HomeMy WebLinkAboutPlanning Commission 2011-07-12 #4 CITY OF
Community Development Department – Planning Division
P. O. Box 151560, San Rafael, CA 94915-1560
PHONE: (415) 485-3085/FAX: (415) 485-3184
Meeting Date: June 12, 2011
Agenda Item:
4
Case Numbers:
ED11-036
Project Planner:
Raffi Boloyan (415) 485-3095
REPORT TO PLANNING COMMISSION
SUBJECT: 91 Larkspur St – Request for Environmental and Design Review Permit to allow the
installation of a new, 22-foot-tall by 28-foot-wide painted mural on the wall of an
existing commercial/office building; APN: 008-082-49; Core Canal Industrial/Office
[CCI/O] Zone; Josephine Varner and Josephine Pickens, Owners; Larry Siegel -
ForWords , Applicant; Canal Neighborhood.
EXECUTIVE SUMMARY
ForWords, an organization that provides literacy support services for students in the Canal area, has
submitted a request to install a mural on the building wall at 91 Larkspur Street. The mural is proposed
for a blank, stone-faced wall adjacent to Canal Alliance offices. Pursuant to SRMC Section
14.25.040A.5, murals are considered a “Major Physical Improvement” requiring a Major Environmental
and Design Review Permit. Major Design Review Permits require the review and recommendation of the
Design Review Board (DRB) and approval of the Planning Commission.
On June 21, 2011, the DRB reviewed the mural and unanimously recommended approval of the design
as presented. Both staff and the DRB recommend that the mural design proposed by ForWords at this
location results in an appropriate design and message for the building and its surroundings, and would
add some vibrancy to the fairly non-descript two-story building.
RECOMMENDATION
It is recommended that the Planning Commission adopt the attached Resolution conditionally approved
the Environmental and Design Review Permit (ED11-036) for the installation of a mural at 91 Larkspur St
(Attachment 2).
BACKGROUND
Address/Location: 91 Larkspur Street Parcel Number(s): 008-082-49
Property Size: 62,000 square feet Neighborhood: Canal Neighborhood
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: Light Industrial/Office CCI/O District Office/Commercial
North: High Density Residential HR1.5 District Residential
East: Light Industrial/Office CCI/O District Light Industrial
South: Light Industrial/Office CCI/O District Light Industrial
West: Light Industrial/Office CCI/O District Light Industrial
REPORT TO PLANNING COMMISSION - Case No: ED11-036 Page 2
Site Description/Setting:
The project is proposed on a flat, 62,000-square-foot site fronting Larkspur, Belvedere and Alto Streets.
The site is currently developed with two, separate two-story buildings that total approximately 36,000
square feet and 177 surface parking spaces. The two buildings are occupied by office and a variety of
commercial uses. The building exterior is concrete with both exposed rock and smooth finish surfaces.
PROJECT DESCRIPTION
ForWords provides literacy support services for students in the Canal area. This organization operates
as a sub-entity of Canal Alliance, and collaborates with Canal Alliance to provide services to students in
the after-school education program. Marin Community Foundation recently awarded ForWords a grant to
create a community mural in the Canal Area. The grant is intended to provide support and materials for
the creation of a mural on which ForWords students can be directly involved in its planning and
execution. Further, the students plan to produce a movie and book describing the development, purpose
and making of the mural.
With the help of a mural designer, the students have designed a mural theme that focuses on the
importance of a peaceful, non-violent world with the goal of education. The proposed mural design is
illustrated in Exhibit 3. The proposed mural would be 22-feet tall by 28-feet wide, and mounted on the
east building façade facing Larkspur St. The mural would be located to the left (as facing the building)
side of the building entry leading to the Canal Alliance offices. The wall is blank and has an exposed roc
surface. Three photographs of the proposed mural location, including an outline of the mural size, are
provided as Exhibit 3.
The proposed mural would be fully removable from the exterior wall, using a curtain wall H-channel
assembly composed of 3’0” by 5’0” panels of 5/16” thick Hardi-Backer cement fiberboard. The Hardi-
Backer panel boards would be off-set from the building façade by approximately 3 inches. The cement
board would then be plastered for the application of the mural material. Details of the mural are
presented as Exhibit 4. The mural material would be painted with a coat of primer paint and then acrylic
paints. The mural would then be applied with a protective coating to protect if from the elements and
graffiti. The protective coating would protect against ultra violet light and would include pollutant resisters.
Four coats of the protective coating would be applied on the bottom 8 feet to give an extra hard surface
for easy maintenance of graffiti. If the mural is vandalized, a mild solvent (Cleverclean) would be used to
remove the graffiti without damage to the mural. In the case of vandalism, the applicant would re-varnish
the effected area after cleaning, if needed.
ANALYSIS
Consistency with San Rafael General Plan 2020 and Zoning
Painted murals would be considered signage if they include written script or pictures of a business or
items sold or services offered on site. Mural signs are further regulated under provisions of the Sign
Ordinance (Section 14.19 of the Zoning Ordinance). Painted murals that do not provide any advertising,
thus are not mural signs, are subject to an Environmental and Design Review Permit (Section 25.040.A.5
of the Zoning Ordinance).
In this particular application, the proposed mural does not advertise any products or businesses, and is
therefore considered a mural and not signage. There is no design criteria contained in the General Plan,
Zoning Ordinance or Non-Residential Design Guidelines that are applicable to painted murals. Given the
lack of specific review criteria, both staff and the DRB have utilized the following common design
principles in reviewing this mural:
REPORT TO PLANNING COMMISSION - Case No: ED11-036 Page 3
1. Whether the design and colors of the mural are an integral part of, compatible with, and
complement the existing building on the site where it is proposed;
2. Whether the design and colors of the proposed mural are compatible with the character and
design of other buildings in the immediate neighborhood of the site;
3. Whether the design or message of the mural is obscene or offensive to morals; and
4. Whether there are adequate measures to maintain the mural and keep it clean and free of
graffiti or weather damage.
Overall, both staff and the DRB have reviewed this proposed mural and recommend approval of the
design. The proposed size, location and design are appropriate for the site and its surroundings. The
mural would introduce interest in this area of the Canal and break up the large expanse of concrete
building wall that currently faces Larkspur St. In addition, the vibrant colors that would help enhance a
fairly non-descript and blank building wall. As designed, the mural would maintain an approximately
three-foot area of textured concrete around the entire mural to serve as a border to frame the mural.
The design of the mural was developed by the students of the ForWords program and portrays a noble
message of peace and education. Although not technically part of the City’s design review process, the
intent and purpose behind the mural is admirable for the students of the ForWords program and the
Canal neighborhood.
Staff has included and is recommending certain conditions in the draft Resolution of approval (Exhibit 2)
to: a) memorialize what is being approved; and b) regulate any future changes to the mural and require
certain maintenance. Key conditions include:
Condition #5 – Prohibits change to the mural without review and approval of the staff and more
substantive changes would require an amendment to the Environmental and Design Review
Permit.
Condition #6 – Requires that the mural be maintained in good form and condition, free of graffiti
and that the mural be maintained in a manner that appears like it is new, free of fading
Condition #7 – Requires that if the mural sustains damage from graffiti, the applicant is
responsible for either cleaning and repairing the damage within in 72 hours, but not more than 10
days, or removing the mural all together. The 72 hours can be extended with approval of staff if
the applicant shows there is a valid reason they need more time. In terms of the removal
requirement, that is intended to be more of a final action in case there is either: 1) constant and
continued damage to the mural; or 2) the applicant no longer wants or is present to deal with the
maintenance, removal is an option.
Staff notes that the property owner, Cindy Pickens, has also submitted a letter confirming their
understanding that they are ultimately responsible for the mural should the applicant be unwilling or no
longer present on the site to address any issues (Exhibit 7).
DESIGN REVIEW BOARD RECOMMENDATION
The DRB reviewed this application on June 21, 2011 (Commissioner Pick as Liaison). Overall, the Board
was extremely supportive of the design, location and method of construction of the proposed mural.
Many of the students involved in the planning and design of the project attended the hearing and
presented the project and explained the meaning of the mural to them. In addition, the contractor helping
with the installation was present to describe the installation/construction of the mural as well as the
security and maintenance provisions for the mural. There were two members of the public who spoke,
both in support of the mural design.
REPORT TO PLANNING COMMISSION - Case No: ED11-036 Page 4
The Board’s only concern was that of maintenance of the mural in case of weathering or graffiti. The
Board asked questions about the protective coating material and if security cameras were considered.
The contractor explained the protective coating product is specifically designed to coat the paint and seal
the mural design and that any subsequent painting or markings on the mural can be easily cleaned and
removed. The contractor stated that he has worked on many embassies which have security cameras
installed and does not believe they serve as a deterrent The Board encouraged the organization to
ensure that adequate funds are reserved to allow for periodic maintenance and upkeep of the mural and
did not feel the security camera was necessary.
In conclusion, the Board unanimously recommended approval of the mural as presented (4-0 with
members Kent and Lentini absent). Video of the meeting can be viewed at
www.cityofsanrafael.org/meetings and clicking on the video link for the June 21, 2011 meeting in the
Archived Videos section.
ENVIRONMENTAL DETERMINATION
The proposed project is exempt from the requirements of the California Environmental Quality Act
(CEQA), pursuant to Section 15301 of the CEQA Guidelines which exempts minor exterior and interior
alterations to commerical buildings.
NEIGHBORHOOD MEETING / 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 subject site and the Canal Alliance and the Canal Area Property
Owner’s Association, and all other interested parties, 15 calendar days prior to the date of the DRB
meeting as all well this Commission meeting. Public notice was not also posted on the subject site given
that posting was not required for this type of project.
As part of their application materials, the applicant submitted hundreds of petitions and letters of support
from surrounding businesses and residents. Copies of these were not included in the staff report, but are
available if the Commission would like to review them at the meeting.
One letter was received supporting the project from Thomas Peters of the Marin Community Foundation.
A copy is attached (Exhibit 8). No other phone calls or written comments have been received as of the
date of the reproduction of this report.
OPTIONS
The Planning Commission has the following options:
1. Approve the mural design as presented (staff recommendation)
2. Approve the mural design with certain modifications, changes or additional conditions of approval.
3. Continue the project to allow the applicant to address any of the Commission’s comments or
concerns
4. Deny the project and direct staff to return with a revised Resolution.
EXHIBITS
1. Vicinity Map
2. Draft Resolution approving project with conditions.
REPORT TO PLANNING COMMISSION - Case No: ED11-036 Page 5
3. Proposed Mural Design (Color copy distributed to Commissioners only)
4. Photographs - Location of Proposed Mural ((Color copy distributed to Commissioners only)
5. Written Description of Mural Details,
6. Letter from ForWords, applicant, 1/12/11
7. Letter from Cindy Pickens, property owner about responsibility of maintenance, 6/22/11
8. Letter of support from Thomas Peters, Marin Community Foundation, 6/10/11
9. Public Hearing Notice