HomeMy WebLinkAboutDRB 2011-12-06 #2 CITY OF
Community Development Department – Planning Division
Meeting Date: December 6, 2011
Case Numbers: CDR11-005
Project Planner: Caron Parker (415) 485-3094
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 195 North Redwood Drive [Marin Covenant Church] – Conceptual Design Review for
construction of a 10,104 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 Lawn area
South: Office Office Office
East: Office Office Office
West: Office Office Highway 101
Site Development Summary
Lot Size Lot Coverage
Required: 7,500 sf
Proposed: 296,076 sf (existing)
Allow/Req: 40% (118,430 sf)
Proposed: TBD
Height1 Floor Area Ratio (FAR)
Allowed: 36’
Proposed: varies
Allowed: .30 FAR
Proposed: .27 FAR
Parking
Required: 86 spaces (1 per 4 seats)
Proposed: none (238 spaces existing on site)
Landscape Area Setbacks
Required: 25%
Proposed: TBD
Required Proposed
Front:
Side(s):
Rear:
20
6
20
Information not
provided on
plans
Grading Tree Removal
Total: TBD Total(No./Species): TBD
Notes: 1For hillside parcels, development standards are based upon the parcel size and percent slope, and height is measured from the natural
grade. Non-hillside building height is measured from finished grade pursuant to the UBC method.
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SUMMARY
The proposed project is being referred to the Board for conceptual review of site and design
improvements for a 10,104 square foot addition and landscape improvements to the Marin Covenant
Church at 195 North Redwood Drive (see Exhibit 1-Vicinity Map). The project site is part of the Rafael
North Executive Park, a 7-lot subdivision with 5 office buildings, the church and designated common
areas. The proposed project would require an amendment to the previously approved Design Review
Permit (ED77-114) and Master Use Permit (UP75-35) approved by the Planning Commission in 1978
and 1975 respectively. The Use Permit approved 17,500 square feet of church sanctuary and
classroom space in two buildings and 50,000 square feet of office buildings clustered around the
church. The second church building was never constructed. Parking for 250 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 between 5:30 pm
- 8:00 am on weekdays. A Use Permit amendment in 1982 (UP82-35) approved an expansion of the
church use to 42,000 square feet. The proposed project would also require an amendment to the
subdivision map to address portions of the addition that cross property lines. Further details on this
issue will be thoroughly addressed at the time of formal project submittal.
Staff has not had the opportunity to refer the project to other City Departments for review and comment
because the applicant elected to proceed with conceptual design review only; without submitting the
project for a pre-application review. This information from other City Departments was not available for
this staff report. Based on review of the applicable design criteria, staff has identified issues with the
project, as discussed below. Staff requests that the Board provide a recommendation on the design
concept’s ability to comply with all pertinent design criteria. Specifically, staff asks the Board to consider
the following:
Architecture
• Whether the project design has incorporated design elements compatible with the existing church
design or whether the proposed modern architecture can be integrated into the site without
changes.
• 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)
BACKGROUND
Site Description & Setting:
The proposed project site is located on a 296,076 square foot lot on the west side of Redwood Drive.
The church consists of a sanctuary (270 seats), administrative offices and a kitchen on the main level
and 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 front on the portion of the lot
facing Highway 101. All uses on the site share a common parking lot with approximately 250 spaces.
The office closest to the church (to the east across a common courtyard area) is a two-story, 41,160
square foot building. The project site is landscaped with areas of mature trees and lawn throughout.
PROJECT DESCRIPTION
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Use: The project proposes to construct two additions to the existing church building and renovate
portions of the existing church (see Plan Sheets AO-1 and A21 through A2.4). The existing concrete
patio on the northeast side of the building would be enclosed to create an entrance lobby, stair and an
enclosed patio. The second addition to the building would be constructed on the northwest side,
creating space for a youth center; restrooms and a storage area (see Plan Sheets A2.3 and A2.4 for
dimensions). As part of the renovation plans, the existing sanctuary would increase the number of
seats from 270 to 342 seats. A new church cross would be located as a free-standing structure on the
western portion of the lawn. According to the applicant, when measured above the “natural grade” vs.
the lower level floor slab elevation the cross height is 33 feet vs. 41.5 feet. The heights shown on the
drawings are all relative to the floor slab elevation.
Site Plan: The proposed construction is located on the northwest side of the building in an existing
lawn and patio area. The existing south entrance walkway would be re-designed with new paving and
new trees. 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 proposed new additions are designed with a modern architectural style, introducing
a series of glass window/wall elements (see Plan Sheets A-4.3 and A4.4). The glass is proposed to be
green and bronze colors. The existing windows on the building have clear glazing. Staff informed the
applicant that a Color and Materials Board is a standard submittal item but the applicant decided to
present color samples to the Board and indicated that they would delay presenting a Color and Material
Board until formal submittal. The applicant has presented staff with background information on the
design process and this has been included as Exhibit 2.
Landscaping: A Preliminary Landscape Plan is included (see Plan Sheet L-1). It appears some
existing trees may be removed, but this has not been detailed on the plans. Approximately 14 new
accent trees and shrubs would be planted on site. 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 south entrance walkway would also be re-designed with accent paving, trees, concrete
walk/steps and planters. No tree/shrub species were specified in the plan.
Lighting: No lighting information was provided.
ANALYSIS
General Plan 2020 Consistency:
The Zoning designation for the project site is Office and the General Plan Land Use designation is
Office. Preliminary 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) and
Landscaping (Policy CD-18). However, staff is concerned about the project’s consistency with the
following General Plan policies:
¾ Building Height Policy (LU-12): The building height limit for the project per General Plan Policy
2020 (Exhibit 7) is 36 feet.
¾ Non-Residential Design Guidelines (CD-10): Ensure that new structures are visually compatible
with the neighborhood; ensure compatibility of non-residential building patterns.
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The proposed building heights for the addition vary but appear to meet the height limit based on
preliminary information. Topographic details and grading details will have to be provided during formal
submittal for staff to determine consistency with building height limits. In terms of design, the proposed
design of the new addition is a departure from the architectural elements for the existing church
building. Staff requests that the Board comment on the following:
• Whether the proposed design should be modified to incorporate more of the existing architectural
elements on site.
• Whether the project design has incorporated adequate transitions in height and setbacks to reduce
overall bulk.
Zoning Ordinance Consistency:
Chapter 14.04 Base District Regulations
The proposed 10,104 square foot addition is subject to development standards pursuant to Section
14.05.010 - 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). However, the
following regulations need further examination:
1. Height Limit for Accessory Structure: Pursuant to Table 14.05.030, the maximum height for a
structure in the Office zoning district is 36 feet. However, pursuant to Section 14.16.020B, the
maximum height limit for an “accessory structure” is 15 feet. The proposed freestanding cross is
considered an accessory structure and is proposed to be 33 feet in height, as measured from natural
grade (see Plan Sheet A4.3).
2. 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. There will be a loss of lawn area due to
the proposed youth center addition. No calculation was provided for this reduction in lawn area and no
information was provided for the total landscaping on the remainder of the office complex. Based on
information in the preliminary landscape plan, staff calculated the total landscaping on the project site
(church properties only) to be 42,122 square feet. However, the applicant has indicated that the plans
are inaccurate in that the “new areas” should rather be labeled “revised areas”, equaling a total of
13,236 square feet of landscaping. The applicant will be available at the hearing to clarify these
numbers further. Additional information will have to be provided during formal submittal for staff to
evaluate the project site for compliance with the minimum landscaping requirement.
Staff requests that the Board comment on the following:
• Whether the proposed height for the freestanding cross should be reduced
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
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
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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. Once on the site, it is located at the rear portion of the lot at the end of
the parking lot driveway, behind the adjacent office building. As such, the proposed design could
perhaps be more creative as there is less of a need to strictly focus on compatibility issues due to the
isolated nature of the buildings.
Staff requests the Boards comments on the following:
• Whether the proposed modern architecture and glass design is appropriate for the site.
• Whether the landscape design is appropriate.
San Rafael Design Guidelines:
The San Rafael Design Guidelines are discretionary and intended to assist projects in achieving high
quality design. Staff has determined the following Design Guidelines need to be discussed as part of
the proposed project design:
¾ Building Form: A continuity of design, materials, color, form and architectural details is
encouraged for all portions of a building and between all buildings on the site.
¾ Entryways: A defined sense of entry with pedestrian orientation should be provided; building
entrances should be designed with architectural elements such as roof form changes, awnings,
or other architectural elements.
¾ Materials and Colors: Exterior materials should minimize reflectivity, use color to provide
appropriate accents on a building.
Staff requests that the Board’s comment on the following:
• Whether the proposed design can work as a departure from the existing architecture on site or
should be re-designed to be more compatible with the existing architectural features.
• Whether building entrance design needs to be enhanced.
• Whether the use of glass should be minimized and other materials should be incorporated into the
design.
NEIGHBORHOOD CORRESPONDENCE
Staff has received two e-mails requesting copies of plans for the proposed project. One of the e-mails
expressed concern over the impact of construction activities on business in the office complex. Staff
responded to the e-mails and there have been no further comments.
CONCLUSION
Staff supports the proposed addition to the church and had determined that the proposed modern
design could possibly be successfully integrated into the project site. Staff requests that the Board
provide comments on the points specified in the Summary section of this staff report.
EXHIBITS
1. Vicinity Map
2. TCP Architects Design Narrative, dated November 23, 2011
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Full-sized plans, 11” x 17” plans/color renderings provided to the DRB members only.
cc: Dan Kinnoin, TPC Architects, 8680 Greenback Lane, Suite 107, Orangevale, CA 95662
Brad Oldenbrook, P.O. Box 603, Corte Madera, Ca 94976
