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HomeMy WebLinkAboutDRB 2017-11-07 #2REPORT 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. ***Continued from the October 3, 2017 Design Review Board Meeting*** 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' 11%" (18'4Y4" fuel pump canopy) Proposed: 10.4% (1,552 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 ) BACKGROUND AND ANALYSIS On October 3, 2017, the Design Review Board (Board) conducted formal review of a project proposing 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, located at 108 Bellam Blvd. (northeast corner of Bellam Blvd. and Francisco Blvd. E.). At that time, the Board requested that the project return for their review to address specific design issues (The meeting is available for review on the City's website at http://www.cityofsanrafael.org/meetings/). The Board's consensus recommendations are provided below in bold, followed by staff's comments: The exterior rainscreen material should wrap around the rear of the building. The project proposes to cover the existing gabled roof with a new fascia/parapet "rainscreen" (5" x W hollow metal longboards, natural wood color, with W spacing over 1 Y2" furring channel) without increasing the overall height of the building. In response to the Board's recommendation, the new rainscreen fascia/parapet material now wraps around the entire building, including the rear elevation (see Exhibit 3, Sh. A3.3). Existing fencing and landscaping screens a large portion of the rear or east building elevation from view though the project proposes to paint the existing CMU block wall a `tan' color to complement the medium and dark brown and gray color tones proposed in the new color palette (see Exhibit 3, Sh. A3.1 and A3.3). The proposed new Material and Color Board will be provided at the Board's meeting. • The new trash enclosure should be relocated closer to the building to eliminate the negative space between the trash enclosure and the building. The project proposes to construct a new trash enclosure on-site to match the new exterior materials and colors proposed for the building and fuel canopy (see Exhibit 3, Sh. Al. 1, A1.2, A3.1 and L1). In response to the Board's recommendation, the'proposed location of this trash enclosure has shifted approximately 10' closer (north) to the building, to the area behind the ADA -van accessible parking space from the area behind the access aisle for this required parking space. This relocation eliminates the negative space created by the original design and allows for the creation of an additional landscape planter parallel with the east property line (see discussion below). Additionally, the gate doors to the trash enclosure have been relocated from the south elevation to the west elevation. Both the Chief Building Official and the City's Traffic Engineer have reviewed and provided their support to Planning for the redesigned trash enclosure, including the relocation of the gate doors. • The existing parking spaces along the east property line (Parking Spaces 1-3) should be pulled back to allow for the creation of an additional landscape planter. The applicant is encouraged to explore relocating the bio -retention area from the corner landscape planter to this new landscape planter to allow additional plantings in the corner landscape planter. In response to the Board's recommendation, the location of the existing parking spaces along the east property line (Parking Spaces 2 and 3) have been pulled back approximately seven feet (7') to allow for the creation of an additional new, 153 sq. ft. (6'X 25'/') landscape planter (see Exhibit 3, Sh. A1.1, A1.2 and L1). This new landscape planter would allow the relocation of a portion of the storm water runoff bio -retention area required of the project and allow increased plantings in other landscape planters, particularly at the prominent corner planter (Bellam Blvd. and Francisco Blvd. E.). Plantings proposed for this new landscape planter include a mixture of tree, shrubs and groundcover grasses, and would match the new landscape palette proposed for the other landscape planters on-site • The landscape plan should be re-evaluated to be more creative on the plant species, to increase the number of plantings and to eliminate potential conflicts due to future growth patterns. In response to the Board's recommendation, the proposed landscape plan (see Exhibit 3, Sh. L1) has been re-evaluated to; 1) Eliminate a proposed new tree within the proposed new landscape planter located at the northwest corner of the site, along the Bellam Blvd. frontage, due to potential growth conflicts with a new light standard; 2) Add three (3) new trees (15 -gallon multi -trunk Toyon trees or Heteromeles arbutifolia) within the existing landscape planter located at the southeast corner of the site, along the Francisco Blvd. frontage, and the new landscape planter located parallel to the east property line; 3) Generally rework the locations of the proposed plantings to avoid proposed bio -retention areas and improve the overall aesthetics of the landscape planters as seen along the frontages; 4) Propose a combination of non -succulent shrubs and grasses in lieu of succulents plantings within new landscape planters located along the building entrance along the Bellam Blvd. frontage; and 5) Revise the proposed new planting palette for the site to provide a greater selection of plant species. These proposed revisions to the quality of the landscape plan would result in a reduction in the quantity of total plantings, from 477 to 378 new plantings from the plant palette. • The building lighting fixtures should be recessed into the soffit and those light fixtures without a soffit should be centered better over building entrances. In response to the Board's recommendation, the proposed exterior light fixtures on the building have been recessed into the soffit over the mini -mart portion of building and centered better over service bay door (see Exhibit 3, Sh. A3.1 and A3.2). • All existing fencing should be painted to match the new proposed exterior color finishes for the building. In response to the Board's recommendation, new notes have been added to the revised plans stipulating that the existing fencing along the east property line shall be painted a `tan' color to match the rear of the building (see Exhibit 3, Sh. Al. 1 and A3.1). • Proposed Sign #3 (northeast -facing canopy sign) should be eliminated from the new proposed Sign Program as unnecessary and redundant. The project proposes to create a new Sign Program (SP17-004)on the site for the existing ongoing service station use. In response to the Board's recommendation, Sign #3 has been eliminated from the proposed Sign Program as unnecessary and redundant (see Exhibit 3, Page 1 and 4 of the 7 - page Sign Program package). However, the list of individual sign square footage and the total square footage proposed within the new Sign Program has not been updated and is currently incorrect (see Exhibit 3, Page 1). Staff would confirm the correct square footage for individual signs and the total square footage within the new Sign Program prior to Planning Commission review of the project. 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 Staff finds the proposed revisions to the project design responds well to the recommendation provided by the Board to expand the proposed rainscreen fascia/parapet material to the rear of the building, to relocate the trash enclosure and a portion of the on-site parking spaces, to re-evaluate and expand the on-site landscaping, to recess and better balance building light fixtures, coordinate the color of existing fencing with the new proposed color palette and to reduce the number of site signage. Remaining refinements needed to the sign square footage calculations within the proposed new Sign Program would be corrected prior to project review by the Planning Commission. Staff requests the Board comment on the appropriateness of these revisions to the project design made in response to the previous directions provided by the Board. EXHIBITS 1. Vicinity Map 2. Original Color Plans (11" x 17" Reductions provided to the Board only) 3. 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