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HomeMy WebLinkAboutDRB 2012-06-05 #3 CITY OF Community Development Department – Planning Division Meeting Date: June 5, 2012 Case Numbers: ED12-013/UP12-007/LLA12-001 Project Planner: Caron Parker (415) 485-3094 REPORT TO DESIGN REVIEW BOARD SUBJECT: 195 North Redwood Drive [Marin Covenant Church] – Environmental and Design Review for construction of a 10,381 square foot addition to the existing church. The addition would enclose an existing patio area, create a new entrance lobby and a new space for a youth center; APN: 155-271-09, 155-271-10, 155-271-11; Office (O) Zoning District; Dan Kinnoin, AIA, TPC Architects, Applicant; Marin Covenant Church, owner; Smith Ranch Homes NA. PROPERTY FACTS Site Characteristics General Plan Designation Zoning Designation Existing Land-Use Project Site: Office Office (O) Church and Offices North: Office Office Vacant land (County) South: Office Office Office East: Office Office Residential West: Office Office Highway 101 Site Development Summary Lot Size Lot Coverage Required: 7,500 sf Proposed: Exiting total lot area = 296,076 sf Lot 6 = 14,936 sf Allow/Req: 40% (118,430 sf) Proposed: 19.1% (56,580 sf) Height Floor Area Ratio (FAR) Allowed: 36’ (Existing height = 46 feet) Proposed: 31 feet to roof wall Allowed: .30 FAR Proposed: .276 FAR (Existing FAR = .24) Parking Required: 86 spaces (1 per 4 seats) Proposed: 252 spaces existing on site Landscape Area Setbacks1 Required: 25% Proposed: 46.9% Required Proposed Front: Side/side Rear: 20’ 6’/6’ 20’ n/a ((+140’) n/a (110’/290’) n/a (190’) Grading Tree Removal Total: 20 cu/yds cut (Plan Sheet C1.1) 430 cu/yds fill Total(No./Species): 2 trees (tree replacement not required) 1 Setbacks are measured to the common parcel boundary line for this commercial condominium project site. Compliance with zoning standards is discussed in detail in this report. 2 SUMMARY The project site is part of the Rafael North Executive Park, a 7-lot commercial condominium subdivision with 5 office buildings (on 5 lots), Marin Covenant Church (on two lots), and a designated Common Area parcel (see Exhibit 1: Project Vicinity Map and Plan Sheet A1.2). The project proposes to add 10,381 square feet of floor area to the existing 20,925 square foot church building (on Lot 7), enclosing the existing patio area to create an entrance lobby/seating area. A new Youth Center building would be constructed on Lot 6. There are also interior renovations to the church planned that would expand the sanctuary seating from 270 seats to 342 seats. New landscaping is proposed along the northwest and southeast walkways, and two existing signs would be relocated. The Board’s recommendation will be forwarded to the Planning Commission. Based on review of the applicable design criteria, staff has identified issues with the project as discussed below. Staff requests that the Board provide its recommendation on compliance with all pertinent design criteria, specifically considering the following: Architecture • Whether the project design has successfully incorporated design elements compatible with the existing church design. • Whether the project design has incorporated adequate transitions in height and setback to reduce overall bulk. • Whether the proposed glazing design for exterior walls and the choice of colors for the glazing is appropriate for the site. • Whether the proposed height and location of the freestanding church cross is appropriate. Landscaping • Comment on potential choices for tree/shrub species. • Comment on the design proposed for the common area and new main entrance area (on the east side of the building) and the southeast walkway design. • Comment on the entrance walkway on the west elevation, closest to the parking lot. • Comment on the proposed trellis design at the southeast entrance BACKGROUND Site Description & Setting: The proposed project site is on a 296,076 square foot (6.8 acre) common condominium property located on the west side of North Redwood Drive. The church consists of a sanctuary (270 seats), administrative offices and a kitchen on the main level, and an outdoor patio space above classrooms on the lower level. The church is part of a larger office building complex containing five other buildings used for a variety of office uses. The church buildings are on the rear portion of the property, facing Highway 101. All uses on the site share a common parking lot with 252 spaces. The office buildings closest to the church (to the east across a common courtyard area) are comprised of three 2-story buildings totaling approximately 50,311 square feet. The project site is landscaped with areas of mature trees and lawn throughout. Site History The project site is part of the Rafael North Executive Park, a 7-lot subdivision originally approved in 1975. At that time, the project site had a General Plan Designation of Office and was zoned PUD-AP (Planned Unit Development – Administrative Professional District). The property was rezoned to Office Zoning in 1992. Five of the lots (Lot 3, Lot 4, Lot 5, Lot 6 and Lot 7) are owned by Marin Covenant Church. Lots 3, 4 and 5 are developed with office buildings. Lot 6 is currently undeveloped and Lot 7 is developed with the Marin Covenant Church sanctuary, classroom and offices. The two other lots (Lot 1- 145 North Redwood Drive and Lot 2- 155 North Redwood Drive) are not owned by the church. The original subdivision (based on information in the map recorded in 1981) also set aside 245,299 square feet of the property as “common parcel” area (Parcel A/ Lot 11). The proposed project would require an 3 amendment to the Master Use Permit (UP75-35) and Design Review Permit (ED77-114) approved by the Planning Commission in 1975 and 1978, respectively, in order to allow expansion of the church facilities (uses and structures). The chronology of zoning reviews/approvals for this site is as follows: ¾ In 1978, the Planning Commission approved UP75-35 to allow 17,500 square feet of church sanctuary and classroom space in two buildings and 50,000 square feet of office buildings. Parking for 252 vehicles was required based on the office square footage only. No parking was required for the church, but as a condition of approval, the church/classroom uses were limited to Saturday, Sunday, and Holidays. Weekday use was limited to the hours between 5:30 pm - 8:00 am. ¾ In 1982, the Planning Commission approved a Use Permit (UP82-35) to allow the church to increase in size to 42,000 gross square feet (known as Phase 2). ¾ In 1992, the Planning Commission approved a Design Review Permit (ED83-123) for the proposed 42,000 square foot Phase 2 expansion. The second church building was never constructed. The building outline for the approved expansion is shown as a dotted line on Plan Sheet A1.1. ¾ In 2011, the applicant submitted a Conceptual Design Review application, which was heard before the Board on December 6, 2011. Details of the testimony and Design Review Board discussion are available through a video link on the City of San Rafael website, www.cityofsanrafael.org/meetings. Click on the Design Review Board video link for the December 6, 2011 hearing date. During the Conceptual Design Review hearing, the Board generally supported the proposed project design, and provided comments to the applicant on the following issues: 1. Study providing an entry at the main sanctuary level 2. Provide sections with formal submittal 3. Need to tie the design into the existing building better, with more similar window and roof treatments. Several Board members indicated there was too much different glazing proposed. 4. Show the cross structure in a photosimulation. The applicant has responded to Items # 2 and #4 with the inclusion of a building section (Plan Sheet A4.5) and a perspective drawing of the 12’ 8” high cross (Plan Sheet SK-1). The project architect submitted the following narrative to explain the project re-design based on the Board’s comments at the Conceptual Design Review hearing: 1. The roof design over the new lobby areas has been revised to continue the tiled mansard found on the existing building. 2. The roof over the new Youth Center repeats the flat roof design found over the existing administration wing (west elevation). 3. The north entrance to the Worship Center has been significantly enhanced. The covered veranda and redesigned exterior stairs provide a direct connection to the main level lobby. People traveling the primary north-south walkway have the option of entering on the lower level (as many will choose to do). 4. The glazing on the east side of the two story lobby has been re-proportioned as a storefront system, maintaining the horizontal lines of the existing building. The columns that frame this wall are now rendered in concrete masonry units to match the existing building. 5. The pattern and detailing of windows on the west elevation is an exact match of the existing windows on the west elevation of the building. 6. All gutters and roof edges now align with the existing building. 4 PROJECT DESCRIPTION Use: The proposed project entails expansion and interior changes to the existing church building on Lot 7 and construction of a new building on the currently vacant Lot 6. No change to the existing office buildings on the project site is proposed. According to the applicant’s Use Permit Narrative (Exhibit 2) current and future operations of the church will remain unchanged. The proposed additions to the existing church building would accommodate a new 2,799 square foot youth center, expanding the existing space used for youth activities. The proposed new enclosed patio would create an indoor social space and allow for an interior lobby area. Interior remodeling would allow the expansion of the worship center from 3,664 square feet (270 chairs) to 4,365 square feet (342 chairs). The existing kitchen and administrative office square footage would remain unchanged. Current church activities on site include: 1) Sunday church services at 9:00 am and 10:45 am. Approximately 400 adults/children attend the services, 150 attending the 9:00 am service and 250 attending the 10:45 am service; and 2) Youth group meetings on Tuesday (40 youths) and Wednesday evening (70 youths), from 7:00 pm to 9:00 pm. Site Plan: The project proposes to construct two additions to the project site and renovate portions of the existing church (see Plan Sheets A1.2). The existing upper level concrete patio on the northeast side of the church building would be enclosed to create an entrance lobby, stair and an enclosed patio. The second addition to the site would be constructed on the northwest side, adjacent to the existing church building, creating space for a youth center; restrooms and a storage area. A total of 10,381 square feet of floor area would be added to the existing church building. This equates to approximately 2,395 square feet to the lower floor area and 7,986 square feet to the main floor area (see Floor Plan Sheets A2.3 and A2.4). As part of the renovation plans, the existing sanctuary would increase the number of seats from 270 to 342 seats. A new 12’8” freestanding cross would be located on the northwest portion of the lawn, near the proposed youth center building. The existing southeast entrance walkway would be re-designed with new paving, new trees and a new wooden trellis structure. The existing lawn between the church and the adjacent office buildings at 165-175-185 North Redwood Drive would be re-designed with new planting and new trees (see landscape discussion below). Architecture: The applicant has presented staff with background information on the design process (See Exhibit 3: Architect’s Design Narrative). The proposed new additions are designed with a modern architectural style, introducing a glass transparent element for the enclosed porch design and colored glazing in the new window elements. Colored elevations (Plan Sheets A4.3 and A4.4) were included in the 8.5 x 11” plans distributed with the Board packet. Colors and materials called out are cross referenced with the Color and Material board to be presented at the hearing. Please note that the colors on the 8.5” x 11” plan set are not quite a match to what appears on the color and materials board. Further, the existing windows on the building have clear glazing with a green hue and would not be changed. As indicated on Page 3 of this staff report, the new addition will incorporate a mansard roof to match the existing roof lines and will match the existing window design style. Landscaping: A Preliminary Landscape Plan is included (see Plan Sheet L1.1). Approximately 22 new accent trees would be planted on site, as well as new shrubs and groundcover. The existing lawn in the courtyard area between the church and the office building would be re-designed with new trees, concrete seating walls and new lawn. Low planter boxes and new concrete paving would be installed outside the new entrance lobby. Benches are proposed to be installed along the existing walkway on the north side of the building. The existing southeast entrance walkway would also be re-designed with accent paving, trees, concrete walk/steps and planters. Recent changes to the landscape plan (see Exhibit 5) include replacement of the proposed stucco screen wall with a wooden trellis design (see Exhibit 4.1: Trellis Elevation), and elimination of a cross structure. A photo of the southeast entrance is is included as Exhibit 7.2. 5 Lighting: Existing wall scone fixtures on the building (Exhibit 6.1) would be relocated (see Plan Sheet A4.1). Ten new 42” high lighting bollards would be installed near the new youth center building and along northeast path leading to the new lobby area (See Plan Sheet A1.2). The design of the proposed bollards would match the existing bollards on site (See Exhibit 6.2). Lot Line Adjustment: The applicant has submitted a request for a Lot Line Adjustment (LLA) to modify the lot lines for Lot 6. The existing size of Lot 6 is 13,176 square feet. The proposed new size after the LLA would be 14,936 square feet; thus resulting in a slight reduction in the common area parcel size (Lot 11). In addition to the changes proposed to the lot lines due to the proposed project, it appears that the existing 2nd floor patio area proposed to be enclosed was constructed outside the property line boundary for Lot 7 (see Plan Sheet C1.1). It appears the existing open patio area is actually located on the common parcel (Lot 11). It is unclear whether Lot 6 and Lot 7 need to be merged due (which may be required by the Building Department if the two buildings cross parcel lines). Staff has determined that the LLA application requires additional information before it can be deemed complete. Pursuant to Section 14.02.020J regarding multiple development permit applications, the Planning Commission will be the approval body for the LLA application. Staff does not anticipate that the LLA will have an impact on the proposed design of the project. ANALYSIS General Plan 2020 Consistency: The Zoning designation for the project site is Office and the General Plan 2020 Land Use Designation is also Office. Review of the proposed project indicates that it is consistent with the General Plan policies with regard to Land Use (LU-23), Intensity of Non-Residential Development (LU-9), Non- Residential Design Guidelines (CD-10), Landscaping (Policy CD-18), and Lighting (CD-19), in that: 1) the proposed design is an expansion of an existing church building, which, while not a land listed use under the General Plan 2020 Office Land Use Designation, it is a permitted use per the Zoning Ordinance with an approved use permit; 2) the additional square footage proposed would increase the FAR to .27, which is still below the maximum allowable .30 FAR for the total project site area; 3) the design of the project is compatible with the architecture of the existing buildings on site; 4) additional trees, shrubs and groundcover would be planted to replace landscaping proposed to be removed; and 5) new lighting would match the existing, which is designed to limit excessive glare. Zoning Ordinance Consistency: Chapter 14.05: Commercial and Office District Regulations The existing church and office buildings were approved under a PUD - AP (Planned Unit Development- Administrative Professional) Zoning District and developed with 100% lot coverage for each building on the 7 developed condominium lots. A “common area” parcel was designed to provide open space for the entire subdivision (See Plan Sheet A1.2). As such, setbacks and property development standards for the Office Zoning District would be applied to the entire parcel, not the project specific condominium parcel for Lot 6. As such, staff analysis of the proposed project’s consistency with the Zoning Ordinance is based on the property line for the 296,076 square foot parcel as a whole, and not the project specific Lot 6 and Lot 7. Project impacts are, for the most part, focused on the commonly owned parcel (Lot 11) and Lot 3 through Lot 7 (all owned by Marin Covenant Church). The proposed 10,381 square foot addition is subject to development standards pursuant to Section 14.05.010 for the Office (O) Zoning District. The project is in substantial compliance with the Office zoning regulations (as summarized in Property Facts chart on Page 1 of this staff report). In terms of setbacks, staff considered the north elevation of the church to be the front of the church, and approximate setbacks are detailed in the property fact chart. The proposed youth center building is the closest to the condominium parcel boundary line, and would be setback approximately 140 feet from the parcel boundary (see Plan Sheet A1.2). The northwest corner of the youth center building would be setback approximately 10 feet from the edge of the parking lot. 6 Chapter 16: Site and Use Regulations The existing project site (the existing three offices buildings on Lots 3, 4 and 5 and the church building on Lot 7) has a total developed area of 71,236 square feet. This equates to a Floor Area Ratio (FAR) of .24 FAR. The proposed project would increase the FAR to .27 FAR, still below the maximum .30 FAR for the site pursuant to Zoning Section 14.16.150. Chapter 18: Parking The original use permit approved 252 off-street parking spaces on site for the commercial condominium complex. The number of parking spaces approved was based on the total office square footage only. The church use was not required to provide parking as long as the uses were limited to activities on Saturdays, Sundays and Holidays. Weekday use was limited to the hours between 5:30 pm - 8:00 am. The intent was to make sure parking demand for church activities would not interfere with the parking availability for office uses. The site plans still shows a total of 252 parking spaces on site, which meets the current parking requirement for office use at 1 space for every 200 square feet of office use. The applicant had indicated that the church activities will remain the same, with no expansion of services or activities beyond the current hours of operation. The applicant has indicated that Youth meetings would be held on Tuesdays/Wednesdays, but these meetings begin at 7:00 pm and would not interfere with office parking availability. The parking demand for the worship center expansion from 270 seats to 342 seats requires 86 spaces (at 1 space per 4 seats). Thus parking capacity remains sufficient. Chapter 19: Signage The current Sign Ordinance allows 2 signs per business frontage for the Office Zoning District. The size of the sign is based on linear building frontage. There are two existing wall signs (one of which is the cross symbol) on the site and one freestanding sign. The proposed project would relocate the existing wall signs on the north elevation and install a new 28 square foot wall sign and a cross symbol on the west building wall elevation. The freestanding sign would be removed. The Sign Ordinance requires all signs to face a street frontage. Due to the nature of the project site, there is no direct “street frontage”. Typically, signs for large sites such as this site would be best handled through a Sign Program, and the Sign Ordinance encourages this. However, the proposed changes to the existing signage are minimal, and primarily internal to the site. Staff has determined that the parking lot would serve the intent of the “frontage” requirement. Based on linear frontage, the size of the proposed “Marin Covenant Church” wall sign (28 square feet) would conform to the Sign Ordinance. The project proposes to add a new freestanding cross, 12’ 8” in height to the northwest elevation near the proposed youth center. This freestanding sign would be within the 21’ height limit for such a sign under the Sign Ordinance. No other signs are proposed at this time, other than small directory signage. These signs would be less than 10 square feet and are not visible from off-site. Staff has determined that because the existing signs are small and proposed to be relocated, and the number and size of signs is not proposed to exceed the restrictions in Chapter 19 for the Office Zoning District, no Sign Program is required. Staff will review signage details and verify compliance with Chapter 19 sign regulations prior to issuance of building permits. Chapter 25 – Environmental and Design Review Permit The project should be evaluated for conformance with the review criteria identified in Chapter 25 of the Zoning Ordinance. This chapter states that the new structures should be harmoniously integrated in relation to both the specific site design and the architecture in the vicinity in terms of colors and materials, scale and building design. Specific architectural design considerations include, but are not limited to the following: ¾ Creation of interest in the building elevation ¾ Encouragement of natural materials and earth tone/wood tone color 7 ¾ The project size/scale should be analyzed as to the appropriateness to the existing neighborhood scale ¾ Variation in building placement and height ¾ Equal attention to design of all facades ¾ Landscape design Project design The proposed project was reviewed by the Board at a Conceptual Design Review hearing on December 6, 2011. The applicant has revised the project in response to the Boards comments, as described and discussed on Page 3 of this staff report. Staff has reviewed the revised project and found that the project is generally consistent with many of the design criteria of Section 14.25.050 of the Zoning Ordinance in that: 1) the proposed development has been designed to integrate with the height and roof elements of the existing church; 2) the proposed exterior colors are unified throughout the existing building and the proposed additions; 3) the architecture for the addition is designed to add interest to the site and reduce visual bulk by using glazing instead of solid walls; and 4) landscaping has been added to the site to enhance walkways and entrance areas. The proposed project site has limited visibility from off-site locations. The church building itself is located at the rear portion of the access driveway, and not within view from the public right-of-way on North Redwood Drive. As such, the proposed design would not have a significant impact of surrounding properties. Staff requests that the Board comment on the following design elements (as summarized on Page 2 of the summary section): • Whether the project design has successfully incorporated design elements compatible with the existing church design. • Whether the project design has incorporated adequate transitions in height and setback to reduce overall bulk. • Whether the proposed glazing design for exterior walls and the choice of colors for the glazing is appropriate for the site. • Whether the proposed height and location of the freestanding church cross is appropriate. Landscaping Pursuant to Zoning Ordinance Section 14.05.030, there is a 25% minimum landscaping requirement for properties in the Office Zoning District. For the project site, the total minimum landscaping required would be 74,019 square feet. Based on information in Plan Sheet L1.1, total existing landscaping for the 296,076 square foot project site parcel is 151,876 square feet (51.3%). The proposed project would reduce the total landscaping on site to 138,724 (46.9%). The existing lawn area would be reduced from 21,325 to 6,537 square feet. However, the proposed project would still be well above the minimum landscaping required. Further, the plans show that “landscaped areas” (non-grassy areas) would approximately double, from 1,560 square feet to 3,160 square feet. Approximately 22 new trees and a variety of groundcover and shrub species would be planted. The proposed trellis structure at the southeast entrance walkway would be made of wood to match the existing trellises on site (See Exhibit 7.2). Marin Municipal Water District (MMWD) reviewed the landscape plans and commented that the project site uses reclaimed water and is therefore exempt from review under MMWD’s Water Conservation Ordinance. MMWD staff indicated that if the project taps into a potable water supply, then it would be subject to review. MMWD has reviewed the plant selection choice and indicated that the proposed “Mexican feather grass” plant should be replaced with an alternative species. MMWD staff has indicated that Mexican feather grass is on MMWD’s “no plant” list because it is an invasive plant species. Also, MMWD staff has indicated that the applicant will need to coordinate with MMWD’s Engineering Department with information about the location of irrigation lines and water meters on the site. 8 Staff requests that the Board comment on the following landscape elements (as summarized on Page 2 of the summary section): • Comment on potential choices for tree/shrub species. • Comment on the design proposed for the common area and new main entrance area (on the east side of the building) and the southeast walkway design. • Comment on the entrance walkway on the west elevation, closest to the parking lot. • Comment on the proposed trellis design at the southeast entrance. NEIGHBORHOOD CORRESPONDENCE Staff received no comments on the proposed project in response to the 15-day notice mailed out on May 17, 2012. Staff did update members of the public who requested information during the December 2012 Conceptual Design Review hearing. At the time, one comment expressed concerns over the impact of construction activities on business in the office complex; the other comment concerned potential boundary changes to the common area. Staff updated both on the project and there have been no further comments. CONCLUSION Staff supports the design of the proposed additions to the church and determined that the applicant has made adjustments to the project design in response to the Board’s comments during the Conceptual Design Review process. Staff requests that the Board provide comments on the points raised in this report. EXHIBITS 1. Vicinity Map 2. Applicant Use Permit project description, dated April 26, 2012 3. TPC Architect’s Design Narrative, dated May 24, 2012 4. Proposed Trellis design 5. Revised Landscape Plan Sheet L1.1 for southeast walkway 6. Proposed Lighting fixtures 7. Site photos Full-sized plans, 11” x 17” plans/color renderings, contextual maps provided to the DRB members only. cc: Brad Oldenbrook, P.O. Box 603, Corte Madera, Ca 94976 Dan Kinnoin, TPC Architects, 8680 Greenback Lane, Suite 107, Orangevale, CA 95662 9