Community Corner
Denying a Whale Mouth Façade at an Existing Car Wash
Public Hearing and Uphold the Planning Commission's Decision Denying a Whale Mouth Façade at an Existing Car Wash Located at 1199 ECR
Article Source: City of San Bruno CA
City Council Agenda Item Staff Report
Rico E. Medina, Mayor
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Laura Davis, Vice Mayor
Marty Medina, Councilmember
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Irene O'Connell, Councilmember
Michael Salazar, Councilmember
DATE: January 9, 2018
TO: Honorable Mayor and Members of the City Council
FROM: David Woltering, Community Development Director
SUBJECT: Hold Public Hearing and Uphold the Planning Commission's Decision Denying a Whale Mouth Façade at an Existing Car Wash Located at 1199 El Camino Real
BACKGROUND:
This item is the applicant's appeal of the Planning Commission's denial of a project proposing to construct a "whale mouth" façade attached to the exit of an existing car wash located at 1199 El Camino Real.
The subject property is located on the southwest corner of El Camino Real and Sneath Lane, a heavily-used gateway intersection to three iconic San Bruno landmarks: the Golden Gate National Cemetery on the northwest corner, Towne Center Plaza and Chase Bank on the northeast corner, and Tanforan Shopping Mall on the southeast corner. Approximately 1/8 mile away from the subject site on the same side of El Camino Real is The Crossing, a modern complex of apartments, senior housing, and commercial establishments, including a dental office, financial services, and the popular Jack's Restaurant. The Crossing development also contains the site of a future planned hotel, which will be walking distance to Tanforan and its various amenities, including movie theaters and eating establishments.
The subject site is 22,373 square feet and is developed with a self-service gas station, a car wash and a convenience store. The applicant is proposing to add a whale mouth façade as an extension to the exit of the existing car wash. The whale mouth façade would add 249 square feet of lot coverage on the site. It would add an additional 5 feet in height to the car wash for a total of 18 feet in height. The car wash exit would be lengthened by 19 feet, leaving a 3-10" between the car wash and the roof of the pump station. Materials used include EPS foam base with three coats of paint, including a finish of gray/blue for the whale's skin, white/cream for the teeth, and pink for the tongue (see attached Project Renderings). The foam exterior will be reinforced by an interior 3" thick metal frame. The applicant is not proposing any additional changes to the site.
On May 5, 2016, the applicant (Bobak Bakhtiari) submitted an application for Architectural Review (ARI6-005) proposing to construct the "whale mouth" façade attached to the exit of an existing car wash located at 1199 El Camino Real. A project of this type requires review by the Architectural Review Committee pursuant to Section 12.108.010 of the San Bruno Municipal Code.
At a public hearing in December 2016, the Architectural Review Committee reviewed the project. The Committee members voted to continue the hearing to a future date to allow the applicant to work with staff to provide additional information regarding the project.
On August 10, 2017, the Architectural Review Committee held a second public hearing on the project. After receiving additional information from the applicant and hearing testimony from the public, the members voted to deny the project based on the following findings:
- The proposed addition is inconsistent with the Navy Site and Environs Specific Plan which states that "materials along storefronts should be carefully selected to be of a high quality and appropriate to the pedestrian realm. Materials and colors should be pleasant to view and touch and offer color variation such as masonry, stucco or pre-cast concrete." The Crossing is within the Navy Site Specific Plan Area which includes the commercial development that includes Jack's Restaurant and other businesses. Other notable developments within The Crossing include the Acapella Apartments (Avalon) and the senior housing facility which are both marked by high-quality design and materials (metal statues, stone fountains, etc.) and a consistent theme and aesthetic throughout.
- The proposed addition is inconsistent with the San Bruno General Plan which promotes development of El Camino Real as a boulevard with a series of 'districts', with distinctive uses weaved together with unified streetscape, sidewalk improvements, and pedestrian amenities and furthermore encourages high quality building designs. The proposed development would be out-of-character with the theme and aesthetics of The Crossing development, which contains a unified streetscape, sidewalk improvements and pedestrian amenities along with high-quality design and provides a distinct 'district' along El Camino Real. In contrast, the project is a bold caricature that would be constructed of a material that is not found in the immediate neighborhood which is defined by more classical architectural forms, colors, materials, and textures. The very objective of the project is to draw attention to this particular site which inconsistent with the City's vision of a unified 'district' at this location.
On August 21, 2017, the Applicant filed a request to appeal the Architectural Review Committee's decision to the Planning Commission per Section 12.120.050 of the San Bruno Municipal Code.
On November 21, 2017, the Planning Commission held a duly noticed public hearing on the applicant's appeal (see Planning Commission Staff Report, Attachment 1.) After considering the applicant's presentation and comments from the public, and following a lengthy discussion, the Planning Commission voted to deny the appeal of the Architectural Review Committee's decision (see Planning Commission Minutes and Resolution, Attachments 2 and 3). In making their decision, the Planning Commission agreed with the Architectural Review Committee's findings that the project's appearance in form, color, and material is out of character with development within the vicinity (see Reduced Plans and Project Renderings, Attachments 4 and 5.) More specifically, the Commission did not find the design image of the whale mouth consistent with or in support of the vision of either the General Plan or the Navy Site and Environs Specific Plan for the district as exemplified by the existing nearby projects.
On November 28, 2017, the applicant submitted an appeal of the Planning Commission's decision (see Attachment 6). In the statement, the appellant argues that the denial of his project for the reason that design that is inconsistent with its surroundings is vague, subjective and unjust. He disputes whether the car wash exit should be considered part of the streetscape' because it is located in the back corner of the site. He believes that the existing development within the immediate vicinity is diverse enough to allow for this project which strengthens the aquatic theme" of the site.
DISCUSSION:
Staff has considered the applicant's statements in support of the appeal and finds that the addition of a 249 square foot, 18' tall whale mouth feature would be inconsistent with the San Bruno General Plan and the Navy Site and Environs Specific Plan, as determined by the Architectural Review Commission and the Planning Commission.
Due to its size and location, the whale mouth would be highly visible by vehicles and pedestrians using the main thoroughfares of Sneath Lane and El Camino Real in all directions. For example, those traveling north and south on El Camino Real would see the whale mouth while waiting for the stoplight at the intersection, as would pedestrians walking along El Camino Real to frequent the shopping centers. Those traveling east and west on Sneath Lane, as they go to and from Towne Center and Tanforan, would see cars exiting the whale mouth. The proposed colors, which include blue/gray for the whale's skin, white/cream-hued teeth, and a large pink tongue, would accentuate the whale's visibility from all locations surrounding the site.
As evidenced by the photographs attached to the Planning Commission staff report, and the additional photos taken last week, the site currently contains a disparate combination of landscaping and other features, such as rocks, shrubs and plants in pottery containers placed about the site, signs, statutes, and displays of various types, and aquatic themes such as a dolphin fountain and a large mural. The addition of a 18' high whale mouth facing toward the Golden Gate National cemetery will exacerbate the inconsistent features of the site. None of these themes are featured at any other nearby locations: the cemetery contains manicured expanses of green lawn, while The Crossing and the shopping malls use integrated landscape and hardscape designs devoid of extraneous features. In addition, the quality of materials proposed for the whale mouth, which consists of a foam exterior, is inconsistent with the high-quality integrated pedestrian realm created at the nearby developments, which use masonry, stucco, and concrete.
For these reasons, and the reasons outlined in the Planning Commission staff report and Resolution, staff recommends denial of the appeal.
FISCAL IMPACT
There is no direct fiscal impact to the City for either the approval or denial of the appeal.
RECOMMENDATION
Staff recommends that the City Council deny the appeal by motion and direct staff to prepare a resolution that supports the City Council's action. This resolution would be brought back to the City Council on the Consent Calendar for adoption at the next City Council meeting.
ALTERNATIVES:
I Grant the appeal based on findings made by the City Council after considering testimony at the public hearing;
2. Continue the appeal to receive additional information.
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FULL Council Agenda Packet WITH Staff Reports can be viewed and downloaded from:
https://sanbruno.ca.gov/gov/elected_officials/city_council_minutes_n_agendas.htm
This document should be available late Friday before the Tuesday Council Meeting
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Robert Riechel
E=Mail: SanBrunoPatch.Robert@Yahoo.com
My Posts: http://patch.com/users/robert-riechel
Photo Credit: San Bruno CA Patch Archives
Source Credit: San Bruno CA City Council
