HomeMy WebLinkAboutDRB 2019-04-16 #2REPORT TO DESIGN REVIEW BOARD
SUBJECT: 50 Los Ranchitos Road (Anthem Church) — Request for an Environmental and Design
Review Permit to allow a 2,573 square foot addition to the church to accommodate an
expansion to the sanctuary and narthex, an upper story addition to add administrative support
office space, and a new interior stair to the lower floor. Additional changes to ADA
parking/path of travel, landscaping and a new trash enclosure are proposed. No expansion of
the existing preschool/daycare on site is proposed. This would be an amendment to a
previously approved Environmental and Design Review Permit (ED90-56) for a remodel to the
church in 1990; APN: 179-222-39; High Density Multi -Family Residential (HR1.8) Zoning
District; Fredric C. Divine, applicant; Anthem Church, owner.
PROPERTY FACTS
Location
General Plan Designation
Zoning Designation
Existing Land -Use
Project Site:
HDR (High Density Residential)
HR1.8
Church
North:
HDR/PQP
P/QP,HR1.8
Railroad ROW, Residential
South:
Unincorporated (Marin County)
Unincorporated
Residential
East:
HDR
HR1.8
Residential
West:
P/QP
P/QP, PD (1779)
Railroad ROW
Lot Size
Required: 6,000 sf
Proposed: 55,500 (no change)
Height
Allowed:
36'
Proposed:
31'
Parking
Proposed
Required:
59 spaces
Proposed:
64 spaces
Min. Lot !Width (New lots)
Required:
N/A
Proposed:
N/A
Outdoor Area OR Landscape Area
Required: 50% front and street side (4,400 sf)
Proposed: Minor changes but existing landscaping
plus proposed replacement exceeds
requirement
Grading
Total: n/a
Cut: n/a
Fill: n/a
Off -Haul: n/a
Lot Coverage (Max.)
Standard: 60%
Proposed: 13.4% (existing = 11.4%)
Residential Density OR Gross Building/Floor Area
Allowed: N/A
Proposed: NIA
Upper Floor Area (Non -hillside residential)
Allowed: N/A
Proposed: N/A
Setbacks
Required
Existing
Proposed
Front:
15'
35'
25'-30'
Side(s):
5'
5'
complies
Ext side:
n/a
n/a
n/a
Ped. side:
n/a
n/a
n/a
Bldg. sep:
n/a
n/a
n/a
Rear:
5'
20'
10'
Tree Removal
Total(No.rspecies): 3 (Cedar and Junipers)
Proposed: 0 new trees
SUMMARY
The project is being referred to the Board for review of the proposed church expansion/remodel and
site improvements, as required pursuant to San Rafael Municipal Zoning Code Chapter
14.25.050.040.B 0). The Board's recommendation will be forwarded to the Zoning Administrator.
Based on review of the applicable design criteria, which is discussed in detail below, staff is generally
supportive of the proposed project and has concluded that the proposed addition and design/materials
are consistent with the existing building design previously approved per ED90-56. Staff is seeking the
Board's input and to provide recommendation specifically with respect to:
Materials and Colors
• Whether the proposed new exterior building fagade and materials are appropriate.
• Whether the proposed materials for the trash enclosure (chain link fence with vinyl slats) should be
replace with wood materials.
Landscaping
• Whether the proposed trees/shrubs chosen for the landscape upgrades are appropriate and/or
adequate.
• Whether the south building elevation should be screened with trees.
BACKGROUND
Site Description & Setting:
The project site is located on the north side of Los Ranchitos Road, below the roadway grade (see
Exhibit 1: Project Vicinity Map). A portion of the project site (south frontage) is in the jurisdiction of
unincorporated Marin County. The project was reviewed by the County and the original design
encroached into the County's required 25' front setback. The plans were subsequently revised such
that the proposed addition to south elevation is outside the required County setback area. The church
structure is a prominent feature along Los Ranchitos Road, surrounded by mature vegetation along the
roadway and low -profile homes on the south side of Los Ranchitos. The site is currently developed
with a 10,800-sf two-story church structure, which includes a sanctuary, administrative
offices/classrooms and a daycare/preschool and playground. The site has a total of 65 existing
parking spaces (including 1 ADA space) on site.
History:
According to the applicant, the church has been in operation on the site since 1959. There was a
Design Review Permit approved for a church remodel in 1990 (ED90-56), which allowed exterior
changes (new stucco, new windows, new shingles and a roof increase of 16). The existing
preschool/daycare was approved with a Use Permit in 1985 (UP85-78).
PROJECT DESCRIPTION
Use: Anthem Church would continue to be the primary use on the project site, with the ancillary
operation of the existing preschool/daycare that has been in use for over 30 years.
Site Plan/Floor Plan: The proposed interior remodel and additions would allow for an expansion to
the church building from 10,820 sf to 13,393 sf (a net change of 2,573 sf). The narthex area at the
front of the sanctuary and the sanctuary itself would be expanded (see Plan Sheet A.2 and A3.2). The
seating area would be changed from open seating (approximately 160 chairs) to fixed seating (236
seats) and an upper story addition at the rear (west) side of the church would accommodate new
administrative office space and rest rooms. There would be no change to the parking area, except to
comply with current ADA parking requirements (2 ADA spaces would be added), as well as upgrades
to the ADA path of travel. Also, the existing trash area/pad will be improved with a new six (6) foot -
high screened trash enclosure (15' x 6'). The existing trash area encroaches onto SMART property.
SMART has reviewed the project plans and will require an encroachment agreement for all existing
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encroachments (fencing, parking lot) shown on site, including the proposed trash enclosure. The
applicant is aware of this requirement.
Architecture: The proposed additions would be consistent with the existing architectural design, using
both stucco and shingles to match the existing approved colors and materials. Window size/framing
would be consistent with the existing windows. The new roofing would also match the existing material
(composite shingle). A new trash enclosure is proposed adjacent to the front of the building on the
north side property. The proposed trash area would be screened by a six (6) foot -high chain link fence
enclosure with horizontal vinyl slats matching the building color.
Landscaping: A total of three (3) existing trees are proposed to be removed: two (2) Cedar trees and
one (1) a Juniper tree along the south side of the building (see Plan Sheet 1-1). These trees are not
proposed to be replaced, but a Boxwood plant is proposed in this general area. Existing landscaping
along the south and east corner of the building will be remodeled due to the expanded narthex area
and upgrades to provide a pedestrian walkway and the ADA path of travel required. Proposed new
landscaping (a total of 24 plants) is show on Sheet L1.
Lighting: There are minimal lighting changes proposed. An existing light at the front entry will remain
but be switched to an LED bulb. Other lighting on the main level is shown on Sheet A2. Pursuant to
Section 14.16.227G, all new lighting shall be subject to a 90 -day post installation inspection to allow for
adjustment and assure compliance with low lighting levels.
ANALYSIS
General Plan 2020 Consistency:
The General Plan Land Use Designation for the project site is High Density Residential (HDR). No
changes to the existing church use on site is proposed. The Zoning Ordinance allows religious
institutions in the HR Zoning District with a Use Permit approval. There is no Use Permit on file for
Anthem Church, as is the case with many older churches in San Rafael, which typically pre -dated the
Use Permit requirement. The proposed project is consistent with the General Plan policies regarding
the following policies:
• CD -10 (Non -Residential Design Guidelines):
➢ CD -10a: Visual Compatibility. Ensure that new structure is visually compatible with the
neighborhood and encourage neighborhood gathering places
➢ CD -10b: Compatibility of Patterns. Ensure compatibility of non-residential buildings
patterns. Also, non-residential issues to consider include parking lots; landscaping,
pedestrian circulation, building form, entryways, material and colors.
• CD -18 (Landscaping): Recognize the unique constitution provided by landscaping and make it
a significant component of all site design.
• CD -19 (Lighting): Allow adequate site lighting for safety purposes while controlling excessive
light spillover and glare.
• NH -13 (Religious Institutions, Education Facilities, and other Community Organizations) -
Support community partnerships and communication between neighborhoods and schools,
religious institutions to enhance mutual understanding and the benefits of collaboration.
The proposed project entails exterior changes and landscaping enhancements. Staff has worked with
the applicant and is generally supportive of the proposed project and determined that the changes are
generally consistent with the General Plan 2020 policies. The existing church is the only (and most
3
prominent) building along this portion of Los Ranchitos Road. The proposed additions will reflect the
same design, colors and materials used in the existing building. The majority of the existing
landscaping will remain., with updates to several planting areas as needed. Only minimal lighting
changes are proposed on the site, and the project is not expected to produce off-site glare. The
existing church has historically provided religious services to the community, and the remodel will help
improve the interior space and allow the church to continue and improve their operations. Staff analysis
of the proposed changes will be discussed below as part of the Chapter 25 Design Review Criteria.
Zoning Ordinance Consistency:
Chapter 14.04 - Residential Districts
The project site is zoned High Density Multi -Family Residential (HR1.8), and religious institutions
require Use Permit approval. The existing church has operated since 1959 without a Use Permit and is
considered a "legal, non -conforming use". Many older churches in San Rafael are operating without a
Use Permit. Staff determined that the proposed increase in square footage is relatively minor, as it
would not trigger an increase in required parking on site. The church would continue to operate with
no plans to expand the current activities on site. As such, no Use Permit is required at this time, and
the church remains a legal non -conforming use in the HR1.8 Zoning District.
Chapter 18 - Parking Standards
The proposed changes to the sanctuary seating (from 160 "open" chair seating to 236 "fixed" seats)
complies with Section 14.18.040, which requires that religious institutions provide one (1) off-street
parking space for every four (4) seats. For the proposed 236 fixed seats, a total of 59 parking spaces
would be required and the site has a total of 64 parking spaces (including 3 ADA compliant spaces).
As such, the project complies with the parking requirement.
Chapter 25 — Environmental and Design Review Permit
The proposed changes are focused on exterior architectural design, changes to the interior space,
ground level and upper floor additions and landscape changes. The proposed new elevations are
shown on Plan Sheet A3.2. The proposed additions would create a better sense of entry in terms of
both the front entrance and the patio/ADA path of travel areas.
Specific Chapter 25 architectural design considerations include, but are not limited to the following:
➢ Creation of interest in the building elevation
➢ Materials and colors should be consistent with the surrounding area
➢ Provision of a sense of entry
➢ Pedestrian -oriented design in appropriate locations
➢ Landscape design
The applicant has taken time to consider the above listed design criteria in the proposed exterior
design. The project is generally consistent with the design criteria of Section 14.25.050 of the Zoning
Ordinance in that: 1) the proposed development has been designed to be compatible with the
architectural design of the existing church; 2) the proposed materials and colors are compatible with
the existing building colors and materials, including windows; 3) additions to the front of the building
entrance will expand the existing entryway, enhancing the sense of entry; 4) the site is primarily
accessed from the parking lot, but a new patio area and ADA path of travel would provide a pedestrian
friendly area on site; 5) a trellis feature has been added to the patio area, providing shade to the
outdoor area; and 6) landscaping would be added to the pedestrian walkway area, along the front
entryway and along the front property line, and any existing missing or dying landscaping would be
replaced. Exact landscaping totals are not presented, but the applicant has indicated that the total
existing landscaping and proposed new landscaping on site would remain more than the 4,400 sf
required per code, even with the loss of three (3) trees.
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Staff is generally support of the project design choices and has determined that the project is largely
consistent with the Chapter 25 design criteria. However, staff requests the Board's comment on the
following:
• Whether the proposed new exterior fagade and materials are appropriate.
• Whether the proposed materials for the trash enclosure (chain link fence with vinyl slats) should be
replace with wood materials.
® Whether the proposed trees/shrubs chosen for the landscape upgrades are appropriate and/or
adequate.
® Whether the south building elevation should be screened with trees.
NEIGHBORHOOD CORRESPONDENCE
Staff received one (1) e-mail in response to the Notice of Public hearing mailed to owners and
occupants 15 days prior to the April 16, 2016 Design Review Board hearing date. The site was also
posted with a hearing notice. Staff responded to the inquiry, which was about possible future
construction schedule times. A copy of the project plans was also sent via e-mail.
CONCLUSION
Staff supports the overall design of the project. Staff requests that the Board provide comments on the
points specified in the Summary section of this staff report.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
Full-sized plans have been provided to the DRB members only.
cc: Fredric C. Divine, applicant, fred fdivinearchitects.com
Anthem Church (Lee Oberkamper), owner, leeP—oberkamper.com
Sabrina Sihakom, Planner, Marin County Planning, ssihakon(D_marincounty.org
4/5/2019 SanRafael
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