HomeMy WebLinkAboutDRB 2012-07-17 #3 (Marin Covenant Church) CITY OF
Community Development Department – Planning Division
Meeting Date: July 17, 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 building for a youth
center; APN: 155-271-09, 155-271-10, 155-271-11; Office (O) Zoning District; Brad
Oldenbrook, Applicant; Marin Covenant Church, owner; Smith Ranch Homes NA.
--Continued from June 5, 2012—
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.
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BACKGROUND
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), and
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 Design Review Board reviewed the project as a conceptual design on December 6, 2011. The
project returned to the Board for a formal hearing on June 5, 2012. A copy of the project plans
previously reviewed (dated May 9, 2012) are included in the plan packet for reference. The Board
generally supported the proposed church expansion, but did recommend the following adjustments to
the project design:
1. Create a better sense of entry: The Board gave several suggestions (continuation of the mansard
roof, re-designing the veranda area, re-designing the entry area stairs, and/or changing the glass
enclosed stairway), but was also open to alternative designs proposed by the architect.
2. Redesign blank wall on the north elevation of the proposed youth center building: The Board
commented the applicant should add windows and/or other design features to articulate this wall.
3. Eliminate the double parapet element on the proposed Youth Center building.
4. Add “finger islands” in parking lot.
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, current and future operations of
the church will 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 (2,799 square feet); 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.
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STAFF ANALYSIS
The applicant has re-designed the project to respond to the Board’s comments. The applicant has
submitted a summary of the project changes (Exhibit 2). The major points are listed below (see Plan
Sheet SK-1):
1. Added a glazed entry tower to the east elevation courtyard entrance; added landscaping to the
east courtyard walkway near the youth center.
2. Two windows, expansion joints and reglets added to the north wall of the youth center; number
of trees proposed along the north wall reduced from 6 trees to 3 trees.
3. Re-designed canopy area along east side of youth center building.
4. Added two finger islands in the parking lot at the northeast courtyard entrance (Plan Sheet
C1.1) and add a row of 4 trees along the sidewalk area near the courtyard.
5. Eliminated double parapet design on the youth center building.
Staff has reviewed the potential impact on parking supply from the elimination of parking to create the
proposed finger islands. 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 project was originally parked for office only at a rate of 1:200 (252
spaces required for the existing 50,311 square feet of office space). 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 current parking requirement for office use is 1 space for every 250 square feet of office. As such,
the project site is "over-parked" by today's standard, which would require only 201 spaces. Parking on
site could be reduced by up to 51 spaces and still meet the current code requirement.
The applicant has indicated that the church activities will remain the same, with no expansion of
services or activities beyond the current hours of operation on the weekends. 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.
NEIGHBORHOOD CORRESPONDENCE
Staff received no comments on the proposed project in response to the 15-day notice mailed out on
June 26, 2012.
CONCLUSION
Staff generally supports the proposed design changes. The applicant would have to coordinate with
the City’s Fire Prevention Bureau in order to secure an approval for the proposed hydrant relocation.
Also, additional details will have to be secured in terms of the logistics for planting in the proposed
finger island with the fire hydrant and the light pole.
EXHIBITS
1. Vicinity Map
2. Applicant Response to Board Comments, dated July 2, 2012
Full-sized plans, 11” x 17” plans/color renderings, and plans previously submitted at June 5, 2012
hearing 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
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