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HomeMy WebLinkAboutDRB 2015-07-21 #3CITY OF Community Development Department — Planning Division Meeting Date: July 21 2015 Case Numbers: CDR15-003 Project Planner: Steve Stafford — (415) 458-5048 Agenda Item: 13 REPORT TO DESIGN REVIEW BOARD SUBJECT: 990 Francisco Blvd. E. ("Royal Coach Carwash") — Conceptual Review requesting preliminary comments on a proposal to allow the demolition of an existing car wash facility (automatic motor vehicle wash with self -served vacuum area) and the construction of a smaller, 2,432 sq. ft., replacement car wash facility and associated landscaping improvements on a 22,000 sq. ft. site; APN: 008-103-01; General Commercial (GC) District Zone; Rob Carrade for BlueWave Express Development ll, LLC, Applicant; Wilma C. Thomas, Owner; Canal Neighborhood. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: GC GC Automated Carwash Facility North: GC GC Gas Station; Motor Vehicle Repair; Commercial Retail South: NA NA Bellam Blvd. Off -Ramp; Westbound 1-580 East: NA NA Francisco Blvd. E. West: NA NA Bellam Blvd. Height Landscaping Required: 36' Required: 15% (3,300 sq. ft.') Proposed: 16' 8" (top of parapet) Proposed: Unknown Parking FAR (Floor Area Ratio) . Required: 1 space per vacuum stall Allowed: 0.21 (4,620 sq. ft.) Proposed: 6 (6 vacuum stalls) Proposed: 0.12 (2,576 sq. ft.) SUMMARY The project is being referred to the Design Review Board (Board) for concept review to allow the replacement 'in kind' of an existing automated car wash facility and site landscape improvements while meeting or exceeding current water conservation requirements. The car wash operation will change slightly by the proposed elimination of the current hard drying services and the creation of self-service vacuum stalls. When the project is submitted for formal review, it will require an Environmental and Design Review Permit. The Planning Commission will act on the proposed project with the recommendations of the Board. As required 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 will be considered by the applicant for incorporation as revisions to the project design prior to formal submittal. Planning staff requests that the Board review this report and provide recommendations on the project's compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: Whether the proposed tower element is a three -sided freestanding sign due, in part, to the curvilinear blue metal roof, which is as important to the 'BlueWave' sign concept as the actual sign lettering. If the proposed tower element is a three -sided freestanding sign, is the unique design and height appropriate for the building and site? BACKGROUND Site Description & Setting: The subject site is a triangular-shaped isolated or'island' parcel, surrounded by public right-of-ways; the Bellam Blvd. off -ramp from westbound 1-580 is located immediately to the south and west; Bellam Blvd. is located immediately to the west and north, and Francisco Blvd. E. is located along the frontage, immediately to the east. It is 22,000 sq. ft. (approx..) in size with, essentially, no cross -slope or grade change.. The site is currently developed with a single -story, 4,000 sq. ft. (approx..), automated, full-service car wash with customer service waiting, restrooms, mechanical, equipment and storage, office and cashier areas. A 1,600 sq. ft. (approx..) detailing canopy is attached to the south portion of the building. A smaller, 600 sq. ft. (approx..) freestanding canopy is located immediately north of the building providing vacuum service prior to entering the automatic car wash. An uncovered area for hand drying of vehicles is located immediately south of the detail canopy. The site has six (6) required or dedicated on-site parking spaces located south of the hand drying area. History: On May 12, 1964, the Planning Commission conditionally approved a Use Permit (No. 6446) and Architectural Approval to allow construction of the existing development on the site and the operation of a automated car wash. These conditions included endorsing recommended on-site circulation modifications by the City Engineer and additional site landscaping. On April 27, 1976, the Planning Commission approved a Sign Program (SR76-028) to allow installation of the existing three (3) signs on the site totaling 100 sq. ft. of combined sign area (two freestanding signs with one a changeable copy sign, each 32 sq. ft. of sign area, and one 36 sq. ft. wall sign). The current tenant, Royal Coach Brushless Carwash, has operated on the site since 1990. PROJECT DESCRIPTION Use: The project proposes to replace 'in kind' the existing automated car wash facility on the site while meeting or exceeding current water conservation requirements. The car wash operation will change slightly by the proposed elimination of the current hard drying services and the creation of self-service vacuum stalls. Site Plan: The project proposes to demolish the existing 4,000 sq. ft., single -story automated car wash building and ancillary service canopies with a smaller, 2,432 sq. ft. single -story automated car wash building. Existing ancillary canopies structures are proposed to demolished and new canopy structures relocated on the site. A new six (6) -stall, 1,900 sq. ft., self-service vacuum canopy is proposed to be located south of new building and a smaller, 310 sq. ft., self-service pay station canopy. Two small, mechanical equipment 'sheds', each 72 sq. ft. in size, are proposed to be located on both ends of the self-service vacuum canopy. The existing on-site vehicular circulation pattern is proposed to be maintained. The primary site entry/exit would continue to be located immediately across from Castro Avenue with a secondary 'exit 2 only' driveway located between the pay station canopy and the intersection of Bellam Blvd. and Francisco Blvd. E. to allow perspective car wash patrons to leave the site before committing to the automatic cash wash service. Architecture: The project proposes a rectangular -shaped, contemporary design for the new automated car wash building, characterized by multiple exterior fagade textures and colors and small 'wrap-around' canopy projection over the cashier entrance. Proposed exterior materials would be in a gray -tan color palette include stacked stone 'wrap-around' at the ends of the building with a mixture of thin brick and EIFS or synthetic stucco for the remainder of the building, in a unique 'wave-like' pattern. The vehicular . entrance to the automated car wash is proposed to be defined by 1" x.6" horizontal Ipe sustainable Brazilian hardwood siding, installed with a 1.5-2" reveal or spacing between boards. The Ipe siding is proposed to continue vertically to create a tower element to accommodate proposed new site signage. A curvilinear metal roof, 'azure' blue in color, is proposed to 'cascade' towards the vehicular entrance to the automated car wash. The project also proposes a contemporary design for the new canopies and shed structures with curvilinear projection elements and colors and materials to match. The height of the new building is proposed to be single -story with'a maximum height of 16' 8" above finished grade to the top of the parapet. The height of the proposed tower element would be 29' 9" above finished grade. The height of the new canopies is proposed to be 11' above finish grade. The height of the proposed new mechanical equipment sheds is unknown based on the limited details provided by the submitted plans. The applicant will provide a Materials and Color Board, with samples of the proposed exterior colors and treatments, during the meeting. Landscaping: The project proposes both to enhance existing landscape planter areas and to create additional landscape planter areas to improve the landscape character of the site, including along the Francisco Blvd. E. frontage. Existing conifer and palm trees, located at the north portion of the site closest to the intersection of Bellam Blvd. and Francisco Blvd. E., are proposed to be preserved and additional Brisbane Box trees (Lophostemon confertus; 5, 24" -box size) and Mexican Fan Palm trees (Washingtonia robusta; 7 10' -exposed trunk heght) are proposed to be planted. New understory shrubs in existing and new planting areas include Sherwood Abelia (Abelia Grandiflora 'Sherwood'; 5 -gallon size), Mediterranean Fan Palm (Chamaerops humilis; 24" -box size), Yellow Wave Flax (Phormium 'Yellow Wave'; 5 -gallon size), Silver Sheen Pittosporum (Pittosporum tenuifolium 'Silver Sheen'; 5 - gallon size) and Wheeler's Dwarf Pittosporum. (Pittosporum tobira `Wheeler's Dwarf' 5 -gallon size). New understory groundcover in existing and new planting area include Aptenia cordifolia `Red Apple' in 1 -gallon size. ANALYSIS General Plan 2020 Consistency: The General Plan land use designation for the project site is General Commercial (GC). The GC designation allows general retail and service uses, including motor vehicle sales and service uses such as the existing and proposed automated car wash facility, consistent with Land Use Policy LU -23 (Land Use Map and Categories). Also, the proposed replacement automated car wash facility will 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). Staff requests the Board's guidance in evaluating the project for consistency with the following design -related General Plan Policies: 3 • Community Design Policy CD -2 (Neighborhood Identity) seeks to recognize and promote the unique character and integrity of the City's residential neighborhoods and the Downtown and strengthen the "hometown" image of San Rafael by improving the appearance and function of commercial areas. • 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. New nonresidential and mixed-use development should fit with and improve the immediate neighborhood and the community as a whole. • CD -18 (Landscaping) recognizes landscaping as a significant component of all site design • CD -20 (Commercial Signage) seeks to allow adequate visual sign identification necessary for successful commercial uses, while also taking into consideration the visual impact along any roadway. • Sustainability Policy SU -6 (New and Existing Trees) strives to plant new trees and retain existing trees to maximize energy conservation and carbon sequestration benefits. • Conservation Policy CON -22 (Resource Efficiency in Site Development) encourages site planning and development practices that reduce energy demand, support transportation alternatives and incorporate resource- and energy-efficient infrastructure. Planning staff believes the level of details provided in the concept design submittal generally meets the applicable design -related General Plan Policies. The project proposes to redevelop an existing commercial site 'in kind' with a contemporary building design and an expanded site landscape character that will meet or exceed current water conservation requirements. While the proposed tower element would likely create a view impact of the hillside north of the site as seen from the westbound 1- 580 off -ramp, its size (20'x 20') would limit any view impact and it would likely not create a view impact from westbound 1-580 due a grade difference of up to 20' between the site and the westbound 1-580 flyway over Bellam Blvd before merging into northbound U.S. Highway 101. If directed by the Board, staff will require a visual simulation of the project as seen from the westbound 1-580 flyway over Bellam Blvd and the westbound 1-580 off -ramp, if necessary. 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 conceptually designed, the proposed project appears to comply with all applicable property development standards for the GC District, including maximum building height and minimum landscaping requirement. 4 The existing automated cash wash facility on the site was originally approved by the Planning Commission in 1964 (Use Permit #6446). The project proposes to continue the legally permitted automated cash wash facility use. Chapter 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, floor area ratio (FAR), parking and design review criteria requirements. The project proposes four (4) accessory structures: two canopies and two, 72 sq. ft. mechanical equipment 'sheds'. The proposed canopies are exempt from FAR calculations, appear to meet parking dimensions and are contemporary designed to complement the contemporary design of the new automatic car wash building. The proposed mechanical equipment 'sheds' would be counted in the FAR calculations for the site, have no parking requirement associated with them and would need to complement the contemporary design of the new automatic car wash building and canopies. Staff believes the proposed accessory structures are allowable though staff will require the formal application submittal for the project to include total FAR calculations and design details for the mechanical equipment 'sheds'. Drive -Through Facilities Section 14.16.110 (Drive -Through Facilities) of the Zoning Ordinance requires drive-through facilities, where occupants remain in their motor vehicles while queuing in stacking lanes awaiting to purchase their goods or services, to meet adequate stacking configuration requirements by the City Engineer and to provide an adequate landscape buffer to shield off-site glare resulting from motor vehicle headlights. The proposed site design and stacking configuration would be similar to the existing approved on-site design and stacking configuration. Staff believes the proposed landscape enhancements for the site may require modification to increase shrub plantings along the northern property boundary line in order to meet minimum shielding requirements for off-site glare resulting from motor vehicle headlights. Staff will refer the formal application submittal to the City Engineer for review and recommendations prior to review by the Board. Floor Area Ratio (FAR) Under both the City's General Plan (Land Use Policy LU -9; Intensity of Nonresidential Development) and Section 14.16.150 (A) of the Zoning Ordinance (Floor Area Ratios and Densities Applicable to Nonresidential and Mixed -Use Development), the maximum allowable intensity of nonresidential development on the project site is 0.21 FAR, or 4,620 sq. ft. Though FAR details are not included with the conceptual design review submittal, staff believes the proposed project likely meets the maximum allowable FAR for the site; given that, the replacement automated car wash building is 2,432 sq. ft. and the two mechanical equipment 'sheds' are 72 sq. ft. each for a total of 2,576 sq. ft. of non-residential development or 0.12 FAR. Water -Efficient Landscape Section 14.16.370 (Water -efficient Landscape) of the City's Zoning Ordinance require all nonresidential development projects proposing new or rehabilitated landscape areas equal to or greater than 1,000 sq. ft. to comply with most recent Marin Municipal Water District's (MMWD) water conservation ordinance (currently, MMWD Ordinance 421). Though the amount of new or rehabilitated landscaping proposed by the project is not include in the conceptual design review submittal, staff believes the proposed project likely meets the minimum requirement for MMWD review; given that, in order to comply with the landscaping requirement for the GC District, the project will be required to provide a minimum of 3,300 sq. ft. of site landscaping. Chapter 18 — Parkina Standards Parking Requirements Pursuant to Section 14.18.040 (Parking Requirements) of the Zoning Ordinance, the project is required to provide one (1) parking space for each vacuum stall. The project proposes six (6) vacuum stalls or six (6) parking spaces, located underneath the 1,900 sq. ft. canopy along the rear property boundary line across from the westbound 1-580 off -ramp at Bellam Blvd Parking Space Dimensions Pursuant to Section 14.18.130 (Parking Facility Dimensions and Design) of the Zoning Ordinance, the proposed angled parking spaces are required to meet.10.5' x 18' dimensions and 20' drive aisle or backup space. The angled parking spaces are proposed with 17' x 17' dimensions and 16-36' drive aisle or backup space. Modifications will be required to both the depth of the proposed parking spaces and the backup space required for 2 of the 6 proposed parking spaces. Staff will refer the formal application submittal to the City Engineer for review and recommendations prior to review by the Board. Parking Lot Screening and Landscaping Pursuant to Section 14.18.160 (Parking Lot Screening and Landscaping) of the Zoning Ordinance, the proposed angled parking spaces are required to provide adequate screening to shield off-site glare resulting from motor vehicle headlights through the use of landscaping, berms, low walls, fencing or any combination of. Staff believes the proposed vacuum stall/parking spaces will require modification of the formal application submittal to provide adequate screening or shielding of motor vehicle headlights. Additionally, the proposed project is required to provide one (1) canopy tree in every four (4) parking spaces to be installed adjacent to the parking area to reduce the 'heat island' effect and to enhance the visual appearance of parking areas. The project proposes to partially cover the six (6) vacuum stall/parking spaces with a canopy structure. The project also proposes to plant five (5) new canopy trees on the site, two of which would be aocated adjacent to the vacuum stall/parking spaces. Chapter 19 — Sians Sign Programs In 1976, a Sign Program (SR76-028) was approved by the Planning Commission, allowing three (3) signs on the site totaling 100 sq, ft. of combined sign area (two freestanding signs with one a changeable copy sign, each 32 sq. ft. of sign area, and one 36 sq. ft. wall sign). Currently, one of the freestanding signs and the wall sign exist only. Though no sign details are provided in the concept review package, the submitted plans appear to propose site signage that is not consistent with the approved Sign Program for the site. As currently shown, the proposed signage would require modification of the approved Sign Program for the site. Sign Standards As an alternative to modifying the current Sign Program, the project may propose to meet the sign standards for the site. The sign standards for the site would allow two (2) signs per frontage, one of which may be a freestanding sign, with an allowable sign size of one square foot per linear foot of building frontage or 76 sq. ft. The site has one frontage, Francisco Blvd. E., which is a one-way street at the site. CalTrans-owned property is located immediately north (between the site and Bellam Blvd.) and west (westbound 1-580 off -ramp) of the site. Pursuant to Section 14.19.053 of the Zoning Ordinance, where public visibility of the building entrance is impaired, one or both allowable signs may be relocated to the side or rear elevation to improve visibility, provided the allowable sign number and sign size are met. The project proposes three (3) wall sign, along the front, side (facing Bellam Blvd.) and rear elevations, with the sign sizes unknown. Staff believes the project may be allowed to relocate one of the allowable signs from the front elevation to the rear elevation; however, the site will not allow a third sign without 0 the granting of a Sign Exception, pursuant to Section 14.19.045 of the Zoning Ordinance. Though no sign details are provided in the concept review package, the submitted plans also appear to propose site signage which exceeds the maximum sign area allowed. As currently shown, the proposed signage would also require the granting of a Sign Exception for allowable sign area for the site. Pursuant to Section 14.19.064 of the Zoning Ordinance, under no circumstances shall the allowable sign area for the site exceed 200 sq. ft. even with the granting of a Sign Exception. If the project proposes to meet the sign standards, and seek Sign Exception(s), rather than modifying the existing Sign Program, site signage would be reviewed and approved with the Environmental and Design Review Permit for the project and no separate Sign Permit is required. General Design Standards Pursuant to Section 14.19.054 of the Zoning Ordinance, 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." Staff believes the proposed site signage is a unique design which integrates well with and complements the unique design of the new building. Staff believes further that relocated sign elevations and signage located high on building elevations is in character with existing signage along both Francisco Blvd. E. and Bellam Blvd., including 863, 901 and 986 Francisco Blvd. E. and 115 Bellam Blvd. Staff believes, however, the curvilinear blue metal roof, which 'cascades' towards the vehicular entrance to the automated car wash, is as important to the 'BlueWave' sign concept as the actual sign lettering. As such, staff believes the proposed tower element is itself a three -sided freestanding sign, which is limited to a maximum height of 21' without the granting of a Sign Exception or the modification of the existing Sign Program for the site. Staff requests the Board's comments on the following Whether the proposed tower element is a three -sided freestanding sign due, in part, to the curvilinear blue metal roof, which is as important to the 'BlueWave' sign concept as the actual sign lettering. If the proposed tower element is a three -sided freestanding sign, is the unique design and height appropriate for the building and site? Chapter 25 — Environmental and Design Review Permit The concept project requires Environmental and Design Review Permit approval by the Planning Commission, given that it proposes to construct a new commercial structure (Major Physical Improvement per Section 14.25.040(A)(1) of the Zoning Ordinance). The project is subject to the review criteria for Environmental and Design Review Permits, pursuant to Section 14.25.050 (Review Criteria; Environmental and Design Review Permits), 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. • 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 to replace the existing automated car wash facility with a smaller building in the same location on the site. The existing on-site circulation and queuing pattern has existed as originally approved since 1964, which the project proposes to maintain and the City Engineer will need to review during formal application submittal. Scale The proposed single -story scale with two-story tower element relates well to the existing scale of buildings in the vicinity of the site, which is a combination of both single- and two-story structures. The site is located up to 20' below the grade of the westbound 1-580 flyway over Bellam Blvd before it merges into northbound U.S. Highway 101. Colors and Materials The project proposes a cohesive contemporary design accentuating the 'blue wave' theme of their business name, given that; • The new building would be characterized by multiple exterior facade textures and earthtone/woodtine/bluetone colors, including stacked stone 'wrap-around' at the ends of the building with a mixture of thin brick and EIFS. or synthetic stucco for the remainder of the building, in a unique 'wave-like' pattern; • The tower element to the new building includes a curvilinear metal roof, 'azure' blue in color, which appears to 'cascade' towards the vehicular entrance to the automated car wash; and • The new canopies and shed structures proposed for the site would be designed with curvilinear projections and/or colors and materials to match the proposed new building. San Rafael Design Guidelines: On November 15, 2004, the City Council adopted (by Resolution No. 11667) the interim San Rafael Design Guidelines to give the City staff direction in the design of new development in accordance with the San Rafael General Plan 2020 Community Design Element's implementing programs. These guidelines provide a framework of design principles that builds on the strength of the existing character of an area and that strives to improve the visual unity of the area. Planning staff requests the Board's guidance in evaluating the project for consistency with the following applicable Nonresidential Desiqn 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. • 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. Exterior materials should minimize reflectivity. Use color to provide appropriate accents on a building Planning staff has no additional comments concerning the conceptual site and building design beyond those listed elsewhere in this report. 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 Owner's Association and the Marin Villa -Canal Housing Alliance), and all other interested parties, 15 calendar days prior to the date of this hearing. Additionally, notice was posted on the project site, along the Francisco Blvd. E. frontage. At the time of printing staff's report, no comments have been received as a result of this noticing. CONCLUSION This application submittal is for conceptual design review of the project. Conceptual review provides the applicant with an informal critique and evaluation of the project's basic design approach. It gives both the Board and the applicant the opportunity to achieve a quality project. The Board will identify relevant issues, prioritize concerns and, if possible, develop a consensus as to the appropriateness of the conceptual design and its compliance with design review criteria and guidelines. Planning staff believes the level of details provided in the concept design submittal generally meets the applicable design -related General Plan Policies and Zoning Ordinance regulations and standards. The project proposes to replace the existing automated car wash facility with a smaller building in the same location on the site and with the same on-site circulation and queuing configuration. The project proposes a cohesive contemporary design that accentuates the 'blue wave' theme of their business name. The project proposes new and revitalized landscaping planting areas for the site. Staff, however, requests the Board provide direction on the points specified in the Analysis section of this report. Staff also requests that the Board comment on the additional plans, details and materials that the Board would like to see when the proposed project returns for formal review (i.e., photo simulation(s), comprehensive material and color board, etc.). Following the Board's comments, the applicant will submit their formal design review permit application. 10 EXHIBITS Vicinity Map Color Full-sized and reduced plans provided to the DRB members only. cc: Rob Carrade; GM, BlueWave Express — 361 Third St, Suite A.; San Rafael, CA 94901 Wilma C. Thomas —176 McNear Dr.; San Rafael, CA 94901 11 00 Francisco Ovd. E. ("Royd Coco Carwash") lj o 4 o BELLAM BLyD bL! co 75 7 J6 986 ti rdo ��0 30 r 3? i ON i � n � cn 2� �o SCALE 1 : 1,774 100 0 100 200 300 FEET N - EXHIBIT 1 Thrrrcrlw liihr, ir, ?nir Q•lA ASA