HomeMy WebLinkAboutDRB 2017-06-06 #3SAN RAFAEL
Meeting Date:
Case Numbers:
June 6, 2017
CDR17-004
Project Planner: Alan Montes -(415) 485-3397
THE CITY WITH A MISSION Agenda Item: 3
Development De artment -Planning Division
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1833 and 1835 Fourth Street (Shell Fueling Station) -Conceptual Design Review of a new
gas station and convenience store on two adjacent downtown parcels; APN 011-231-24 and
011-231-25; West End Village (WEV) District; Muthana Ibrahim, Applicant; Nick Goyal,
Owner; Case Number: CDR17-004
PROPERTY FACTS
Location
Project Site:
General Plan Designation
WEV
North:
South:
East:
West:
Lot Size
Required:
Existing:
Height"
Allowed:
Proposed:
Parking
Required:
Proposed:
WEV
HDR
WEV
N/A
6,000 sf
14,543 sf
36'
28'
8
8
Landscape Area
Required: N/A
Existing: 2,800 sf (19.3%) approx.
Proposed: 2,474 sf (17%)
Tree Removal
Total(No.lspede,): 5
Requirement: N/A
Proposed: 11 new trees
Zoning Designation
WEV
WEV
HR1.8
WEV
N/A
Lot Coverage
Standard: N/A
Existing Land-Use
Gas Station &
Convenience store
Commercial/Office
Residential
Restaurant
Fourth Street
Proposed: 5,166 sf (35%)
Floor Area Ratio (FAR)
Allowed: 0.70
Proposed: 0.18
Gross Building Square Footage
Existing: 300 sf
Proposed: 2,284 sf
Setbacks
Reguired Existing
Front: NR N/A
Side(s): NR N/A
Ext. side: NR N/A
Rear: NR N/A
• Measured from established exterior finished grade elevation to mid-point of a sloped roof.
Proposed
N/A
N/A
N/A
14"
SUMMARY
The project is being referred to the Design Review Board (Board) for concept review to allow the
replacement of an existing gas station and conven ience store. When the proj ect is subm itted for formal
review, it will require an Environmental and Design Review Permit for a newly constructed commercial
building and Use Permit for a newly constructed gas station. The Planning Commission (Commission)
will act on the proposed project with the recommendations from the Board.
As necessary for all projects requiring a Planning Commission-level Environmental and Design Review
Permit, the applicant has submitted for conceptual design review to allow the Board to provide early
design comments on the proposed project. The Board's recommendations should be considered by the
applicant for incorporation as revisions to the project design prior to formal submittal.
This item is somewhat unique as it has already been brought before the Commission to gather a policy
interpretation , which is discussed in the background section of the report. The Commission provided
their support for the tear down and reconstruction of a nonconforming use; given the condition that it be
an outstanding design. Planning staff requests that the Board review this report and provide
recommendations on the project's compliance with all pertinent design criteria .
Architecture
• Whether the proposed structures are high-quality design.
Materials and Colors
• Whether the "Saltillo" and "Pueblo Tan" color scheme is appropriate and blends in with the
neighboring structures in the West End Village (WEV) District.
Landscaping
• Whether the amount and type of landscaping is adequate and appropriate for this location.
Signage
• The appropriateness of the proposed signage .
BACKGROUND
Site Description & Setting:
The site is composed of two adjacent downtown parcels , triangular-shape , and located at the
intersection of Fourth st. and Second St. The site is flat (1-2% average cross slope) with a combined
parcel area of 14 ,500 sq. ft.
History:
In 1972 the site obtained an Environmental and Design Review Permit for the construction of a new gas
station. In 1975 the site obtained a Use' Permit to add a film kiosk. Between 1975 and 1993 the gas
station had several design reviews permits for minor site and building modifications; and, in 1992, the
gas station obtained a Use Permit to sell packaged goods out of the existing building on the site.
On September 16, 2016, the applicant submitted a pre-application to tear down the existing gas station
and convenience store with a new larger gas station and convenience store. During the pre-application ,
it was found that the zoning had changed in the mid-2000s and that a fueling station is not an allowable
use in the WEV Zoning District. Staff found some ambiguity in the non-conforming prOVisions of the San
Rafael Zoning Ordinance (section 14.16 .270) that warranted a determination from the Commission.
With Staff's recommendation, the applicant submitted for a letter of determination to go before the
Planning Commission to seek input on whether the continuation of a non-conforming use, the gas
station use, could be allowed to continue even if the structures on the site are demolished and rebuilt,
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prior to their submitting a formal application. On January 10, 2017, the item was brought before the
Commission. The Commission had a very thoughtful and detailed discussion. Ultimately, the
Commission felt it made sense for the site to be a gas station , but were stuck on whether there was
procedurally, the right tools for them to allow it without having to amend the General Plan or Zoning
Ordinance. Ultimately, the Commission found that since there was an old Use Permit for the
convenience store, a slight intensification would be allowed, but would need to comply with parking
requirements. They also made it known that this site is a key gateway site and would expect any
redevelopment to be an extremely high quality design with lots of landscaping.
On February 22, 2017, the project was brought before the Design Review Board for Conceptual Design
Review. During the meeting, the Board had stated the design was not high-quality, the colors were too
dark, the trash enclosure should not be located along the 4th St. frontage, and that the landscaping
should be increased. This revised proposal has lightened the colors of the building , increased the
landscaping from the prior submittal, moved the tower element to the 4th St. Frontage, and relocated
the trash enclosure closer to 2 nd St. frontage.
PROJECT DESCRIPTION
Use: The proposed use would continue as a gas station with a convenience store. The use would
maintain four (4) fuel pumps and expand the convenience store building from 300 sq. ft. to 2,284 sq. ft.
of which 1,214 sq. ft. will be used for retail.
Site Plan: The project proposes to construct the fueling canopy in the center of the site and the
convenience store along the east property line. The landscaping improvements are gOing in similar
locations that are currently landscaped, but with modifications to the planters. The curb cuts are
proposed to be modified, but will be in similar locations to the existing curb cuts. The Department of
Public Works had required, during the pre-app, that the driveway on 2nd St. not be located directly
across from West St., which the applicant has revised on the current plans, and that the lane striping be
shown as fueling trucks shall not extend into adjacent lanes. Staff would like to inform the Board that
Public Works has not provided any comment on the current submittal as this is a conceptual review and
that there may be site plan modifications with a formal submittal.
Architecture: The proposed one-story, 2 ,284 square foot building's exterior is proposed to consist of a
smooth finish cement plaster painted brown (Saltillo) and tan (Pueblo Tan), stone paneling along the
lower quarter of the building in a natural tan color (Cambria), and a concrete plaster finish for the
cornice (Distant Gray). The single-story building will be 22' in height and the tower will reach a
maximum height of 28'.
Landscaping: The current landscape proposal reduces the existing landscaping from 2800 sq. ft. to
2474 sq. ft. The proposed landscaping will remove five (5) and grass turf areas. However, the new
landscape plan will plant ten (11) new trees and provide a significant increase in new ground cover.
The proposed new ground cover includes Escalonia, Indian Hawthorne, and Boston Ivy. The proposed
new trees include Muskogee Crapes (6), Strawberry Trees (4), and a Maidenhair tree (1).
Lighting: The applicant hasn't provided any specific lighting details now, but there are eleven (11)
proposed wall lanterns along the exterior of the convenience store. The applicant has also provided a
written description of the lighting which states "The exterior lighting levels will be enough to ensure the
safety of the facility, but to not provide glare or excessive spillage onto adjacent properties or the right-
of-way. Exterior lighting is LED fixture , down-lit and fully shielded to avoid potential glare towards the
street and adjacent properties". At formal submittal, the project will be required to provide a photometric
study showing the site will comply with the City's adopted lighting standards, pursuant to 14.16.227.
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ANALYSIS
General Plan 2020 Consistency:
The follow General Plan Policies are relevant to the design aspects of the proposed project:
LU-12. Building Height. Recognizes established height limits for specific zoning districts.
NH-42. West End Village. This policy also encourages parking in the area to be screened with
landscaping and that parking lot entrances should be on side streets where possible.
NH-43. West End Village Design Considerations. This policy encourages that the West End Village
should create and maintain a distinct Village identity, by having active sign programs, maintaining the
historic feel of the community, and respecting the low scale development of buildings by limiting
buildings to one (1) to three (3) stories.
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.
Staff Comments:
Overall the project complies with the General Plan 2020. The project complies with the maximum
building height and parking lot design. The project partially meets the Neighborhood Policies NH-42
and NH-43, in that the proposal does its best to screen the parking lot, does not have cross streets to
access the site, and that the convenience store blends in with the character of the West End Village.
However, staff is concerned regarding the design of the fueling canopy and the freestanding pole sign
as they do not fit with the historic nature of the West End Village District.
Zoning Ordinance Consistency:
Chapter 14.05 -Base District
Section 14.05.010 (Specific Uses West End Vii/age). The WEV is intended to be a unique and desirable
place to shop and live. A variety of goods and services is encouraged , ranging from one-of-a-kind
shops, neighborhood-serving offices and services , family and youth-oriented entertainment activities,
and restaurants. New parking areas are strongly encouraged. Limits on drive-up facilities and late-night
activity protect the livability in the West End Village, and promote an attractive pedestrian setting. New
development in the West End Village should complement the older buildings in the district.
Section 14.05.022 (Land Use Regulations). Gas stations are not an allowed use in the WEV District.
However, the existing gas station is a legal non-conforming use, as it was established when a gas
station was an allowed use.
Staff Comments:
The proposal would continue the 24/7 business hours of the existing facility and the convenience store
building will complement the architectural style of the district.
Chapter 14.16 -Site and Use Regulations
Section 14.16.227 (Light and Glare). The Code requirement necessitates that colors , materials and
lighting shall be designed to avoid creating undue off-site light and glare impacts.
Staff Comments:
A photometric study will be required at the time of a formal submittal to ensure lighting levels follow the
adopted standards.
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Section 14.16.270 (Nonconforming structures and uses). As mentioned earlier in the report the existing
gas station is a legal nonconforming use. During Pre-application review, staff recommended bringing
the item before the Planning Commission to make a policy determination as to whether to allow the
rebuild of the gas station. At the Commission meeting, it was determined that the use could be torn
down and rebuilt as it has an existing use permit and the fueling station will not be increasing in
intensity (no increase in the number of pumps). The Commission strongly recommended the applicant
provide exceptional design for the project.
Staff Comment. The Commission provided their support for the tear down and reconstruction of a
nonconforming use; given the condition that it be an "outstanding" design. Staff finds that the design
meets the requirement for a standard gas station remodel. However, given the Commission's
heightened threshold due to the gateway location and the legal nonconforming status of the use staff is
uncertain of whether this design would qualify for "outstanding" design and is seeking the Board's
determination and recommendations.
Chapter 14.18 -Parking Standards
Section 14.18.040 (Parking Requirements), The site is required to provide eight (8) parking spaces.
Three (3) parking spaces for the gas station and an additional one (1) parking space for every 250
square feet of gross retail area is required. The proposed retail area is currently 1,214 sq. ft. and is thus
required to provide 5 parking spaces for the retail aspect of the business. The remaining 1070 sq. ft. of
the convenience store is proposed to be used as utility storage and bathrooms and is not required to be
parked unless it is to be used for storage of retail goods.
Section 14.18.100 (Parking space dimensions). All proposed parking spaces comply with the minimum
parking space dimensions for the downtown of 8.5' by 18'. The parking spaces take advantage of
section 14.18.130(E) which allows for a two (2) foot overhang into landscaped areas.
Section 14.18.160 (Parking lot screening and landscaping). Parking areas are required to be screened
from the right-of-way using landscaping and to provide canopy trees for every four (4) parking spaces.
The plans appear to screen the parking spaces and loading zones to be the best of their ability given
the site constraints, with Escalia and Muskogee Crape along the parking spaces.
Chapter 14.19 -Signs
The conceptual review proposes two (2) signs on the main building, two (2) logo signs on the canopy,
and a new monument sign (1). The total square footage for all the signage is 105.2 sq. ft. (less the
required price signage, as it is exempt). The maximum number of signs allowed for the property is 3-
signs per frontage with a maximum square footage of one (1) square foot for each linear foot of building
width per frontage.
Staff Comments:
The proposed pole sign does not meet the signage requirements as the building is required to provide a
15' setback from all street frontages to have a freestanding sign. Staff is also concerned regarding the
appropriateness of a pole sign in the West End Village . To accommodate all the signage for a gas
station a sign program would be recommended for the project in order to allow some flexibility in the
number, size , type and placement of signs including any signage on the pumps.
San Rafael Design Guidelines:
The design is mostly consistent with the Design Guidelines in that the design provides a well-defined
sense of entry and the building design provides interest points using the tower element, awnings and
large storefront Windows. However, there are a few instances where the design, specifically the site
planning deviates from the Guidelines . The following are some of the site planning issues staff had
noticed with the plans:
~ Buildings should be located to reinforce the street edge.
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~ The primary ground floor entrances should be oriented towards the street or, if appropriate,
public plazas or courtyards, and not to parking lots.
~ Much of the front or street side facades of the ground floor should ex tend to the property
line, with ex ceptions for public plazas, outdoor gathering places, courtyards or landscape
setbacks.
Staff Comment. The use is driving the site design in a way that the Design Guidelines don 't
recommend in the downtown environment However, during the prior conceptual design review the
Board had found the site design to be appropriate for the use.
NEIGHBORHOOD CORRESPONDENCE
Notice of this meeting was mailed to residents and occupants within 300 feet of the site at least 15 days
prior to the meeting date. At the time of printing this Staff Report , no comments were received because
of this noticing.
CONCLUSION
Staff requests that the Board provide comments on the conceptual plan , and specifically address the
points listed in the Summary secti on .
EXHIBITS
1. Vicinity Map
2. Written Project Description
Full-sized and reduction plans have been provided to the ORB members only
cc: Muthana Ibrahim , 222 Olympic Blvd. Suite 100, Walnut Creek, CA 94595
Nick Goyal of A U Energy LLC , 41805 Albrae St 2,d Floor , Fremont , CA 94538
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· . ity Map Exhibit 1 -Vlcm
7
I
A rch'itects
Muthana Ibrahim
Architect
President
Telephone:
(925) 287-1174
Facsimile:
(925) 943-1581
Cell:
(925) 878-9875
Email:
muthana@miarchitect.com
Website:
www.miarchitect.com
M I Arc hit e C t s, Inc. A California Corporation
ARCHITECTURE. PLANN NG . MANAGEMENT. DESIGN
2221 OLYMPIC BLVD .. SUITE 100, WALNUT CREEK, CALIFORNIA 94595
Written Project Description for:
Shell Gas Station &Convenience Store
1833 4th Street
San Rafael, CA 94901
On behalf of our Client A U Energy, LLC, we are submitting this written description for the
reconstruction of the Shell Gas Station at the above referenced site. The project scope of the
work consists of installing a new 2,284 sq. ft. convenience store, a new 2,392 fueling canopy with
(4) multi product fuel dispensers. The site improvements include: parking stalls, accessible path of
travel to the right-of-way, masonry trash enclosure, site lighting, landscaping & self-service
air/water unit. The following are items to be considered in this project:
• ITEMS TO BE SOLD AT THIS FACILITY: The gas station will sell gasoline, the Convenience
Store will sell pre-packaged food items, sundry items, some automobile accessories (Le.-air
fresheners, cell phone accessories, anti-freeze, motor oil, etc.) self-service beverages, fresh
and/or pre-packaged pastries & can and/or bottles of soda, water & sports/energy drinks.
There will be NO cooking or preparing of food or beverages.
• EMPLOYEES: There will be (4) full time employees per shift, (1) manager and (1) assistant
manager. There will be (3) shifts per day. Total is (14) full time employees five days a week
and (12) part-time employees two days a week.
• HOURS OF OPERATION: The current hours of operation of the gas station and snack shop
. are: 24 hrs. / day, 7 days a week, 365 days per year and will remain the same.
• FUEL DELEIVARY: The fuel delivery truck will make deliveries 7 times / week. There will be
truck deliveries to the Food Mart 1 time / week.
• SITE LIGHTING: The exterior lighting levels will be enough to ensure the safety of the facility,
but to not provide glare or excessive light spillage onto adjacent properties or the public right-
of-Way. Exterior lighting is LED fixture, down-lit and fully shielded to avoid potential glare
toward the street and adjacent properties.
Please don't hesitate to call, if you have any questions. I can be reached at (925) 287-1174 x1.
Sincerely,
Architect, President
M I Architects, Inc.
S:\1-Projects\16-5076 1833 4th Stret, San Rafael\Ooc's\Written Statement-revised 02.doc