HomeMy WebLinkAboutDRB 2023-06-06 Agenda Packet
Design Review Board
Regular Meeting
Tuesday, June 6, 2023 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/drb-2023
Telephone: 1 (669) 444-9171
Meeting ID: 885 6816 1418
This meeting will be held in-person. The public may attend in-person or participate
virtually using Zoom.
How to participate in the meeting virtually:
• Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org
• Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
• Dial-in to Zoom's telephone number using the meeting ID and press *9 to raise
your hand, and *6 to unmute yourself, then provide verbal public comment.
If you experience technical difficulties during the meeting, please contact
PlanningPublicComment@cityofsanrafael.org
Members of the public may speak on Agenda items.
CALL TO ORDER
RECORDING OF MEMBERS PRESENT AND ABSENT
APPROVAL OR REVISION OF ORDER OF AGENDA ITEMS
PUBLIC NOTIFICATION OF MEETING PROCEDURES
ORAL COMMUNICATIONS FROM THE PUBLIC
Remarks are limited to three minutes per person and may be on anything within the subject
matter jurisdiction of the body. Remarks on non-agenda items will be heard first, remarks on
agenda items will be heard at the time the item is discussed.
CONSENT CALENDAR
The Consent Calendar allows the Board to take action, without discussion, on Agenda items
for which there are no persons present who wish to speak, and no Board members who wish
to discuss.
1. Approval of the Design Review Board Meeting Minutes of April 18, 2023
Recommended Action – Approve minutes as submitted
ACTION CALENDAR
2. 513 Francisco Blvd. E. – Lexus Dealership Expansion
A Request for Zoning Administrator recommendation for an Environmental and Design
Review Permit for a proposal to renovate and expand the existing Lexus automobile
dealership and repair center from approximately 19,400 square feet to 34,000 square
feet. APN 179-221-03; General Commercial Zoning District (GC); Permit # ED23-018,
PLAN22-069
Project Planner: Renee Nickenig (renee.nickenig@cityofsanrafael.org)
Recommended Action – Review and provide input on items discussed in staff report
STAFF COMMUNICATION
BOARD COMMUNICATION
ADJOURNMENT
Any records relating to an agenda item, received by a majority or more of the Commission
less than 72 hours before the meeting, shall be available for inspection online. Sign Language
interpreters may be requested by calling (415) 485-3066 (voice), emailing
city.clerk@cityofsanrafael.org or using the California Telecommunications Relay Service by
dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available
in accessible formats upon request.
Design Review Board
Regular Meeting
Tuesday, April 18, 2023 7:00 P.M.
AGENDA
Participate In-Person:
San Rafael City Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Or
Participate Virtually:
Watch on Webinar: https://tinyurl.com/drb-2023
Telephone: 1 (669) 444-9171
Meeting ID: 885 6816 1418
This meeting will be held in-person. The public may attend in-person or participate
virtually using Zoom.
How to participate in the meeting virtually:
· Submit public comment in writing before 4:00 p.m. the day of the meeting to
PlanningPublicComment@cityofsanrafael.org
· Join the Zoom webinar and use the 'raise hand' feature to provide verbal public
comment.
· Dial-in to Zoom's telephone number using the meeting ID and press *9 to raise your
hand, and *6 to unmute yourself, then provide verbal public comment.
If you experience technical difficulties during the meeting, please contact
PlanningPublicComment@cityofsanrafael.org
CALL TO ORDER
Chair Kovalsky called the meeting to order at 7:00 p.m. Chair Kovalsky then invited Staff &
Senior Planner Jeff Ballantine to call roll.
RECORDING OF MEMBERS PRESENT AND ABSENT
Present: Chair Sharon Kovalsky
Vice Chair Jeff Kent
Board Member Michael Alexin
Board Member Stewart Summers
Absent: Board Member Sarah Rege
Alternate Board Member Donald Blayney
Also Present: Jeff Ballantine, Staff, Senior Planner & DRB Secretary
PUBLIC NOTIFICATION OF MEETING PROCEDURES
Chair Kovalsky invited Staff & Senior Planner, Jeff Ballantine, to inform the public that
members they can provide public comment either in person in the Council Chambers, by
telephone or via zoom with the raise hand feature. Written comments submitted prior to the
meeting time would be read aloud into the record during the public comment portion of each
item.
Chair Kovalsky reviewed the procedures for the meeting.
URGENT ORAL/EMAIL COMMUNICATIONS FROM THE PUBLIC
Chair Kovalsky called for any comments from the public on items NOT on the agenda.
There were no public comments.
CONSENT CALENDAR
Chair Kovalsky invited public comment on the Consent Calendar. There was no comment
on the Consent Calendar.
1. Approval of the Design Review Board Meeting Minutes of April 18, 2023
Member Alexin moved and Member Kent seconded to approve the Minutes as submitted.
AYES: Members: Alexin, Kent, Summers
NOES: Members: None
ABSENT: Members: Rege
ABSTAIN: Members: Kovalsky
Motion passes.
ACTION CALENDAR
Chair Kovalsky introduced the Action Calendar and invited staff to present the Staff Report.
2. 323 Prospect Drive – Retaining Wall
Request for recommendation to City Staff on an Administrative Environmental and
Design Review Permit application for a maximum seven-foot-tall retaining wall with a
three foot five inches tall railing within the required front yard on a hillside property;
APN 011-033-09; Residential District (R5); Permit # ED23-012, PLAN22-175
Project Planner: Renee Nickenig (renee.nickenig@cityofsanrafael.org)
Recommended Action – Review and provide input on items discussed in staff report
Assistant Planner, Renee Nickenig, provided a staff presentation on the project.
Applicant Team gave a presentation on the project.
Applicant Team and Staff responded to questions from the Board Members.
Chair Kovalsky asked for public comments. The property owners of 323 Prospect Drive
provided public comment.
Board Members provided comments.
Member Summers moved, Member Alexin seconded recommendation that City Staff
approve the project City Staff confirms with the Fire Department that they do not have
concerns if a vehicle were to park in the area proposed for grading in front of the proposed
retaining wall.
AYES: Members: Alexin, Kent, Kovalsky, Summers
NOES: Members: None
ABSENT: Members: Rege
ABSTAIN: Members: None
Motion passes.
3. 50 Merrydale Road – New 12-Unit Residential Building
Request for a Conceptual Design Review of a new, 12-unit residential building. The
project includes a proposed lot split of the property on which there is an existing 16-unit
residential building and a density bonus request which would result in waivers to
deviate from the existing development standards; APN 179-221-03; High Density
Residential Zoning District (HR1.8); Permit # CDR23-001, PLAN22-180
Project Planner: Renee Nickenig (renee.nickenig@cityofsanrafael.org)
Recommended Action – Review and provide input on items discussed in staff report
Assistant Planner, Renee Nickenig, provided a staff presentation on the project.
Applicant Team gave a presentation on the project.
Applicant Team and Staff responded to questions from the Board Members.
Chair Kovalsky asked for public comments. No public comment was provided.
Board Members provided the following comments on this conceptual design review:
1. Consider providing more articulation on the exterior walls of the garage such as
increasing the number and/or size of windows and/or providing window trim.
2. Consider proposing trees and landscaping along the eastern edge of the property to
provide an improved buffer between the freeway and the proposed building. For
example, consider proposing taller evergreen hedges for the planters located east of
the proposed building.
3. Consider improving ADA accessibility such that someone in a wheelchair can access
the street from the proposed building.
4. Consider providing additional private and/or common open space.
5. Provide paint samples for DRB to confirm that the proposed “Timber Bark” color of
the lap siding of the upper levels is compatible with the proposed “Warm Gray”
stucco siding of the garage level.
6. Show proposed amenities for common outdoor areas on the project plans.
DIRECTOR’S REPORT
Jeff Ballantine provided an update on Planning Commission’s consideration of an
Environmental and Design Review Permit application for 1515 4th Street during their April
11, 2023 meeting.
BOARD COMMUNICATION
Member Alexin requested Staff to confirm the attendance policy of the DRB at the next DRB
meeting. Member Summers expressed a desire to remove the hybrid option for DRB
meetings and require all attendees to participate in person.
ADJOURNMENT
Chair Kovalsky adjourned the meeting at 8:09 p.m.
_________________________________
JEFF BALLANTINE, Senior Planner
Community Development Department –
Planning Division
Meeting Date: June 6, 2023
Case Numbers: ED23-018 (PLAN22-069)
Project Planner: Renee Nickenig, Assistant
Planner
Agenda Item: 2
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 513 Francisco Blvd. E. – ED23-018 (PLAN22-069) Request for Zoning Administrator
recommendation for an Environmental and Design Review Permit for a proposal to
renovate and expand the existing Lexus automobile dealership and repair center from
approximately 19,400 square feet to 34,000 square feet; APN: 179-221-03; General
Commercial Zoning District (GC); Bay Automotive Properties and Heitzinger Associates,
Owner; Patrick Wirz, AIA, Applicant.
EXECUTIVE SUMMARY
The proposed project is being referred to the Design Review Board (Board) for review of an
Environmental and Design Review permit for the renovation and expansion of the existing Lexus
automobile dealership and repair center. The project includes renovation of the interior to update
customer areas, and the inclusion of additional service bays. The expansion will result in the loss of some
existing parking and landscaping but will meet all development standards, described in Table 2 below.
Staff seeks confirmation from the Design Review Board that the project complies with all applicable
design criteria, described in the analysis section below.
Previous Approvals
The existing automobile dealership was conditionally approved by the Planning Commission under
Resolution 99-20 (Exhibit 2). The approved Use Permit (UP99-14) and Environmental and Design Review
Permit (ED99-15) included the construction of a 19,400 square foot automobile dealership with 18 service
bays, a parts department, office and show room located at 513 Francisco Blvd. E.
REQUESTED ENTITLEMENTS
The proposed project is subject to review, and approval of the entitlements described below:
• Use Permit Amendment (UP23-012). Pursuant to San Rafael Municipal Code (SRMC) Section
14.05.020, a motor vehicle sales and service use with more than five vehicles displayed or stored
on-site requires a Use Permit approval by the Planning Commission. Pursuant to Condition of
Approval no. 64 of Planning Commission Resolution 99-20, an amendment to Use Permit (UP99-
14) shall be subject to review by the Design Review Board and approval of the Zoning
Administrator.
• Environmental and Design Review (Minor) (ED23-018). Pursuant to SRMC Section
14.25.040.B.2.j.b, additions to existing nonresidential structures where the addition is forty
percent (40%) or less of the existing square footage and no greater than one thousand two
hundred fifty (1,250) square feet are considered Minor Physical Improvements and require
approval by the Zoning Administrator. Condition of Approval no. 64 of Resolution 99-20 also
stipulates that any addition, expansion, or remodeling of this automobile dealership is subject to
review by the Design Review Board.
PROPERTY FACTS
The project site is located to the north of Highway 101 and Francisco Blvd. E., and west of Bay Street.
The site is approximately 130,680 square feet in area and is occupied by an approximately 19,402
square-foot automobile dealership with a repair shop and associated parking.
The following table provides an overview of General Plan and Zoning designations for the project site
and immediate surrounding area as well as existing developed land uses.
Table 1: Designations and Existing Uses
Location General Plan
Designation*
Zoning Designation** Existing Land-Use
Project Site: GC GC Commercial - Improved
North: MAR GC Commercial - Unimproved
South (opposite Hwy 101): GC FBWC Commercial - Improved
East: GC Commercial - Improved
West: GC M-C; GC; W Commercial - Improved
* Community Commercial Mixed Use (GC); Marine Related Mixed Use (MAR)
** Francisco Boulevard West Commercial District (FBWC); Marine (M); Canalfront Review Overlay (C);
GC; Water District (W)
Figure 1: Project Location
PROJECT DESCRIPTION
The project consists of the renovation and expansion of the existing automobile dealership, including an
expansion of the showroom floor and the additional service bays. The exterior of the building will be
altered to flatten the existing mansard roof and add a rectangular fin to reflect current Lexus design
standards.
Site
The proposed expansion of the auto dealership will increase the primary building footprint from
approximately 19,402 sq. ft. to 33,969 sq. ft.. The existing car wash (1,063 sq. ft.) will remain and a new
trash enclosure will be constructed behind the primary building. The building expansion will require
minimal grading to even the flat site and will result in some tree removal and landscape reduction.
Figure 2: Existing Site Plan
Figure 3: Proposed Site Plan
Landscaping
Some existing landscaping will be removed to accommodate new construction and parking configuration
but will mostly remain or be replanted. Most of the existing trees at the site will remain, and the new
planting will be primarily comprised of low shrubs and bushes. The predominant plants proposed are
California Fescue and California Gray Rush.
Lighting
The existing building and parking lot lighting will be upgraded with LED fixtures.
Architectural Features
In addition to the proposed expansion of the primary building, the remaining portions will be renovated
for consistency with the new design. The overall building height will remain the same, but a significantly
taller blade wall will be installed at the south elevation oriented perpendicular to the public street. The
overall design reflects a more modern and streamlined design with sharp edges and rectangular paneling
and is appropriate for the existing setting.
Figure 4: Existing South (Front)
Elevation (looking northeast)
Figure 5: Proposed South (Front) Elevation
(looking northwest)
Figure 6: Proposed South (Front) Elevation (looking northeast)
The south (front), north (rear), and west elevations are articulated with large window bays, smaller paired
windows, and roll-up metal doors (Figures 7-9). The east elevation is flat in contrast, but visibility will be
limited from the public street, save for the blade wall (Figure 10).
Materials and Colors
The overall color palette proposed is neutral with varying shades of gray. The exterior will be primarily
finished with cement plaster in a light gray. The fascia surrounding the edge of the building and the blade
wall would be aluminum panels, at the window curtain walls at the south and west elevations will be tinted
glass with metal mullions. The roll-up service door at the south and west elevations will be a combination
of glass and metal, and the roll-up service doors at the north elevation will be solid metal.
Signage
The building signage will be updated to reflect current brand standards. The most significant increase
from the current signage at the site will be the addition of the logo on the blade sign (Figure 10).
Figure 7: Proposed South (Front) Elevation
Figure 8: Proposed West Elevation
Figure 9: Proposed North (Rear) Elevation
Figure 10: Proposed East Elevation
ANALYSIS
This section provides an overview of the project’s compliance with applicable development standards set
forth in SRMC § 14.05.030 for the General Commercial zoning district (HR1.8), as well as an analysis of
the project against the Design Review Criteria set forth in SRMC § 14.25.050.
Table 2: Development Standards Summary (GC)
Development Standard Required/
Permitted
Existing Proposed
Consistent
Minimum lot area 6,000 sq. ft. (2.3
acres)
130,680 sq. ft.
(3 acres)
No change Yes
Floor area ratio (Max.
nonresidential intensity)
.3 .15 .25 Yes
Minimum lot width (ft.) 60’ 248‘ No change Yes
Minimum yards (ft.) NR N/A N/A Yes
Maximum Height (ft.) 36’ 22’ 6” 22’ 10”
(building)
35’ 2”
(blade wall)
Yes
Maximum lot
coverage
NR N/A N/A Yes
Minimum Landscaping 15% 16.8% (21,986
sq. ft.)
15% (19,569
sq. ft.)
Yes
Parking
One (1) space per 400 gross
building sq. ft. (excluding auto
repair area) (16,576 sq. ft.)
42
Three (3) spaces per service
bay (24 bays)
72
Total 114 241 186 Yes
Design Review Criteria (SRMC § 14.25.050)
The following additionally considers the San Rafael Nonresidential Design Guidelines.
Site/Landscape Design
The placement of the existing building and expansion is sensitive to the size and location of the property,
providing reasonable access, circulation, and visibility from the site and from the public right-of-way on
Francisco Blvd. E.
The proposed landscaping is appropriately minimal for the site and surrounding area and will provide a
sufficient buffer between the parking are and primary building and the public sidewalk. All landscaping
will be reviewed by the Marin Municipal Water District.
Architecture
The proposed streamlined design of the primary building is generally harmonious with the existing site
features and surrounding buildings and properties. The strong angles of horizontal and vertical lines are
offset by staggered elevations and the project roof. The projecting roof form provides a canopy for the
primary elevation, which defines the entry in relationship to the building and site.
The blade wall proposed does not exceed the maximum allowed height for the zoning district and
provides a distinctive feature at the site, and the gray color and non-reflective material will not be a
nuisance to the public view.
Colors and Materials
The neutral color palette proposed is consistent and complimentary to the existing site features and
surrounding buildings.
Lighting
The lighting will be required to meet the general light and glare standards required by SRMC Section
14.16.277.
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 subject site and all other interested parties, 15 calendar days
prior to the date of all meetings, including this hearing. Public notice was also posted on the subject site
15 calendar days prior to the date of all meetings, including this hearing. Staff have not received any
public comments as of the posting of this staff report.
CONCLUSION
Staff request that the DRB provide professional design analysis, evaluation and judgment as to the
completeness, competence and appropriateness of this development proposal for the use and setting
based on the applicable development standards and policies described in this staff report and consider
providing a recommendation to the Zoning Administrator.
EXHIBITS
1. Project Plans
2. Planning Commission Resolution 99-20