HomeMy WebLinkAboutDRB 2012-12-04 #3 CITY OF
Community Development Department – Planning Division
Meeting Date: December 4, 2012
Case Numbers: ED12-062; UP12-032, SP12-009
Project Planner: Katie Korzun– (415) 485-3134
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 580 Francisco Blvd. West (ULTA Beauty Products) – Environmental and Design Review
Permit and Use Permit to allow the construction of 10,000 square foot new commercial
building, a parking reduction of 37 spaces and a sign program modification for a 48 inch high
sign in the Toys R Us Shopping Center; APN: 018-014-043, 045, 051, 057; Francisco Blvd.
West Commercial District (FBWC); Seth Nobmann, owner, Chipman Design Architects,
applicant; Francisco Blvd West Neighborhood.
PROPERTY FACTS
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: General Commercial (GC) Francisco Blvd. West
Commerciall (FBWC)
Toys R Us Center
North: General Commercial (GC) General Commerciall (GC) Commercial (auto dealers)
South: Industrial (I) Industrial (I) Industrial
East: General Commercial (GC) Francisco Boulevard West
Commercial (FBWC)
VW/Audi Dealership under
construction
West: General Commercial (GC) Francisco Boulevard West
Commercial (FBWC)
RAB Motors
Site Development Summary
Lot Size Lot Coverage
Required: 6,000 sf
Proposed: 369,150 sf 8.47 Ac (existing)
Allow/Req: N/R
Proposed:
Height Floor Area
Allowed: 36 ft.
Proposed: 27 ft.
Allowed: 0.32
Proposed: 0.25
Parking Upper Floor Area
Required: 374 spaces
Proposed: 331 spaces (Reduction requested)
Allowed: N/A
Proposed:
Landscape Area Setbacks
Required: 15% 51,285 sq.ft. (Excludes habitat)
Proposed: 17.5% 59,850 sq.ft. (Excludes habitat)
Required Existing Proposed
Front:
Side(s):
Rear:
NA
NA
NA
120 ft.
340 ft.
55 ft.
295 ft.
195 ft.
60 ft.
Grading
Total: 900 cu/yds
Cut: 100 cu/yds
Fill: 1,000 cu/yds
Off-Haul: 0
.
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SUMMARY
The project has been referred to the Board for review of site, elevations and sign additions to the
existing Toys R Us Center as required pursuant to San Rafael Municipal Zoning Code Chapter
14.25.040.A, review of a parking modification as per Section 14.18.040 B, and a minor amendment to
the Sign Program under section 14.19.048 (B). Based on review of the applicable design criteria,
discussed in detail below, staff concludes that the project adequately addresses the applicable criteria
and should be forwarded to the Planning Commission for action.
BACKGROUND
Site Description & Setting:
The Toys R Us Center is located approximately midway along the freeway oriented development facing
Francisco Blvd. West (FBW), and is highly visible from the freeway. All of the site has been filled and
raised to an elevation at or slightly above the level of Francisco Blvd. West. The newest parking lot
area, adjacent to RAB Motors and added to the site in 2007, is lower than the rest of the site.
Approximately one acre at the rear of the site, between the rear fence line and the adjacent SMART
property, has some habitat value.
History:
The Toys R Us Center was first approved in 1990 (ED90-59 and UP09-49) as a four phase project on
an 8.5 acre lot, with an 83,550 sq.ft. building and 426 parking spaces. This approval assumed there
would be a loss of lot area and parking with the Highway 101 Widening project. A number of
amendments were processed for adjustments to the site plan and approval of tenants (UP90-59 (a),
(b), (c), and (d)) and resulted in a building area of 84,495 sq. ft. and 431 parking spaces. Ultimately, a
slightly smaller building of 83,495 sq. ft. was constructed. In 1993, a City wide rezoning changed the
Zoning from Unclassified (U), to Francisco Boulevard West Commercial (FBWC) as part of the
implementation actions related to General Plan 2000.
In 2006, Caltrans completed the Highway 101 widening project which removed 65 to 90 feet of the site
along its entire frontage. As an interim measure, UP06-040, UP06-058 and UP07-058 allowed the
repair and re-landscaping of the main parking lot to be delayed and utilize an adjacent 0.8 acre lot to
the west (APN 018-014-57) for employee parking. Finally, in 2007, ED07-088 and UP 07-055 approved
a site, parking and landscape plan for the post freeway widening situation. This resulted in a 8.3 acre
site with a 83,495 sq. ft. building and 374 parking spaces (more parking than required). Additional
finger planters were required by the Board which reduced the number of actual spaces constructed to
386. To complete the site revisions necessitated by the freeway widening, a new freestanding sign
was approved in 2009 by SR08-064.
In 2011, ED11-081 approved a façade change for TJMaxx, which resulted in a new parapet entry, and
SP11-008 approved an amendment to the Sign Program for the TJMaxx sign.
PROJECT DESCRIPTION
Use: The proposed use is Ulta Beauty Products, a retail tenant selling cosmetics, fragrances, haircare
and skin care as well as a salon with selected services, located in a new 10,000 sq.ft. free standing
building constructed to the west of the existing building. This large scale specialty product facility is
anticipated to provide complementary sales items to the clothing, toys and other retail specialty
purveyors in the Center. Hours of operation would be 10 a.m. to 9 p.m., Mondays through Fridays, and
noon to 6 p.m. on Sundays.
Site Plan: This new building would be to the west of TJMaxx and would occupy a portion of the large
triangular landscape area at the rear of the lot and part of the adjacent parking lot. It would have a 5
foot setback from the existing wood fence separating the habitat area from the activity areas of the site
and be separated from the main building by the existing two way drive aisle. The main pedestrian
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entrance faces Francisco Blvd West and a pedestrian walkway extends along the west side of the
building to provide access to the main building. A trash enclosure would be at the rear of the building.
A short flight of stairs are needed at the building front as the finish floor level of the building would be
elevated above the parking lot level to comply with flood plain requirements. ADA compliant access to
the front entrance is provided at the east corner of the building. The parking lot revisions would remove
37 existing spaces and result in 331 proposed spaces where 374 are required by Code. Basic
circulation in the lot would remain unchanged; the existing two way driveway access to the rear of the
main building, the front parking lot and the parking to the west of the new building would remain.
Landscape areas would be provided on all side of the building, and a replacement planter provided at
the end of the shortened row of parking spaces. Overall, the landscape area would be reduced from
18.4% of the developed lot to 17.5%. The habitat area at the rear of the lot is not included in these
calculations.
Architecture: Overall, the design intent is to repeat the materials, colors, details and appearance of the
main building. The EIFS façade, reveals, cornice, metal panels, split face masonry are the same as the
existing building. The round column support elements at the corners and entries of the main building
are not used on the new building; square elements are proposed.
Landscaping: Landscaping would be provided on all sides of the building and new finger planters
added to the shortened row of parking. Overall, 17.5 % of the developable portion of the lot would be
landscaped. New trees would be provided in the parking lot, and the landscape materials would be the
same as those currently used in the lot.
Lighting: No new lighting is proposed.
Grading/Drainage: In order to raise the finish floor level to comply with flood standards, the building
would be elevated above the level of the parking lot through the import of about 1,000 cu/yds of
material. This elevation change would be under the slab and would be contained by the building
foundations. A ramp and stairs would provide access to the main building entry.
Signage: Two signs are proposed. Individually illuminated white letters would be used in a 41.9 sq.ft.
sign with a maximum height of 4 feet over the front entry. The letters are 32 inches high, but the
combination of letters and the “Swoosh” element have an overall height of 48 inches. A non-illuminated
projecting sign, 4.95 sq. ft. in area, is proposed on the left side of the entry element. It would have
white letters on a Persian Melon colored background.
ANALYSIS
General Plan 2020 Consistency:
The General Plan Land Use Designation for the site is General Commercial. Relevant policies are
Land Use (LU-23), Intensity of Non-Residential Development (LU-9), Non-Residential Design
Guidelines (CD-10), and Landscaping (CD-18), and the project is consistent with each policy.
Specifically, the project is consistent with each of these policies in that specialty retail uses such as
beauty supply sales are listed in the General Commercial designation. The addition of 10,000 sq. ft.
building area to the site would increase the FAR from 0.23 to 0.25 which is less that the 0.32 allowed.
The design of the building is similar to and consistent with the existing building, and would appear as
an integral part of the development. Additional trees, shrubs and groundcover from the existing plant
palette would be installed to replace the plant material removed and would be located to enhance and
compliment the buildings appearance.
The Neighborhoods Element contains a specific policy for land uses in this portion of Franciso Blvd
West:
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NH-103 Specialty Retail Uses. Upgrade and redevelop portions of Franciso Blvd West area visible
from Highway 101 with specialty retail uses that can capitalize on the Highways 101 frontage and
visibility, while minimizing traffic impacts. Specialty retail uses include automobile sales, bulk retail
sales, region serving retail uses and hotels.
A large scale, nation brand retailer is a region serving use and is therefore consistent with this policy.
The Conservation Element contains policies that pertain to the proposed project. A habitat analysis
was required to assess the conformance of the project with these policies, and the findings are
summarized below.
CON-4. Wetland Setbacks. Maintain a minimum 50-foot development-free setback from wetlands,
including, but not limited to, paving or structures. Setbacks of greater than 50 feet may be required
on lots of two or more acres as determined through development review. The City may waive this
requirement for minor encroachments if it can be demonstrated that the proposed setback
adequately protects the functions of the wetland to the maximum extent feasible and resulting
values to the satisfaction of the City after review by the appropriate regulatory agencies.
Strict adherence to this policy would require a minimum 50-foot setback from the edge of the previously
delineated seasonal wetland for any new paving, structures or other development. The original
approval for the Toys R Us Center was granted under General Plan 2000 which had a similar policy for
wetland setbacks (50 ft. for structures) and a waiver was granted to reduce the setback for some
portions of the building. Pavement was allowed up to the edge of the wetland in the southeastern
portion of the site (against a retaining wall) and averaged 15-20 feet from the wetland edge for the rest.
With guidance from Department of Fish and Game, the City determined that this setback was adequate
to protect the wetland, provided that the fill slope adjacent to the wetland was landscaped and a screen
fence was installed. This landscaping and fence was installed and remain in place.
The analysis determined that development following the standards already established on the site (i.e.
allowance for portions of buildings or structures within 20 feet of the wetland and pavement up to the
existing slat fence) would not further compromise the functions and values of the seasonal wetland. Its
relatively low habitat quality, isolation and surrounding uses do not justify establishment of large
setbacks or buffers for the relatively minor new encroachment proposed. The analysis recommends
that instead of a 50-foot development free zone following the CON-4 standard, wetland preservation
goals would be better served through directed maintenance and restoration activities in the wetland and
adjacent fill slope including trash removal, non-native species control, additional plantings and other
measures.
CON-6. Creek and Drainageway Setbacks. Require development-free setbacks, except for specific
access points as approved per policy CON-7 (Public Access to Creeks), from existing creeks and
drainageways that would maintain the functions and resulting values of these habitats. Appropriate
erosion control and roadway crossings may encroach into the development setback. In the absence
of vegetation, promote new growth of natural habitat.
a. Creek Setback. Maintain a minimum 25-foot development-free setback from the top of creek
banks for all new development (including, but not limited to, paving and structures).
b. Draingeway Setbacks. Drainageway setbacks shall be established through individual
development review, taking into account existing habitat functions and resulting values.
In addition, Exhibit 37 Watershed and Creeks, indicates that both the seasonal wetland at the back of
the site and the open drainage channel along the northwestern boundary are reaches of Irwin Creek.
The analysis concluded that a designation as creek is inappropriate because it does not meet the basic
definition of a creek. The wetland is an isolated remnant of a once more extensive tidal marsh system,
with no flow line, incised channel bed, obvious scour or other indications that surface water regularly
flows through the area. The wetland is elevated above, and not clearly connected hydrologically to the
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open channel at its northwest end. Shallow groundwater rather than surface water appears to be the
main support for the hydrophytes in this area. The analysis determined that even if the City continues
to consider this wetland area a creek based on Exhibit 37, the creek setback waiver for minor
encroachments should apply.
The analysis also stated that the open drainage channel to the northwest should be characterized as a
drainageway rather than a creek as it is clearly an improved drainage channel in a developed setting.
Its banks lack riparian vegetation and it does not support any significant habitat values that would merit
25-foot setbacks as per CON 6 creek standards. The appropriate setback from this channel is provided
by the CON-6 drainageway standards. Paving and drainage improvements already exist along the top
of bank and would not change substantially as a result of the project; and surface runoff is currently
directed away from the channel into central inlets in the parking lot. Consequently, minimum setbacks
and other measures sufficient to protect water quality are already in place.
In summary the analysis recommended maintaining the existing setback adjacent to the wetland for any
new buildings or paved areas (the setback delineated by the existing slat fence). All proposed
improvements meet this standard as at least a 5 foot setback is maintained between any portion of the
building, trash enclosure, walkway and paving.
Zoning Ordinance Consistency:
Chapter 4.05.020 Commercial and Office Districts
4.05.020(A)– Francisco Blvd. West Commercial
The FBWC District is intended to provide specialty retail uses with regional area appeal. 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.
4.05.030 Property Development Standards
As proposed, the new building would have a maximum height of 25 feet from finished floor and 27 feet
from the adjacent ground. This is less than the 36 feet allowed. No setbacks are required. A total of
15% of the lot is required to be landscaped, and 17.5% is proposed. The landscape area is dispersed
throughout the site.
Chapter 18 – Parking Standards
Currently, the site has more parking than is required. Constructing the new building would both remove
parking and increase the amount of parking required. The changes in parking are shown in the
following table.
Building
Area
Required
Parking
Parking
Provided
Spaces
Over/(Under)
Existing 83,497 334 368 34
Proposed 93,497 374 331 (43)
As proposed, the site would have 43 fewer spaces than required by Code at 1 space per 250 sq. ft. of
building area, and a parking modification has been requested. A parking demand analysis was
prepared under the direction of the Public Works Department. Parking counts were conducted in the
fall and in December, to assess the holiday and non-holiday parking demand for the Center. Parking
demand was also estimated by using the demand factors in the ITS (Institute of Transportation Studies)
manual. Both methodologies determined that 331 spaces would be adequate for the Center. The
analysis identified which portions of the parking lot were most heavily used, and the new building
location was the area with the lightest parking usage.
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Chapter 19 – Signs
The initial approval of the development in 1990 (ED90-59) included sign design standards that were
later incorporated into a Sign Program (SR08-64) which allowed 48 inch high signs for the main tenant,
Toys R Us, and 30 inch high signs for other tenants. Blade signs are not included in the approved Sign
Program. Sign modifications for increases over the 30 inches have been requested and approved for
several tenants; the most recent was the TJMaxx sign increase to 48 inches.
Two signs are proposed for the new building. Individually illuminated white letters would be used in a
41.9 sq. ft. sign with a maximum height of 4 feet over the front entry. A non-illuminated projecting sign,
4.95 sq. ft. in area, is proposed on the left side of the entry element. It would have white letters on a
Persian Melon colored background. The sign area is consistent with the sign program, but the 48 inch
high sign and the blade sign would require a minor amendment.
Sign Program amendments must demonstrate consistency with the overall sign program criteria as
shown below.
Common Design Element
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.
Harmony and Scale
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 façade. 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.
Scale with the Property
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.
Chapter 25 – Environmental and Design Review Permit
There are specific design review criteria that should be considered for this project.
¾ Site Design. There should be a harmonious relationship between structures within the development
and between the structures and the site. Proposed structures and site development should be
related accordant to existing development in the vicinity. There must be a consistent organization
of materials and a balanced relationship of major elements.
The new building location has a harmonious relationship with the existing building as the location
supports the character of a unified shopping center rather than appearing as an independent facility on
a separate lot. Pedestrian access between the two buildings would be easy, and would encourage
multi purpose shopping trips.
¾ Access, Circulation and Parking. The development should provide good vehicular, bicycle and
pedestrian circulation and access, on-site and in relation to the surrounding area, including public
streets, waterways, shorelines and open space areas. Safe and convenient parking areas should
be designed to provide easy access to building entrances. Parking facilities should detract as little
as possible from the design of proposed or neighboring structures.
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The proposed building location maintains the good vehicular access through the site. Drivers would
have clear views of the parking lots. Parking is also located is close proximity to the building entrance
to the parking areas located to the front and side of the building. Pedestrian circulation between the
new building and the existing structure would be safe and convenient.
¾ Design Elements and Approaches. Design elements and approaches which are encouraged
include:
Creation of interest in the building elevation;
Provision of a sense of entry;
Variation in building placement and height;
Equal attention to design of all facades in sensitive locations.
The building elevations continue the design features of the rest of the Center, and the cornice element
adds interest to the building. The element over the entry door marks and identifies the entrance, and
the change in height between this element and the main cornice line provides variation. All sides of the
building have the parapet element and the same building materials and receive the same design
attention.
¾ Landscape Design. The landscaping shall be designed as an integral enhancement of the site,
sensitive to natural site features.
Landscaping is located against the building to add interest and compliment the building architecture.
Overall, the landscaping is located evenly through the site.
San Rafael Design Guidelines:
Design Guidelines are intended to improve design quality of projects in the City and the relevant items
are shown below.
Parking lots
¾ Parking should be distributed to provide easy access to building entrances.
¾ Design for adequate vehicle maneuverability in parking areas.
Parking has been located to the front and sides of the building and has been located so as to retain the
existing circulation pattern of the site. Public Works has evaluated vehicle maneuverability in the site
and determined that it is adequate for passenger vehicles, delivery trucks and emergency vehicles.
Compact spaces are distributed throughout the site.
Landscaping
¾ Landscaped areas should be planned as integral parts of the development and to create a
strongly landscaped character for the site.
¾ Unsightly uses should be screened.
¾ 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.
The triangular landscape area proposed as the location for the new building was at the rear of the site
and did not add significantly to the visual character. In the new proposal, landscaping would be
provided adjacent to the building, and the planter area across the front drive aisle would be
reconfigured and replanted with additional trees. Finger planters with trees would be located at the
ends of the parking rows.
Pedestrian circulation
¾ Consider pedestrian orientation when designing building entries, windows, signage and doors.
¾ Clearly define pedestrian movement through the parking lot.
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The front building façade and building entrance is located facing the main parking lot and is clearly
visible from the street, thus orienting pedestrians and noting their destination point. Additional
pedestrian orientation is given by the use of the blades sign next to the entry. Pedestrian access
between the new building and the existing building is facilitated by the alignment of the two facades and
a pedestrian walkway connection has been added.
Building form and Entryways
¾ Building entrances should be defined with architectural elements such as roof form changes,
awnings or other architectural elements.
¾ 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
¾ A defined sense of entry with pedestrian orientation should be provided.
A canopy architectural element with a 3 foot height change is located over the front entrance to give it
definition and emphasis. A pedestrian walkway leads to the front door; this walkway connects to the
other walks provided in the Center. The same materials, colors, façade treatment and cornice extend
to all sides of the building. The square supports of the canopy are a variation from the 3 round columns
used on the main building. As designed, these elements fit well on this façade, and add diversity to the
overall center.
NEIGHBORHOOD CORRESPONDENCE
Neighborhood meetings are not required and none was held. Notice was posted on the site for 15 days
and no comments have been received to date.
CONCLUSION
Based on review of the applicable design criteria, staff has concluded that the project adequately
addresses the applicable criteria. Staff requests that the Board review the proposed project and make
recommendations to the Planning Commission as to whether it is consistent with the site and its
surrounding environment and as well as the Design Guidelines and Review Criteria of the Zoning
Ordinance.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
Full-sized plans have been provided to the DRB members only.
cc: Christine Morrison
Chipman Design Architects
2700 S. River Road #400
Des Plaines Ill. 60018
Seth Nobman
855 Lakeville St. #200
Petaluma CA 94952