Blvd West Commercial District as The Toys Center was approved as a multi tenant center with
shops that provide related services or types of goods and which had regional market bases. All uses in the
Center must demonstrate consistency with this approved character. Ultra Beauty Products is consistent in
that it is conceivable that shoppers at one or inore of the other tenants would also shop at Ulta, particularly
those at TJMaxx. The proposed tenant is a national franchise which, due to the large 10,000 sq.ft. building
format, must rely on a regional market base rather than a local base. File No. UP12-032
3 Title: PC Resolution 13-02
Page: Exhibit 1-3
5) A modification to the parking requirements to allow a 43 parking space reduction per Section 14.18,080 is
warranted for this site given that a parking analysis was done by a qualified traffic engineer. The analysis
included a survey of actual parking usage and projected parking demand of the proposed use which indicated
that adequate parking was provided, In addition, the projected parking demand was calculated by using
industry standard (Institute of Traffic Engineers) for parking, and it also determined that adequate parking
was provided. The use limitations of the property owner, which prohibit large parking demand uses also
indicate that future uses will not be introduced to the Center that would impact the parking situation. The
sale of beauty products is consistent with the other products offered in the Center, and it is conceivable that
shoppers at one or more of the other tenants would also shop at Ulta, particularly those at TJMaxx, thus
reducing the parking demand.
Sign Program Amendment (SP12-009)
Findings
1) The proposed signs are consistent with the provision of the existing Sign Program with the exception of the
blade sign and the 48 inch height of the overall Ulta sign, These elements are consistent with the overall sign
program criteria in that all of the signs in the program must have one or more common design element, The
building sign has several elements shared with the other signs, including individually illuminated letters,
mounting on the parapet, and centrally located over the entrance door, The blade sign does not share these
characteristics, but the lettering is consistent with the building sign; and
2) All of the signs must be in harmony and scale with the materials, architecture and other design features of the
building. The building sign at 48 inches fits within the 9 foot high blue panel portion of the building parapet
and is balanced on the overall front fayade, The blade sign at just under 5 sq. ft, in area, is small, and is
logically located to identify the front door to pedestrians in the parking lot,
3) The total sign area at 46,8 sq, ft, is less than the 100 sq, ft, area allowed by the size provision of the Sign
Ordinance and the Sign Program. The height increase to 48 inches is in scale with the property and would
not be overly apparent. With a setback of 295 feet from the street, a larger letter size is needed. The blade
sign would not be visible from the street and is oriented towards pedestrians, and is therefore in scale with
the property and the sign's function.
Environmental and Design Review Permit (ED12-062)
Conditions of Approval
Community Development Department- Planning Division
I . The proposed 10,000 square foot building addition, landscaping, signs and site improvements to the Toys R
LIS Center shall be constructed in substantial conformance with the proposed site plan and elevations as
presented for approval on plans prepared by BKF Engineers, Chipman Design Architecture Inc,, Kiefer &
Co, and Balcerak Design, date stamped Approved, Jantiar;y 29, 2013, and shall be the same as required for
issuance of a building permit, subject to the listed conditions of approval, Minor modifications or revisions
to the project shall be subject to review and approval of the Community Development Department, Planning
Division. Modifications deemed not minor by the Community Development Director may require review and
approval by the Design Review Board and/or the original decision making body,
The landscaping shall be installed as shown on the Preliminary Plan Sheet L1.2 as presented to the Planning
Commission on January 29, 2013. The existing trees in the wetlands buffer area as shown on Sheet L1,1
shall be maintained and replaced if removed or substantially damaged. Any changes to the landscaping plan
shall require a revised landscape plan and review and approval by the Planning Division and MMWD.
Modifications deemed not minor by the Community Development Director may require review and approval
by the Design Review Board and/or the original decision making body.
A copy of the Conditions of Approval for F.D12-062 shall be included as a plan sheet with the building
permit plan submittal. File No. UP12-032
Title: PC Resolution 13-02
Page: Exhibit 1-4
Approved colors are as shown on the approved Calor and Material board. The approved colors shall match
the existing building colors, materials and finishes. Any future modification to colors shall be subject to
review and approval by the Planning Division, prior to painting the building.
This Environmental and Design Review Permit (ED12-062) shall be valid for rivo years from the date of
Planning Commission approval, or until Januajy 29, 2015, and shall become null and void if building
permits are not issued, or a time extension is not granted before that time. Once a building permit for the
proposed site improvements is issued within the two-year period, the Environmental and Design Review
Permit shall become valid and run with the land and will not have an expiration date. On-going compliance
with all conditions of approval shall be required to keep the Environmental and Design Review Permit valid.
6. Prior to issuance of a building permit, the applicant shall submit written documentation from Marin
Municipal Water District (MMWD) indicating that MMWD has reviewed and approved the proposed
landscaping and irrigation plans for the project site (Plan Sheet L1.2),
7. Prior to issuance of a building permit, the applicant shall submit a letter from MMWD stating that they have
reviewed and approve or conditionally approved the proposed landscape plan (Plan Sheet Ll. 1 ).
8. Prior to issuance of a building permit, the applicant shall submit a letter from the San Rafael Sanitation
District, stating that they have reviewed the project plans and approve or conditionally approve the proposed
project plans.
9. All new and existing landscaping shall be maintained in a healthy and thriving condition, free of weeds and
debris. Any dying or dead landscaping shall be replaced in a timely fashion with new healthy stock of a size
compatible with the remainder of the growth at the time of replacement.
10. All exterior lighting shall be shielded down. Following the issuance of a certificate of occupancy, all exterior
lighting shall be subject to a 90 -day lighting level review by the Police Department and Planning Division to
ensure compatibility with the surrounding area.
11. The applicant shall contact the Planning Division to request a final inspection, prior to the issuance of the
final building permit. The request for final inspection by the Planning Division shall require a minimum of
48-hour advance notice. All approved landscaping shall be installed prior to the Planning final
inspection.
12. Construction hours and activity (including any and all deliveries) are limited to the applicable requirements
set forth in Chapter 8.13 of the San Rafael Municipal Code.
13. The existing trees in the wetlands buffer area as shown on Sheet L1.1 shall be maintained and replaced if
removed or substantially damaged. Annual trimming of the trees in the lower story area to provide line of
sight and discourage camping in the area shall be done by the property owner in accordance with the
provisions stated in the Zander Report, dated December 4, 2012. Annual removal of debris shall be done by
the property owner.
Community Development Department- Building Division/Fire Prevention Bureau
14. The design and construction of all site alterations shall comply with the 2010 California Building Code, 2010
Plumbing Code, 2010 Electrical Code, 2010 California Mechanical Code, 2010 California Fire Code, 2010
California Energy Code, 2008 Title 24 California Energy Efficiency Standards, 2010 California Green
Building Standards Code and City of San Rafael Ordinances and Amendments.
File No. UP12-032
Title: PC Resolution 13-02
Page: Exhibit 1-5
15. A building permit is required for the proposed work. Applications shall be accompanied by four (4)
complete sets of construction drawings to include:
a. Architectural plans
b. Structural plans
c. Electrical plans
d. Plumbing plans
e. Mechanical plans
f. Fire sprinkler plans (Deferred Submittal to the Fire Prevention Bureau)
g, Fire underground plans (Deferred Submittal to the Fire Prevention Bureau)
h, Fire alarm plans (Deferred Submittal to the Fire Prevention Bureau)
i. Site/civil plans (clearly identifying grade plane and height of the building)
j. Structural Calculations
k. Truss Calculations
I, Soils reports
m. Green Building documentation
n. Title -24 energy documentation
14. Each building must have address identification placed in a position that is plainly legible and visible from the
street or Coad fronting the property. In new construction and substantial remodels, the address must be
internally or externally illuminated and remain illuminated at all hours of darkness. Numbers must be
contrasting in color to their background SMC 12.12.20,
15. Monument sign(s) located at the driveway entrance(s) shall have address numbers posted prominently near
the top of the monument sign.
16. You must apply for a new address for this building from the Building Division. The address for structures is
determined by the Chief Building Official. The address for the new building will be legalized upon
completion of its construction. Each page of the plan's title block and all permit application documents must
show the proposed building's address identification information,
17. School fees will be required for the project. School fees for commercial space is computed at $0.33 per
square foot of new building area. Calculations are done by the San Rafael City Schools, and those fees are
paid directly to them prior to issuance of the building permit,
18. With regard to any grading or site remediation, soils export, import and placement; provide a detailed soils
report prepared by a qualified engineer to address these procedures. In particular the report should address
the import and placement and compaction of soils at fixture building pad locations and should be based on an
assumed foundation design. This information should be provided to Building Division and Department of
Public Works for review and comments prior to any such activities taking place. A grading permit may be
required for the above-mentioned work.
19. All site signage as well as wall signs require a separate permit and application (Excluding address
numbering).
20. Each building shall be provided with sanitary facilities per CPC Sec 412 and Table 4-1 (including provisions
for persons with disabilities), Separate facilities shall be required for each sex,
21, The proposed facility shall be designed to provide access to the physically disabled in accordance with the
requirements of Title -2.4, California Code of Regulations. For existing buildings and facilities when
alterations, structural repairs or additions are made, accessibility improvements for persons with disabilities
may be required. Improvements shall be made, but are not limited to, the following accessible features:
File No. UP12-032
Title: PC Resolution 13-02
Page: Exhibit 1-6
a. Path of travel from public transportation point of arrival
b. Routes of travel between buildings
c. Accessible parking
d. Ramps
e. Primary entrances
f. Sanitary facilities (restrooms)
g. Drinking fountains & Public telephones (when provided)
h. Accessible features per specific occupancy requirements
i. Accessible special features, ie., ATM's point of sale machines, etc.
22. This project is subject to the City of San Rafael Green Building Ordinance. A sliding scale is applied based
on the valuation of the remodel or addition project. Renovations to existing non-residential buildings must
comply with the LEED for Commercial interiors or Operations and Maintenance rating systems. Upon
submittal of a building permit application, based on project valuation incremental energy efficiency tools will
need to be included as pail of the application such as documentation that LEED Prerequisites WE P1 and EA
P3 and Credit EA C1.3 have been addressed in project plans, and waste management.
23. A licensed C-16 Contractor shall submit automatic fire sprinkler system plans to the Fire Prevention Bureau
for approval and permitting prior to installation of the system.
24, A Knox Box is required at the primary point of first response to the building.
25. Fire lanes must be designated; painted red with contrasting white lettering stating "No Parking Fire Lane" A
sign shall be posted in accordance with the CFC Section 503.3.
26. Hazardous Materials Placard shall be installed in accordance with NFPA 704.
Department of Public Works- Land Development
27. Show all drainage facilities on the plan including roof grains and how they connect to the existing system.
28. Include and make part of the project plans, the sheet noted "Pollution Prevention — Its part of the plan."
Copies are available on the City of San Rafael website wwww.cityofsanrafael org.
29. A grading permit is required from the City of San Rafael, Department of Public Works, i 1 i Morphew Street,
San Rafael,
Marin Municipal Water District
30. The references parcels are currently being served. The purpose and intent of these services are to provide
water for commercial purposes and landscape irrigation. The proposed new 10,000 square foot commercial
building does not meet the conditions for service as set forth by the District which state in pail: "the property
must be fronted by a water main, the structure must be within 125 feet of the water main." Under these
conditions, water service to the new structure will require a pipeline extension from the end of the District's
existing facilities. The applicant must enter a pipeline extension agreement for the installation of the
necessary facilities and said agreement must be approved by the District's Board of Directors. The applicant
may apply for a variance to these requirements. This variance must be submitted to the District's Board of
Directors for their review and action. All costs associated with a pipeline extension are borne by the
applicant. Upon completion and acceptance of these facilities, or approval of the variance request, this
property will be eligible for water service upon request and fulfillment of the requirements listed below.
a. Complete a High Pressure Water Service Application.
b. Submit a copy of the building permit.
C. Pay appropriate fess and charges.
d. Complete the buildings foundation within 120 days of the application. File No. UP12-032
Title: PC Resolution 13-02
7 Page: Exhibit 1-7
e. Comply with the District's rules and regulations in effect at the time service is requested.
f. Comply with all indoor and outdoor requirements of District Code Title 13 — Water Conservation,
Plans shall be submitted, and reviewed to confirm compliance. The following are required:
i, Verification of indoor fixtures compliance
ii. Landscape Plan
iii. Irrigation plan
iv. Grading plan
g. Any questions regarding District Code Title 13 — Water conservation should be directed to Water
Conservation Department at (415) 945-1497. You can also find information about the District's
water conservation requirements online at www.marinwatDr qM.
h. Comply with the backflow prevention requirements, if upon the District's review backflow
protection is warranted, including installation, testing and maintenance. Questions regarding
backflow requirements should be directed to the backflow Prevention Program Coordinator at (415)
945-1559,
San Rafael Sanitation District
31. Provide estimated wastewater flow that will be entering the San Rafael Sanitation District sewer main.
32. In reference to the sheet titles "existing Conditions Exhibit," it shows a 6 -inch sanitary sewer pipe on the
south side of the existing building. According to our records, there was a 10 foot wide sewer easement at the
same location as the 6 inch sewer pipe, which was abandoned in July 1996. Therefore, this 6 inch pipe
would-be a private line. Please submit a copy of the property's title report for verification.
33. Submit plumbing and architectural plans to SRSD showing plumbing fixtures prior to issuance of a building
permit.
34. Sewer connection fees will be required prior to start of sewer construction,
Use Permit (UP12-032)
Conditions of Approval
I. This Use Permit authorizes a 10,000 new building addition to the Toys R Us Center, the inclusion of Ulta
Beauty Products as a retail beauty sales facility and the reduction in on site parking for the entire center by 43
spaces, from 374 to 331 spaces,
2. This Use Permit (UP12-032) shall have no expiration date and shall run with the land and remain valid
regardless of any change of ownership of the project site, subject to these conditions, provided that a building
permit is obtained or a time extension request is submitted to the City's Community Development
Department within two (2) years of this approval or until January 29, 2015,
3. On-going compliance with all conditions of approval shall be required to keep the Use Permit Amendment
valid. This Use Permit (UP12-032) may be called to hearing at any time by the Planning Division in order to
review compliance with the Conditions of Approval.
4. There is a question by the Commission as to whether a parking problem may arise during the December
holiday shopping season due to the parking modification. During the first December holiday shopping
season (anticipated to be December 2013, but could be later) following Ulta's opening the applicant shall:
a. Require employees to park off site;
b. Retain a parking consultant to monitor actual parking lot use, develop a written report describing the use,
give a professional opinion as to whether parking is adequate, and propose mitigations to any perceived
problem;
c. Submit the report to Community Development staff in January for transmittal to the Commission for
discussion.
File No. UP12-032
g Title: PC Resolution 13-02
Page: Exhibit 1-8
d. The Commission shall review the report and determine whether there was a parking problem, and
whether the mitigations proposed by the parking consultant are adequate. The Commission may, at their
discretion, require additional or different mitigations.
The modification to the parking requirements allows a 43 space parking reduction for the addition of 10,000
sq. ft. of retail sales of products that are compatible with other uses in the Center and are likely to result in
shoppers visiting more than one store in a single shopping trip. A change in use to a similar, compatible
retail sales use that are also likely to have multiple stops in one are acceptable. Changes in use to uses which
have a high parking demand, or are not likely to have multiple shopping stops, may require an amendment to
the Use Permit for the parking reduction and may be subject to review and approval of the appropriate
hearing body for such a modification.
Sign Program Modification (SP12-009)
Conditions of Approval
This Sign program modification allows two signs for Ulta Beauty Products; one with individually illuminated
white letters in a 41.9 sq.ft. sign with a maximum height of 4 feet over the front entry where the letters are 32
inches high, but the combination of letters and the "Swoosh" element have an overall height of 48 inches.
The second is a non -illuminated projecting sign, 4.95 sq, ft. in area, on the left side of the entry element.
The building techniques, materials and appearance of the signs, as presented for approval on the plans
prepared by Kiefer & Co, date stamped Approved, Jdnucny 29, 2013, and shall be the same as required for
issuance of a building permit, subject to the listed conditions of approval. Minor modifications or revisions
to the project shall be subject to review and approval of the Community Development Department, Planning
Division. Modifications deerned not minor by the Community Development Director may require review and
approval by the Design Review Board and/or the original decision making body.
The foregoing Resolution was adopted at the regular meeting of the City of San Rafael Planning Conlin ission
held on the 29"' day of January 2013.
Moved by Commissioner Lubamersky and seconded by Commissioner Robertson as follows:
AYES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT:
COMMISSIONERS:
ABSTAIN:
COMMISSIONERS:
Lubamersky, Robertson and Schaefer
�I
Pick, Wise
None
ATTEST(YgVZ a.
Paul A.Jense►, 'ecretary
SAN RAFAI,1 PLANK G CO . SSION
BY:
terry Pau lair
File No. UP12-032
title: PC Resolution 13-02
Page: Exhibit 1-9
AO/A04 Abrams Associates
TRAFFIC ENGINEERING, INC.
January 6, 2014
Mr. Seth Nobmann
Advanced Building Solutions, Inc.
855 Lakeville Street, Suite 200
Petaluma, CA 94952
Re: Review of Holiday Parking Occupancy Conditions at 600 Francisco Blvd. West in the
City of San Rafael
Dear Mr. Nobmann,
In response to. your request we have prepared a review of the 2013 holiday parking occupancy
conditions for the shopping center at 600 Francisco Boulevard West. These surveys are intended
to assist in fulfilling the conditions established by the City for the commercial building
constructed on the site last year. The existing conditions at the shopping center are shown in
Figure 1. The project completed in 2013 involved construction of a 10,000 square foot retail
building within this existing commercial site with 83,497 square feet of building space. The site
currently has 331 parking spaces.
December 2013 Parking Survey Results for the Shopping Center — In response your request
additional parking surveys were conducted during the 2013 holiday season to obtain data on the
number of occupied spaces on what are typically some of the busiest retail days of the year. The
parking surveys were conducted every hour from 11:00 AM to 9:00 PM, on Wednesday,
December 18t , Thursday, December 19th, and Saturday, December 21", 2013.
To aid in this parking survey, the parking lot was broken down into three sections. For this
reason, it was possible to analyze approximately where the majority of the cars were parking.
The three sections that were used in the survey are shown on the attached Figure 2. Also
included is Table 1, which shows the data from the survey conducted on Wednesday, December
18th broken down by time and section, Table 2 and Table 3 show the data from Thursday,
December 19th and Saturday, December 21 ", respectively.
The results of the 2014 December surveys reconfirmed the ITE parking demand calculations
were accurate. First of all the surveys again verified the existing tenants have higher parking
demand during the holiday season in December. Based on the surveys the parking generation of
the existing tenants was about 1 space per every 300 square feet of leased space (or about 3.2
spaces per 1,000 square feet). For these surveys the parking lot was broken into three areas as
shown on the attached Figure 2. As seen in Table 3, the shopping center had a maximum
December parking demand of 298 vehicles recorded 3:00 PM on Saturday December 21St, 2013.
A chart presenting the results of the surveys is shown in Figure 4.
File No. UP12-032
Title
1875 Olympic Boulevard, Suite 210 • Walnut Creek, CA 94596 • 925.945.0Tage
Parking Study
Exhibit 2-1
Page Pa 2 of 4 — 600 Francisco Blvd. West Parkin Occupancy Surveys Abrams Associates
g Parking p TRAFFIC ENGINEERING, INC.
Summary — Based on our review of the 2013 holiday parking occupancy conditions at the
shopping center with a parking supply of 331 parking spaces should continue to be more than
sufficient for a 93,497 square foot shopping center (given the mix of uses). Based on our
previous review of access, this shopping center's location generally results in demand that is
slightly below average. This indicates that the previously assumed design demand of 3.5 spaces
per 1,000 square feet was appropriate for this shopping center.
In general, our analysis and parking surveys indicate that the current parking supply for the
shopping center remains sufficient to accommodate the additional demand from the 10,000
square foot building constructed in 2013 (which resulted in a loss of 39 parking spaces). The
overall parking supply at the shopping center should continue to be sufficient during all peak
parking periods and there should be no significant impacts on surrounding properties or to on -
street parking in the area.
Please don't hesitate to contact me if you have any questions.
Sincerely,
AL
Stephen C. Abrams
President, Abrams Associates
T.E. License No. 1852
File No. UP12-032
Title: PC Resolution 13-02
Page: Exhibit 2-2
Page 3 of 4 — 600 Francisco Blvd, West Parking Occupancy Surveys
Abrams Associates
TRAFFIC ENGINEERING, INC.
Table 1
Holiday Parking Survey — Wednesday, December 19, 2013
Time
Section
Total
1
2
3
11:00 AM
75
49
42
166
12:00 PM
95
63
51
209
1:00 PM
116
69
50
235
2:00 PM
87
77
46
210
3:00 PM
112
68
41
221
4:00 PM
95
59
43
197
5:00 PM
75
45
39
159
6:00 PM
82
31
45
158
7:00 PM
71
35
32
138
8:00 PM
69
22
35
126
9:00 PM
54
27
33
114
Table 2
Holiday Parking Survey — Thursday, December 19, 2013
Tune
Section
Total
1
2
3
11:00 AM
79
45
16
140
12:00 PM
81
40
40
161
1:00 PM
78
62
40
180
2:00 PM
78
65
46
189
3:00 PM
70
66
45
181
4:00 PM
72
63
44
179
5:00 PM
79
45
37
161
6:00 PM
81
42
36
159
7:00 PM
73
27
32
132
8:00 PM
53
27
34
114
9:00 PM
44
23
19
86
-ile No. UP12-032
ritle: PC Resolution 13-02
gage: Exhibit 2-3
Page 4 of 4 — 600 Francisco Blvd. West Parking � Occupancy Surve ys Abrams Associates
� TRAFFIC ENGINEERING, INC.
Table 3
Holiday Parking Survey — Saturday, December 21, 2013
Time
Section
Total
1
2
1 3
11:00 AM
102
101
66
269
12:00 PM
94
88
70
252
1:00 PM
92
117
74
283
2:00 PM
96
120
76
292
3:00 PM
94
114
90
298
4:00 PM
97
120
75
292
5:00 PM
93
99
62
254
6:00 PM
89
64
60
213
7:00 PM
83
40
35
158
8:00 PM
70
32
19
121
9:00 PM
63
23
21
107
File No. UP12-032
Title: Parking Study
Page: Exhibit 2-4
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