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HomeMy WebLinkAboutDRB 2017-10-03 #1REPORT TO DESIGN REVIEW BOARD SUBJECT: 108 Bellam Blvd. ("Peter's Beacon" Service Station) — Request for an Environmental and Design Review Permit, a Use Permit Amendment and a new Sign Program to allow upgrades to an existing, 1,666 sq. ft. service station with minor motor vehicle repair (Smog testing). The project proposes: 1) Approximately 600 sq. ft. of new bathroom, entry and service bay additions; 2) Conversion of approximately 1,200 sq. ft. of existing service bays to mini -market use; 3) New exterior colors and materials on the building and fuel canopy; 4) A new trash enclosure; 5) New site landscaping, drainage and parking improvements; and 6) New signage. The project also request a parking modification to allow a reduction in the number of required for the project, from 12 to 8 on-site parking spaces; APN: 008-106-05; General Commercial (GC) District Zone; Steve Murch for SKS Architects, Applicant; Peter Jizrawi, Owner; Canal Neighborhood. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: General Commercial (GC) GC Service Station w/Smog Test North: GC GC Dry cleaning South: GC GC Automated Car Wash East: GC GC Major Motor Vehicle Repair West: GC GC Service Station w/Mini-Mart Height Landscaping (Min.) Allowed:: 36' Required: 15% (2,237 sf of 14,914 sf site) Proposed: 17'11Y2" (18'4Y4" fuel pump canopy) Proposed: 9.4% (1,399 sf) Parking Floor Area Ratio (Max.) Required: 12 Allowed: 0.21 FAR (3,132 sf) Proposed: 8 (Parking Modification Requested) Proposed: 0.15 FAR (2,332 sf ) SUMMARY The project is being referred to the Design Review Board (Board) for review of proposed comprehensive upgrades to an existing service station ("Peter's Beacon" service station), including new additions to the building, new exterior colors and materials, new signs, new trash enclosure, new landscaping, drainage and parking improvements, and new mini -market use. The project requires the following approvals by the Planning Commission with the recommendation of the Board: • A `minor' Environmental and Design Review Permit for additions to an existing nonresidential structure; • A Use Permit Amendment to allow the new mini -market use and the Parking Modification; and • A new Sign Program for the new site signage, including building, fuel pump canopy, fuel pump and freestanding `Price ID' signs. At its October 4, 2016 meeting, the Board provided conceptual design review recommendations on the proposed project, including requesting an increase in site landscaping, improved proportions of the new exterior materials, and location of a new trash enclosure along the east property line. The 10/4/16 Board meeting can be reviewed online at: http://www.cityofsanrafael.org/meetinqs/. Staff has included a copy of the conceptual plans to help the Board in assessing whether revisions to the project design have adequately responded to their prior recommendations. A more detailed discussion of the Board's concept review on the project is below in staff's report. Planning staff has concluded that the level of details provided in the formal application generally meets the applicable design -related General Plan policies and Zoning Ordinance regulations and standards. Staff further concludes that the formal application generally meets the Board's recommendations provided during conceptual design review. However, staff requests that the Board provide its recommendations on the project's compliance with all pertinent design criteria, including the discussion contained in this report, and specifically consider the following: Site Landscaping • Whether the project should propose additional landscaping along the east property line, as specifically identified by the Board during conceptual review. • Whether the proposed landscape improvements, both the extent of on-site landscaping and the new plantings (species, number of each species, container sizes, and locations) is appropriate. Trash Enclosure • Whether the proposed location of the new trash enclosure should be closer to the building, allowing an opportunity to create additional site landscaping along the east property line. Parking Modification • Whether the requested Parking Modification, to provide eight (8) on-site parking spaces rather than the required 12 on-site parking spaces, is appropriate. Sign Program • Whether the amount and location of signage within the proposed Sign Program is appropriate and in scale with the site and surrounding area. • Whether the signage within the new Sign Program adequately provide common design elements. Conceptual Review Comments Whether the formal application adequately responds to the Board's conceptual review comments. BACKGROUND Site Description & Setting: The subject site is located in the Canal neighborhood of East San Rafael. Specifically, it is located at the northeast corner of the intersection of Bellam Blvd. and Francisco Blvd. E, with entrance driveways along both frontages. The flat (approximate 1 % average cross -slope), square-shaped parcel is 14,914 sq. ft. in area. The site is developed with a service station facility which includes two primary structures: 1) a 1,666 sq. ft. building with three (3) service bays and a small, 320 sq. ft., min -mart; and 2) a freestanding fuel pump canopy with eight (8) fueling stations. Since 1966, the site has been in continuous use as a service station facility. The site is surrounded by other automotive -related uses to the south, east and west, while a commercial service use is located to the north. 2 History: In 1978, the Planning Commission denied a Use Permit application to legalize the existing mini -mart, due to traffic and parking concerns, though it has continued to operate. PROJECT DESCRIPTION Use: The project proposes to maintain the existing service station facility use on the site though upgrade the existing building and canopy facades with new exterior colors and materials and increase and refresh the site landscaping. The project also proposes to maintain the existing minor motor vehicle repair use (Smog test) on the site, though reduce the number of service bays from three (3) to two (2). The project further proposes once again to legalize the existing mini -mart use on the site and increase the size of the retail market from approximately 320 sq. ft. to approximately 1,200 sq. ft. through the conversion of service bay area. Site Plan: The project proposes a new approx. 900 sq. ft. addition along the north property line to allow for a new service bay and customer reception or waiting area and office and storage areas. The project proposes a new, 64 sq. ft., covered trash enclosure located adjacent to the ADA -accessible parking space along the east property line. Also, expansion of the site landscaping with bio-filtration/storm water treatment areas and additional on-site parking spaces are proposed. No change in the size of the fuel canopy or the number of fuel stations (8) is proposed. Access to the site is proposed along existing driveways along both the Bellam Blvd. and Francisco Blvd. E. frontages. Fuel truck deliveries are proposed to continue entering the site along the Bellam Blvd frontage and exiting along the Francisco Blvd. E. frontage. Floor Plan: In addition to a new 900 sq. ft. addition along the north property line, the project proposes to convert two (2) of the three (3) existing service bays to mini -market space. The project also proposes an approximate 55 sq. ft. addition to the front of the building along the Bellam Blvd frontage to provide an entrance to the expanded mini -mart. The project further proposes an 89 sq. ft. expansion to the existing restroom located along the south building elevation. Architecture: The project proposes a new contemporary design for the building and fuel canopy facades. The existing exterior treatments (combination of concrete block, brick veneer and vertical -ribbed metal siding painted in an off-white/creme color) on the building are proposed to be replaced with a combination of composite concrete panels, vertical -ribbed metal corrugated siding and horizontal metal "rain screen" longboards with 11/2" channels in predominantly earthtone/woodtone color shades. New storefront windows would dominate the front of the building facing Bellam Blvd. The project proposed to cover the existing gabled roof with a new fascia/parapet of the "rain screen" longboards without increasing the overall height of the building. Due to the existing zero (0') setback of the building along the east property line, the project proposes to texture the existing concrete block wall with new stucco finish in a medium shade of tan color. The project also proposes to match the new exterior materials and colors to the fuel canopy. The project proposed to cover the gabled roof with a new fascia/parapet without increasing the overall height of the fuel canopy structure. New composite concrete panels, gray in color, is proposed for the canopy support posts and horizontal metal "rain screen" longboards with 1'/2" channels, `natural wood' in color, is proposed for the new fascia/parapet. . A Material and Color Board will be provided at the Board's meeting. 3 Parking: The project proposes to provide eight (8) on-site parking spaces: the retention of four (44) existing parking spaces (#1-4) located south of building and along the east property line, one (1) new parking space (#5) located adjacent to the existing landscape planter at the corner of Bellam Blvd, and Francisco Blvd. E., one (1) new parking space (#6) located adjacent to a new landscape planter along the north property line, one (1) new parking space (#7) located inside the new service bay addition, and one (1) existing parking space (#18) located inside the existing retained service bay. Landscaping: The project proposes to enlarge the size of existing landscape planters on the site, from 1,008 sq. ft. (6.6%) to 1,399 sq. ft. (9.4%) of combined landscape area. This expansion of existing and new . landscape planters on the site would result in a slight reduction of existing driveway width along both the Bellam Blvd. frontages. Most of the existing and new landscape areas would provide new bio - retention basins to meet SWPPP (Storm Water Pollution Prevention Plan) requirements. The proposed new site landscaping is a combination of new trees (2 plantings), shrubs (87 plantings), and groundcovers (324 plantings). New raised planters are proposed at the building entrance with a combination of succulents (9 plantings) and groundcovers (55 plantings). Existing raised planters are located between the fuel pump islands and are proposed to remain though the new landscape plan for the project does not identify any plantings. The project proposes to preserve an existing palm tree, approximately 15' in height, located within the landscape planter at the corner of Bellam Blvd. and Francisco Blvd. E., and an existing olive tree and shrub hedge which screens above -ground tanks, located within a landscape planter along the Francisco Blvd. frontage. Lighting: The project proposes new LED lighting fixtures at the entrances to the building and within the parking area, on separate light freestanding standards located in the existing landscape planter along the Francisco Blvd. frontage and the new landscape planter along the Bellam Blvd frontage. The project proposes to re -use the existing under canopy light fixtures located above the fuel pump stations, though the project proposes to fully -recess or flush -mount these existing fixtures. Grading/Drainage: The project plans propose to route all building and fuel canopy roof leaders underground to the new bio -retention basins within the landscape planters. Signage: The project proposes a total of 209 sq. ft. of new signage for the site, including: • One (1), 32.08 sq. ft., internally -illuminated, wall sign ("Peter's Smog Center Test Only"); • One (1), 14.75 sq. ft., internally -illuminated, wall sign ("Mini -Mart"); • One (1), 5.36 sq. ft., non -illuminated, wall sign ("Smog Center Office"); • Three (3), 18 sq. ft., internally -illuminated, cabinet signs ("Beacon") recessed into the new fuel canopy fascia/parapet; • One (1), 15.75 sq. ft., internally -illuminated, freestanding monument sign, located at the corner of Bellam and Francisco Blvd.; • One (1), 7.03 sq. ft., internally -illuminated, freestanding monument sign, located along the Bellam Blvd. frontage; and • Eight (8), 10.02 sq. ft., non -illuminated fuel pump dispenser sign graphics. 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 existing 4 and proposed continued service station facility 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 is in accordance with the allowable FAR (Floor Area Ratio) for the site. Staff requests the Board's guidance in evaluating the project for consistency with the following design -related General Plan Policies: • Community Design Policy CD -1 d (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 -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. Planning staff believes the level of details provided in the project submittal generally meets the applicable design -related General Plan Policies. The project proposes to upgrade the existing commercial site with a contemporary building and canopy design while increasing the landscape character on the site. While the proposed new parapet/fascia panels over the existing gabled roof on both the existing building and fuel canopy would likely create a view impact of the hillside north of the site as seen from Francisco Blvd. E. and the westbound 1-580 off -ramp, staff finds this to be a limited. The project submittals include a photometric study which indicates the site lighting would comply with lighting levels as both recommended by the Board and prescribed by the Zoning Ordinance. 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 designed, the proposed project complies with the maximum building height and FAR (Floor Area Ratio). And, while the project proposes to increase the landscape character on the site, it does not comply with the minimum landscape requirement. The project proposes to increase the landscape character on the site, from 6.8% to 9.4%; however, it would remain well below the minimum 15% landscape requirement.. Staff finds that the non -conforming site landscaping can be further increased by creating a new landscape planter area along the east property line, behind parking spaces #1-3. Staff finds that an additional 150 sq. ft. (6'x 26) of site landscaping may be created after shifting parking spaces #1-3 approximately 6' off the east property line and relocating the proposed trash enclosure closer to the building. This 150 sq. ft. of additional landscape planter would increase the overall site landscaping to 10.4%. While still not meeting the minimum landscape requirement, staff finds this additional landscape planter along the east property line would help strike a balance between providing as much on-site parking and landscaping as possible. During their conceptual review of the project, the Board specifically identified this area of the site as a potential location for additional on-site landscaping. Staff requests the Board's comments on the following: • Whether the project should propose additional landscaping along the east property line, as specifically identified by the Board during conceptual review. • Whether the proposed landscape improvements, both the extent of on-site landscaping and the new plantings (species, number of each species, container sizes, and locations) is appropriate. Chanter 16 — Site and Use Reaulations 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, FAR, parking and design review criteria requirements. As requested by the Board during their conceptual review of the project, a new 64 sq. ft. (8' x 8') trash enclosure is included in the formal application submittal. It is proposed to be located along the east property line, adjacent to the ADA -accessible parking space #1. The same contemporary materials and colors proposed for both the building and fuel canopy are proposed for the trash enclosure (composite concrete panels, gray in color, and horizontal metal "rain screen" longboards with 1 Y2" channels, medium brown in color, with ribbed metal corrugated roof, metallic silver in color). While the contemporary materials and colors proposed for the new trash enclosure would complement that on the building and fuel canopy, staff finds it should be relocated closer to the building to allow for the creation of an additional landscape area along the east property line, behind parking spaces #1-3 (see staff's discussion above). Staff requests the Board's comments on the following: • Whether the proposed location of the new trash enclosure should be closer to the building, allowing an opportunity to create additional site landscaping along the east property line. Light and Glare Section 14.16.227 of the Zoning Ordinance requires all building colors and materials and building and site lighting to be designed to avoid creating undue off-site light and glare impacts. Glossy finishes and reflective glass are discouraged; site and building lighting shall be shielded to conceal light sources from view off-site and avoid spillover onto adjacent properties. Lighting levels, generally, should be the minimum amount necessary to provide a sense of security: • One (1) foot candle at ground level overlap should be provided in all exterior doorways and in all vehicle parking areas; and • Minimum one-half (1/2) foot candle at ground level overlap should be provided along all outdoor pedestrian walkways. • Less than one (1) foot candle at ground level overlap should be provided at all property lines. In addition, the Board has indicated, through review of other service station upgrade projects, their general preference to reduce lighting levels to a maximum of 20-30 foot candles. Staff finds the photometric study submitted with the project application indicates that the project would comply with both the lighting levels prescribed by the Zoning Ordinance and those preferred by the Board for similar service stations. Chapter 18 — Parking Standards Parking Requirements Pursuant to Section 14.18.040 (Parking Requirements) of the Zoning Ordinance, the project is required to provide a total of 12 on-site parking spaces, based on the following proposed uses: • Three (3) parking spaces for the proposed continued service station facilities use; plus • Five (5) parking spaces for the legalization and expansion of the approximately 1,200 sq. ft. mini- market use (1/250 sq. ft. of gross retail); plus • Four (4) parking spaces for the two (2) service bays with each service bay counted as providing one (1) parking space. Parking Modification The project proposes eight (8) on-site parking spaces: the retention of four (4) existing parking spaces located south of building and along the east property line, one (1) new parking space located adjacent to the expanded landscape planter located at the corner of Bellam and Francisco Blvd., one (1) new parking space located adjacent to a new landscape planter along the north property line, one (1) existing parking space located inside the existing retained service bay and one (1) new parking space located inside the new service bay addition. The project is requesting a Parking Modification, through the Use Permit Amendment application, to reduce the required on-site parking from 12 to 8 parking spaces, contending that much of the parking demand for the mini -market use will be met by vehicles already parked temporarily at the fuel pumps. All requests for Parking Modification require the review and recommendation of both the Community Development Director and the City Engineer, and the approval of the Planning Commission. The Community Development Director, through Planning staff, and the City Engineer supports this request for Parking Modification, concurring with applicant's contention that much of the parking demand for the mini -market is already captured by patrons fueling their vehicles on site. Staff further finds the Parking Modification would strike a balance between the need to provide parking and landscaping on the site. Staff requests the Board's comment on the following: • Whether the requested Parking Modification, to provide eight (8) on-site parking spaces rather than the required 12 on-site parking spaces, is appropriate. Chapter 19 — Sians Sign Programs In 1996, the existing site signage was approved for the service station use and development in accordance with the allowable standards for the services stations under the City's then Sign Ordinance, which allowed a total of four (4) signs and up to 100 sq. ft. of combined sign area. 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 1996, Planning staff approved a 7 Sign Review Permit (SR96-29), which allowed a total of four (4) signs on the site with a total of 66 sq. ft. of sign area, including: one (1) 40 sq. ft. (4'x 10') internally -illuminated freestanding monument/price ID sign (6.5' in height), two (2) 11 sq. ft. (16" x 8'3") non -illuminated `spandrel' signs underneath the fuel canopy, and one (1) 4 sq. ft. (2' square) internally -illuminated `logo' cabinet or wall sign. Pursuant to Section 14.19.046 D (Sign Programs; Findings) of the Zoning Ordinance, a new Sign Program is required to meet the following findings related to design: All signs contained in the program shall have common design elements, such as placement, colors, materials, architecture, illumination, sign type, sign shade, letter size and letter type; All signs contained in the program shall be consistent with general design standards specified in Section 14.19.054 (i.e. all site signage shall be "... an integral part of, compatible with, and complement the design of buildings and improvements on the site where the sign is to be located and shall be compatible with the character and design of signs in the immediate neighborhood of the site. Creative and unique design is encouraged provided that the design is appropriate for the site and improvements and compatible with the character of the surrounding area."); and All signs contained in the program shall be in scale with the site and the immediate surrounding neighborhood. Staff finds the proposed new Sign Program meets these design -related findings. All signs within the proposed new Sign Program will be dark blue ("Sultan Blue") in color. In addition, the "Beacon" signs will feature a uniform design beyond colors. The project proposes a total of 209 sq. ft. of new signage for the site, including: • One (1), 32.08 sq. ft., internally -illuminated, wall sign ("Peter's Smog Center Test Only"); • One (1), 14.75 sq. ft., internally -illuminated, wall sign ("Mini -Mart"); • One (1), 5.36 sq. ft., non -illuminated, wall sign ("Smog Center Office"); • Three (3), 18 sq. ft., internally -illuminated, cabinet signs ("Beacon") recessed into the new fuel canopy fascia/parapet; • One (1), 15.75 sq. ft., internally -illuminated, freestanding monument sign, located at the corner of Bellam and Francisco Blvd.; • One (1), 7.03 sq. ft., internally -illuminated, freestanding monument sign, located along the Bellam Blvd. frontage; and • Eight (8), 10.02 sq. ft., non -illuminated fuel pump dispenser sign graphics. Staff finds the project is proposing new signage greater in total square footage than similar service stations. Sign graphics on the fuel pumps is a relatively new type of sign; it was not accounted for in the prior sign code when the current signs on the site were approved. Generally, when reviewing similar new sign program applications, the Board has, generally, recommended these not exceed 100 sq. ft. of total signage, excluding sign graphics on fuel pump. The project proposes 129 sq. ft. of new signage, excluding the sign graphics on the fuel pumps. Staff finds the project can reduce the total square footage of new signs on the site by eliminating one or more proposed signs. Typically, service stations located on corner lots will locate freestanding monument `price ID' signs at the corner of the street frontages rather than locating separate freestanding monument `price ID' signs on each street frontage. The project proposes to locate a freestanding monument 'price ID' sign at both the corner of Bellam and Francisco Blvd. (Sign #1) and along the Bellam Blvd frontage (Sign #2). The property owner has indicated to staff that both freestanding monument 'price ID' signs are desired since the closest service station competitor ("Circle K", located at 981 Francisco Blvd E.) has the same configuration. However, a review by staff of the permit history on this adjacent service station site has revealed that only one (1) freestanding 'price ID' sign has been approved; the freestanding `price ID' sign located at the corner of Bellam and Francisco Blvd has been approved though not the second freestanding `price ID' sign along the Bellam Blvd. frontage. Staff supports the location of the freestanding `price ID' sign at the corner of Bellam and Francisco Blvd. though finds the second freestanding `price ID' sign along the Bellam Blvd. frontage to be redundant. As an alternative, Planning staff finds the project should eliminate the corner freestanding 'price ID' sign in lieu of separate freestanding `price ID' signs along both the Bellam and Francisco Blvd. frontages. Similarly, staff finds the north -facing canopy sign (Sign #3) to be unnecessary signage given that Sign #5 provides visibility along the Bellam Blvd street front. Like staff's findings on the excessive freestanding `price ID' sign, the west -facing canopy sign (Sign #5) already captures the attention of south -bound vehicle traffic. And like the alternative to the location of the freestanding `price ID' signs, staff finds an alternative to eliminating the north -facing canopy sign (Sign #3) would be to eliminate the west -facing canopy sign (Sign #5), as both serve to provide signage to capture south -bound traffic along Bellam Blvd. Staff finds that elimination of both the freestanding `price ID' sign (Sign #2) and the north -facing canopy sign (Sign #3) would reduce the overall square footage of signage on the site, from 129 to 103.89 sq. ft., excluding the sign graphics on the fuel pumps. This reduction would be closer to the level of site signage supported by the Board during similar reviews of new Sign Programs. Staff requests the Board's comment on the following • Whether the amount and location of signage within the proposed Sign Program is appropriate and in scale with the site and surrounding area. • Whether the signage within the new Sign Program adequately provide common design elements. Chapter 22 — Use Permits As discussed earlier in staff's report, the existing Use Permit approval, to allow the current service station use on the site, requires amendment by the Planning Commission to allow the legalization and expansion of the existing mini -market use. In order for the Planning Commission to approve the Use Permit Amendment Chapter 25 — Environmental and Design Review Permit The project require Environmental and Design Review Permit approval by the Planning Commission (This Environmental and Design Review Permit typically would be reviewed and acted on by the Zoning Administrator; however, since the project requires Planning Commission approval for the legalization and expansion of the existing mini -mart use, all of the required project entitlements shall be reviewed and acted on by the Planning Commission with the Board's recommendation). 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 the San 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 f) 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. Site Design The project proposes, generally, to upgrade the exterior facades on both the building and fuel canopy on the site with a more contemporary design and a mixture of textures and treatments, while increasing the landscape character of the site. This is a welcome change to the site and the Canal neighborhood. The metal "rainscreen" horizontal longboards with 1 V channels surrounding the existing gabled roof would directly relate to the same exterior treatment proposed for both the building and fuel canopy on the site and would be a similar design to tower element on the recently approved and constructed BlueWave Carwash building located immediately south of the site at 990 Francisco Blvd. E. While the proposed new fascia/parapet over the existing gabled roofs would likely create a view impact of the hillside north of the site as seen from Francisco Blvd. E. and the westbound 1-580 off -ramp, staff finds this to be a limited due to the height and width of the metal "rainscreen" horizontal longboards. Parking and vehicular circulation on the site appears to meet the minimum dimension requirements though the number of parking spaces provided is not in compliance with minimum requirements without a reduction in the scope of the project, the granting of a Parking Modification by the City or a combination of both. The project requests a Parking Modification to reduce the number of required on- site parking spaces for the proposed development and uses, from 12 to 8 parking spaces. As discussed earlier in this report, staff supports the requested Parking Modification. During the conceptual review of the project, the Board indicated their understanding of the applicant's contention that much of the parking demand for the mini -market use will be met by vehicles already parked temporarily at the fuel pumps. Staff generally supports the proposed site design. 10 Architecture Staff also generally supports the proposed new contemporary architecture for the building and canopy on the site. As commented earlier in staff's report, the project will creating design consistency among both building and fuel canopy on site. The varied exterior treatments proposed by the project create texture and interest in the built environment. These distinct exterior treatments help to create a separate sense of entry to both the new mini -mart and the minor motor vehicle service area. The project generally provides '360° design' by incorporating these new exterior treatment to all building and canopy facades (Due to the existing zero (0') setback of the building along the east property line, the project proposes to texture the existing concrete block wall with new stucco finish in a medium shade of tan color). Colors and Materials The project proposes varied contemporary- or industrial -design textures in earthtone/woodtone shades of brown and gray colors on both the building and fuel canopy. These new exterior fagade treatments appear to be high-quality colors and materials and help to create a relationship between all structures on the site. A Material and Color Board shall be provided at the Board's meeting. Exterior Lighting The project proposes new lighting fixtures at all entrances to the building and on the existing light standards, located at the driveway entrances to the site. The existing under canopy light fixtures are proposed for reuse. A photometric study was submitted with the formal application and indicates full compliance with the City's lighting standards, pursuant to Section 14.16.227 of the Zoning Ordinance (i.e., acceptable lighting levels of one (1) foot-candle overlap at entrances and doorways, one-half ('/2 foot-candle overlap in parking areas, and less than one (1) foot-candle at all property lines.). Additionally, the Board has historically recommended lighting levels of 20-30 foot-candles under fuel canopies during prior reviews of similar service station upgrade projects. Landscape Design The proposed project complies with most of the development standards for the GC District (i.e., maximum building height and maximum allowable FAR) though does not comply with the minimum landscape requirement. The project proposes to increase the landscape character on the site, from 6.6% to 9.4%; however, it would remain well below the minimum 15% landscape requirement. The project proposes both new landscape planters and modifications to increase the size of existing landscape planters on the site, and to create new bio -retention basins within the landscape planters. The proposed new site landscaping is a combination of new trees (2 plantings), shrubs (87 plantings), and groundcovers (324 plantings). New raised planters are proposed at the building entrance with a combination of succulents (9 plantings) and groundcovers (55 plantings). Existing raised planters are located between the fuel pump islands and are proposed to remain though the landscape plan for the project does not identify any plantings. The project proposes to preserve an existing palm tree, approximately 15' in height, located within the landscape planter at the corner of Bellam Blvd. and Francisco Blvd. E., and an existing olive tree and shrub hedge which screens above -ground tanks, located within a landscape planter along the Francisco Blvd. frontage. 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. 11 • 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. • 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. 12 • Exterior materials should minimize reflectivity. • Use color to provide appropriate accents on a building Planning staff has no additional comments concerning the site and building design beyond those listed elsewhere in this report. CONCEPTUAL DESIGN REVIEW On October 4, 2016, the Board provided conceptual design review (CDR16-006) recommendations on the proposed project. At that time, the Board expressed unanimous support for upgrading the existing service station and provided the following general recommendations: • Opportunities exist to increase site landscaping, including ➢ A new landscape planted located south of the building, along the east property line and behind parking space #1-3; ➢ A new landscape planter located along the Bellam Blvd. frontage, at the north property line, where the air/water dispenser is currently located; ➢ Tilting the corner of the existing landscape planter, located at the intersection of Bellam and Francisco Blvd.so that it is more parallel to the fuel pump canopy; ➢ New decorative landscape pots located at the ends of the fuel pump islands. • Improve the proportionalities of the proposed new exterior materials, including: ➢ Reducing the height of the metal `rain screen' siding area; ➢ Continuing the clerestory window height along the entire building frontage along Bellam Blvd.; and ➢ Consider using fewer materials. • Provide a new trash enclosure located, preferably, along the east property line, immediately south of the building, where ADA -accessible parking space #1 is proposed. The 10/4/16 Board meeting can be reviewed online at: http://www.cityofsanrafael.org/meetings/. Staff has included a copy of the conceptual plans to help the Board in assessing whether revisions to the project design have adequately responded to their prior recommendations. In direct response to the Board's comments, the formal application proposes: • Proposed landscape improvements for the site have increase slightly, from 1,327 sq. ft. (8.8%) to 1,399 sq. ft. (9.4%). Total landscaping on the site is 1,008 sq. ft. (6.8%) The landscape requirement for the site is 2,237 sq. ft. (15%). A new landscape planter is now proposed along the Bellam Blvd. street front and the north property line. Also, a new raised landscape planter with succulent plantings is now proposed underneath the storefront windows along the building frontage. • The height of the new fascia/parapet, the "rain screen" horizontal longboards, which is proposed to screen the existing gable roof, has been reduced approximately six inches (6"), which reduces the overall height of the building as well; • The storefront windows located along the building frontage have been raised to provide a uniform sight line. In addition, clerestory windows have been added above the entrance to the Smog Test office portion of the building to match the clerestory windows above the entrance to the mini -market portion of the building. • A new, 64 sq. ft., covered trash enclosure, located adjacent to the ADA -accessible parking space (#1) along the east property line, has been added.. 13 Staff believes the formal application has responded well to the Board's comments made during conceptual review reasonably well; however, staff is concerned with the proposed improvements, and lack of, along the east property line, south of the building. As discussed earlier in this report, staff finds this area provides an opportunity to create an additional landscape planter to improve the landscape character on the site and bring is closer to compliance with the landscape requirement. Additionally, the original design trash enclosure opened directly out to access aisle. Based on the review by the City Engineer, the design has been modified to open out to a parking space (#2), which Planning staff finds equally problematic. A follow-up review by the Chief Building Official recommended redesign of the trash enclosure to relocate the doors so they open out onto the accessible aisle. Staff requests the Board's comments on the following: • Whether the formal application adequately responds to the Board's conceptual review comments. 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, the appropriate neighborhood groups (the Canal Area Property and Business Owners Association and the Marin Villa -Canal Housing Alliance), and all other interested parties (applicant and planner), 15 calendar days prior to the date of this hearing. Additionally, notice was posted on the project site, at the corner of Bellam Blvd. and Francisco Blvd. E. At the time of printing staff's report, no comments have been received as a result of this noticing. CONCLUSION Planning staff believes the level of details provided in the formal application generally meets the applicable design -related General Plan Policies and Zoning Ordinance regulations and standards, with the exception of minimum landscape requirement. The project proposes to upgrade or enhance the existing service station with a cohesive contemporary design theme and revitalized landscape character on the site. Staff, however, requests the Board provide direction on the points specified in the Analysis section of this report. Staff further welcomes additional comments or guidance on the any site or building design details that would further improve the project. EXHIBITS 1. Vicinity Map 2. Project Plans Full-sized and reduced (11"x 17') colorplans have been provided to Board members only. Reduced color conceptual plans also have been provided to Board member for comparison.. cc: Peter Jizrawi — Peter's Beacon; 28 San Marino Dr.; San Rafael, CA 94901 Steve Murch — SKS Architects; 1534 Fifth Ave.; San Rafael, CA 94901 14 E 00 r. - r led% EXHIBIT 1 so -90L.900 4 AV iffy a L0W V:)'laeleb -S 8� �� (� Ir .r we a ? 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