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HomeMy WebLinkAboutDRB 2014-06-03 #4CfTY OF J Community Development Department-- Planning Divislon Meeting Date: June 3, 2014 Case Numbers: ED13-073 Project Planner. Caron Parker (415) 485-3094 REPORT TO DESIGN REVIEW BOARD SUBJECT: 610 & 620 Del Ganado Road (Christ Presbyterian Church/Montessori de Terra Linda School) — Environmental and Design Review for: 1) replacement of the existing two Montessori school classroom portable buildings totaling 1,920 square feet with a permanent 3,682 square foot classroom building; 2) interior remodel of the church administration wing, including a 639 square foot ground level addition; 3) a 130 square foot addition to the rear of the education wing; and 4) re -design of the existing front landscaping on site to create a main entry path from Del Ganado Road to the church and Montessori School; APN: 178-113-240; Planned Development (PD1 391) Zoning District; Andrew Davis, Davis Maury Architecture Studio, Applicant; Christ Presbyterian Church, owner. PROPERTY FACTS Site Characteristics General Plan Desi nation Zoning Designation Existing Land -Use Project Site: Low Density Residential LDR PD(1391) Church and School North: LDR & P/QP R5 -EA & PD 1391 Single Family & A artments South: LDR R5 Residential East: LDR R5 -EA Residential West: LDR/Neighborhood Commercial NC NC Shopping Center Site Development Summary Lot Size Lot Coverage Required: Proposed: 2.5 acres Existing lot = 2.25 acres Required: N/A Proposed: 17% 16,764 s Height FAR Allowed: Proposed: 30 feet 16'1" maximum Required: N/A Proposed: 0.17 FAR Parking Setbacks Required: Church - 25: School - 24 spaces Existing: 55 spaces 53 approved per UP04-19 Required: Not established. See staff report. SUMMARY The project site has two distinct uses, consisting of a church and a school. The project proposes to renovate both the Christ Presbyterian Church and the Montessori de Terra Linda School buildings, adding a total of 639 square feet of ground floor space to the existing administration wing for the church and demolishing the existing portable classrooms to build a permanent 3,682 square foot permanent classroom building. Also, 130 square feet would be added to the rear of the school education wing. There would also be changes to the school play yard area. In addition, a portion of the front lawn area would be re -designed to incorporate unit pavers to help create a pedestrian walkway system for the site. No change in the existing sanctuary space (3,324 square feet) is proposed. Per Zoning Ordinance Section 14.25.040.A, additions to non-residential structures greater than 1,250 square feet shall be reviewed by the Planning Commission. As such, the Board's recommendation will be forwarded to the Planning Commission. Based on review of the applicable design criteria, 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 and existing administration building design. ® Whether the proposed location of the admin wing addition should allow a greater setback from the west side property line. • Whether the proposed horizontal and vertical screening elements will enhance the existing building architecture. • Whether the proposed freestanding lighting fixtures complement the prevailing natural setting and architectural styles. BACKGROUND Site Description & Setting: The Christ Presbyterian Church (hereafter referred to as "church") and the Montessori de Terra Linda School (hereafter referred to as "MdTL") is located on a 2.25 acre flat lot. (E=xhibit 1 - Project Vicinity Map). The existing church sanctuary is 3,324 square feet, and also has an attached 1,655 square foot administration wing. The administrative wing serves as an office for the pastor, and has restrooms and a kitchen. The existing MdTL school consists of a main education wing (7,334 square feet) and two portable classroom buildings (960 square feet each, 1,920 sf total). The site also contains a parking lot for 55 vehicles. The project site is landscaped with areas of mature trees and lawn throughout. The project site is bordered by a 20 foot wide public utility and walkway easement along the north and eastern property lines, and abuts single family homes along the north perimeter area (Wisteria Way and Wakerobin Lane). The project site also abuts a 4 foot wide "public walkway easement", located on the adjacent property to the west (a multi -unit apartment complex for developmentally disabled adults). Other sites near the property include a fire station, the Terra Linda Recreation Center/Pool, and a commercial shopping center across the street. Site History The existing church sanctuary and attached administration wing and education wing were all constructed in 1957. Over the years, there were additions made to both the administration and education wings, as well as the addition of two (2) portables for use by MdTL. In 1981, the City rezoned the property from Residential/Community Services to a Planned Development PD (1391) Zoning District to recognize the existing church and allow the construction of 12 units of housing for developmentally disabled adults (located on the adjacent parcel at 626 Del Ganado Road). The PD approved for the site PD (1391) never properly listed the Montessori school as an existing use on the site and the PD had no specific requirements detailing the architecture, landscape or design of the school buildings. The Community Development Department, Planning Division has determined that the use of the site as a Montessori School is a "grandfathered" legal use and as such, the buildings as designed are also grandfathered. The original site development has no record of a design review permit. The first design review permit was approved in 1997 for the installation of a 960 square foot portable classroom to be used by MdTL school. In 2008, a second 960 square foot portable classroom was approved (ED08-044). Staff finds the existing design of the site to be functional and practical, with an abundance of trees and landscaping. The new additions would continue the existing design qualities and materials on the site, and allow better use of the church and school as distinct uses. In addition, the new landscaping and walkways would enhance the entryway to the site. PROJECT DESCRIPTION Use: There is no change to the existing uses of the site as a church and Montessori school. The church is operating under an approved use permit from 1954. The MdTL school is operating under several approved use permits, which allowed for the addition of two portable buildings on site and the increase in student population from 125 students to 200 students. According to the applicant's project description (Exhibit 2), current enrollment for MdTL is 150 students and the school is proposing to increase to 175 students. The school's core program serves one classroom for 2 year olds, three primary classrooms (ages 3-5 years), two lower elementary classrooms (grades 1-3), one upper elementary classroom (grades 4-6), and before/after school care. The sanctuary and administration wing hosts a variety of activities for church programs (including Sunday school, Bible study, youth group meetings and game nights) and community services (Boy Scouts, AA and Terra Linda HOA Meetings). A homeless outreach program previously offered on-site has been relocated off-site. The specific components of the use permit will be reviewed and considered by the Planning Commission at a future public hearing, which will be. noticed separately. Site Plan: The project proposes to renovate the site as follows (see Plan Sheet T2.1): 1. A 612 square foot addition to the west side of the existing administrative wing to create space for the pastor's office and an administrative office. Also, the project proposes a 27 square foot addition under the existing eave at the rear of the east side of the admin wing to accommodate a new toddler bathroom (see Pian Sheet A2.1). The facade of the building will include vertical wood slat screening for shading and to help screen existing rooftop equipment. 2. Demolition of the two portable structures (1,920 square feet total, excluding access ramps and stairs, 2,104 including the ramps and stairs) and replacement with a new 3,682 square foot building to be used for classrooms. The new classroom building will be designed with a horizontal wood slat screen for shading. 3. A portion of the church admin wing would be demolished to create a 125 square foot passageway to allow better outdoor access to the rear of the sanctuary from the front entrance (see Plan Sheet T2.313). 4. An additional 130 square feet would be added to the rear northeast corner of the existing school education wing (See Plan Sheet A2.2). 5. Re -landscaping of the existing front lawn area to create a new main entry walkway design to access the sanctuary and also to serve as after -service gathering areas (Plan Sheet T2.313 and Sheet A10.1). Natural playscapes will be created for the MdTL as well as installation of raised bed planters around the school buildings. One tree is proposed to be removed (to the west of the education wing building) in order to create a more open play area for the MDTL school. 6. Vines are proposed to be planted in front of the wood slat screen features. 7. Replacement of the existing monument sign fronting on Del Ganado Road. 3 8. Six new freestanding light fixtures will be installed along the pedestrian pathway leading to the main sanctuary. 9. No changes to the existing 55 space parking lot are proposed. 10. No change to the sanctuary building is proposed. Architecture: The applicant has presented staff with background information on the design approach, and choice of design and materials (See Exhibit 2). No changes are proposed to the sanctuary building. The new 639 square foot admin wing addition and the 130 square foot education wing addition are both wood -framed and wood -sided, with one caveat, which is that the northwest property line wall of the admin wing addition will be fiber cement siding which is required due to Building Code fire rating requirements. The new classroom will be painted metal material, with a painted "modified bitumen" asphalt -like roofing material (see Plan Sheet A3.3). The proposed addition to the administrative wing was designed to minimize visual impacts to the existing sanctuary building from the public right-of-way. The proposed new additions are designed to integrate with the existing buildings on site in both height and materials. Color for the new additions will match existing colors, A color rendering of the proposed project was included in the DRB packet, and samples will be presented at the hearing. Landscaping: Changes proposed to the existing landscaping on site are detailed on Plan Sheet T2.3B and T2.413. Information about the proposed pavers is detailed in Plan Sheet A10.1. All existing trees will remain on site, except for one tree proposed to be removed in order to create more open play space and minimize the impact of falling berries, falling leaves and invasive roots. The main changes to the landscaping are at the front of the property, and include removal of existing turf to replace with permeable pavers, creating a new entry walkway. An existing solid concrete pathway will also be removed. Unit pavers under existing breezeways would be installed over existing concrete slab at the admin wing. All other pavers would be permeable. Total landscaping on site would be reduced from 50% (49,334 square feet) to 45% (44,337 square feet). This equates to a 3% increase in paved areas (predominantly permeable pavers) on site. Vines will be planted in front of the proposed wood slat screens to tie together the new and existing buildings to the landscaping. Marin Municipal Water District (MMWD) reviewed the landscape plans and responded with standard conditions of approval regarding additional fees for the new classroom building, required use of recycled water and review of the landscape and irrigation plans. The changes to the site do not involve planting additional landscaping. MMWD approval of the final landscape plan will be required as a condition of project approval. Lighting: The project proposes the addition of six new freestanding light fixtures, each 8 feet in height (see Plan Sheet T2.1, note F1, and lighting specifications in Exhibit 5). These fixtures would be located in the front of the sanctuary and administrative wing. In addition, four recessed lights are proposed in the breezeway ceiling on the new classroom building. There is no change proposed to the assortment of existing light fixtures (wall sconces, security lights and surface mounted downlights). ANALYSIS General Plan 2020 Consistency: The General Plan 2020 Land Use Designation for the project site is Low Density Residential (LDR). However, the project site is bordered by a variety of land uses, both neighborhood commercial (shopping center), residential (single family and apartment housing), and public/quasi-public community uses (fire station, community center). Review of the proposed project indicates that it is consistent with the General Plan policies with regard to Intensity of Non -Residential Development (Policy LU -9), Land Use (Policy LU -23), Non -Residential Design Guidelines (Policy CD -90), Landscaping (Policy CD -98), Lighting (Policy CD -99), and Community Meeting Rooms (Policy NH -63) in that: 1) the proposed design is an expansion of an existing church building, which is an allowable 51 land use under the General Plan 2020 Residential Land Use Category, and a permitted use per the Zoning Ordinance with an approved use permit; 2) the design of the project is compatible with the architecture of the existing buildings on site; 3) the landscaping being removed will be replaced with pavers in order to create pedestrian walkways and an identified entryway, which is an amenity that will enhance the existing lawn area and be more functional as a gathering place; 4) new lighting would enhance the pathway to the church and is designed to limit excessive glare; and 5) the renovated church admin wing would improve the existing space on the site, allowing the continued use of much needed after hours meeting spaces for resident serving community groups. Zoning Ordinance Consistency: Chapter 94.07: Planned Development District The project site is zoned Planned Development PD (1391). In 1981, the City approved a rezoning of the property from Residential/Community Services (R-1/CSD) to Planned Development PD (1391). At the time, the rezoning was primarily to allow a 10-12 unit residential complex to be built in the future on a newly created separate parcel. Due to an oversight in documentation when the PD was approved, the existing Montessori school uses (which have been in existence since 1970 and on the same parcel as the existing church) were not referred to in the PD document. However, the church and school were essentially recognized as one use. Over the years the city approved several use permits for changes to the site, and recognized the school use as an existing legal use. As such, the continued use of the site as a church and Montessori School is consistent with PD (1391). The proposed additions would be subject to development standards pursuant those delineated in the approved PD. However, PD (1391) is silent on development standards. Other zoning districts in the project area include R5 -EA (Single Family Residential- Eichler Alliance Overlay) and NC (Neighborhood Commercial). In such cases, Section 14.07.035.A of the Zoning Ordinance stipulates the following: "When an established PD district does not contain or include site-specific regulations or spatial standards necessary to guide and approve building additions, modifications or property improvements, the following shall apply. A. For the proposed additions and modifications to principle structures and primary uses, the Community Development Director shall determine, based on development characteristics, use and density, and the contiguous zoning districts, a zoning district adopted within this title that is most compatible to the PD District. The regulations and spatial standards of the most compatible zoning district shall be applied, subject to the approval of an environmental and design review permit." The site is surrounded by a variety of land uses, both neighborhood commercial (shopping center), residential (single family and apartment complex), and public/quasi-public community uses (fire station, community center). Based on the mixed uses surrounding the project site and the General Plan Designation of LDR (Low Density Residential) for the project site and the immediately adjacent properties, staff determined the most appropriate relevant zoning designation for the project site PD (1391) would be R5 (Single Family Residential). While the required setbacks for the R5 zone is: front yard: 15 feet; side yard: 10% of lot width; rear yard: 10 feet, and 40% lot coverage, the project site is zoned Planned Development, which allows for flexibility in site design, including but not limited to the following specific purposes (per zoning Ordinance Section 14.07.101): 1. To promote and encourage cluster development on large sites to avoid sensitive areas of property; 2. Encourage innovative design on large sites by allowing flexibility in property development standards; 3. Encourage areas of open areas in land development; and 4. Accommodate various types of large-scale, complex, mixed-use, phased development. The additional square footage proposed would increase the lot coverage on site from 14.5% to 17%, which would be below the 40% lot coverage allowed, if staff strictly applied the development standards for the R5 zoning district. The adjacent NC (Neighborhood Commercial) zoning district on the south 5 side of Del Ganado Road does not set a limit for lot coverage. The proposed project would change the existing setbacks for the administrative wing addition and the MdTL school addition. Staff's analysis of each addition is provided as follows: Church Administration Wing: The existing administration wing is setback approximately 14'5" from the west side property line (measured to the approximately 4' roof eave overhang) and setback approximately 18'3" from the west side property line if measured to the building wall. The proposed new administrative wing would reduce the side yard setback to between 2'6" and 3'4" (see Plan Sheet T2.313). The building and proposed addition would be setback 25 feet from the rear property line. The applicant met with Planning staff early on in the application process to discuss site design for the administration wing addition. Staff encouraged the applicant to avoid locating the addition at the front of the existing administration wing in order to preserve the visual quality of the sanctuary building. Also, the applicant indicated that they did not want to locate the addition at the rear of the existing administration wing in order to minimize potential impacts on the residential properties along Wakerobin Lane, and to avoid conflicts with the existing drainage swale located along the rear of the site. Staff is supportive of the proposed addition because: 1). it is a continuation of the existing building fagade and will therefore integrate well into the existing building, 2) the addition is setback approximately 100 feet from the front property line and therefore would not be highly visible from the Del Ganado frontage; 3) the addition would still be separated from the adjacent residences at 626 Del Ganado by a 4 foot pedestrian walkway and hedges, which will help to screen the new addition; 4) the proposed location minimizes visual impacts to the sanctuary by keeping the addition along the same plane as the existing administration wing; and 5) the proposed addition on the west side of the property would have the least impact on surrounding residential properties and complement existing site design features. New Classroom Building/Education Wing Addition: The new classroom building would be located at the rear portion of the lot, in the same approximate location as the existing portables. An existing 102 square foot P.E. shed would be removed and replaced with custom built storage sheds which will match the wooden fence screen. The new building would actually be approximately in the same general area as the portables, setback between 5' and 23' from the parking lot fence, an improvement over the portables, which were setback only between 2' to 12' from the parking lot on the east side of the property. The proposed 130 square foot education wing addition is small and would be added under the existing building eave. Staff supports the location of the proposed buildings in that it would be a minimal change from the existing conditionings on site and create a much more functional and accessible environment on the MdTL campus. Chapter 18: Parking The original use permit approved 53 spaces in the parking lot. The applicant's plans show a total of 55 spaces in the lot. No change to the existing parking is proposed. The current parking requirement for the church use is 1 space for every 4 seats, or 25 spaces. The current parking requirement for the school is 3 spaces per classroom for K-8 schools, or a total of 24 spaces for the 8 classrooms proposed on site. Total number of spaces required for the church and the school would be 49 spaces. The number of spaces on site (55) exceeds what would be required by current parking requirements. The "ancillary" uses related to the church (administrative offices, community meetings, etc.) would not be required to provide parking, as they would be able to access the existing spaces on site when church and the school were not in use. 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. The applicant has indicated that MdTL school enrollment will increase from the current 125 students to 175 students. The City approved a use permit amendment in 2008 allowing up to 200 students at the site with no required increase in parking. As such, the increase to 175 students would comply with the Use Permit (UP08-23) and parking.capacity remains sufficient. 0 Chapter 19: Signage The project proposes two new signs: replacement of the existing 5' x 8' monument sign for the Christ Presbyterian Church at the front of the property with a new 4' x 19' monument sign, and a new 18" x 15' directional sign to identify the parking lot entrance. The exact design and location of the directional sign has not been finalized. There is also an existing wall sign for the Montessori school on the education wing building (approximately 12 square feet), but no changes to this sign are proposed. There are no sign regulations specific to the PD zoning district. Table 14.19-2 in Chapter 19 (Sign Regulations) stipulates that for "other districts" not specifically listed, proposed signs should be in "compliancb with standards and provisions of the zoning district that is most similar to the subject zoning district." As stated on Page 5 of this staff report, staff has determined that the most similar district would be a residential zoning district (R5). Monument signs are allowed in all zoning districts, with a maximum height of 6 feet. The project is proposing to replace the existing monument with a new 4' high monument sign. Staff has determined that the proposed new monument sign complies with the parameters of Chapter 19, and the number of signs on site is minimal are appropriate for the location. As such, staff supports the proposed signage on site. Staff intends to process a separate sign permit for all signs on site as part of the upcoming Planning Commission review. 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: Creation of interest in the building elevation ➢ Pedestrian oriented design ➢ Provision of a sense of entry ➢ Encouragement of natural materials and earth tone/wood tone color ➢ The project size/scale should be analyzed as to the appropriateness to the existing neighborhood scale ➢ Variation in building placement and height ➢ Color and materials ➢ Landscape design Project design Staff has reviewed the 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 administration and education wing buildings; 2) the proposed exterior colors are unified throughout the existing building and the proposed additions; 3) the new wood slat design will help screen existing rooftop equipment on the admin wing building; 4) the architecture for the addition is designed to add interest to the site and reduce visual bulk by keeping the height low (16 feet), and using similar window types to reflect existing window design; 5) the roof overhang or "breezeway" design is incorporated into the new addition design, and 6) pavers have been added to the site to enhance walkways and create a strong sense of entry. Non -Residential Design Guidelines The following design criteria are applicable to the proposed project: • Landscaping • Pedestrian Circulation • Building Form • Entryways • Materials and Colors • Lighting The proposed project has been designed to be consistent with the Non -Residential Design Guidelines, in that: 1) the proposed changes to the existing landscaping will create a site with a well-defined path of entry for the church and the MdTL school. The existing lawn feature is nice to observe, but does not function as an optimal point of entry. The subject site has ample landscaping and existing trees. The proposed pavers would create an entryway and would be permeable, which would integrate well with the lawn area. While the site plan reduces the total landscaping on site by 5% (4,997 square feet), the project would create more usable pedestrian pathways, which is a balanced tradeoff; 2) the proposed permeable pavers will help create a pedestrian walkway to travel to and from the church and school, and also serve as a place to gather after services and other events; 3) the new additions are designed to complement the existing one-story admin buildings on the site, and new windows will match the design of the existing wood frame windows; 4) new entryways will be created, enhancing access to the site; and 5) materials and colors will all be coordinated to match existing colors. In terms of the last design criteria, lighting, staff is concerned that the proposed choice of the freestanding light fixtures may be more appropriate for a commercial area and would suggest a fixture that was designed to better fit the natural look of the site. The applicant has indicated that it is a common fixture used on school site and that the light would be directed downward and not cause excessive glare on the site. Staff requests that the Board comment on the following design elements: • Whether the project design has successfully incorporated design elements compatible with the existing church and existing administration building design; • Whether the proposed location of the admin wing addition should allow a greater setback from the west side property line; • Whether the proposed horizontal and vertical screening elements will enhance the existing building architecture; and • Compatibility of freestanding light fixture to existing building design elements and overall site setting. NEIGHBORHOOD CORRESPONDENCE Staff has received two comment letters on the proposed project from Mr. William Schroeder (617 Wakerobin Lane). Mr. Schroeder's comments, dated December 23, 2013, and April 30, 2014 are attached as Exhibit 3. Mr. Schroeder expressed concerns about the following: 1) prescriptive rights to use the driveway from Del Ganado Road to access the rear of 617 Wakerobin; 2) brightness and glare from existing lighting; 3) visibility of the solar panels; 4) health of trees on site; 5) impact from glare from new roof on the addition to the church administration wing; 6) impact of proposed new windows at rear of the church administration wing addition; and 7) review of the use permit for impacts from after- hours ancillary church activities. The applicant responded in writing to Mr. Schroeder's December 2013 letter (see Exhibit 4). In addition, the applicant held two community outreach meetings (November 6, 2013 and November 11, 2013) to present the proposed project and answer questions from the public. Staff called Mr. Schroeder to discuss his concerns about the project and offered the following responses: 1) the prescriptive right issue is a civil matter. As far as the City is concerned, the applicant has demonstrated that the use of the driveway is controlled by the church. Staff has informed Mr. Schroeder that until such time that he submits additional legal information validating his claim to prescriptive rights, staff would move forward with the application review. Staff has received no additional information from Mr. Schroeder; 2) the project would be subject to a 60 day lighting review as a condition of project approval. Also, the applicant has indicated that the property owner is willing to remove and/or replace the existing floodlights on the sanctuary building in order to reduce impacts on adjacent properties; 3) the installation of solar panels on the roof (done with proper permits in 2009) is not subject to design review and not part of this application; and 4) in terms of the issue of the potential impacts from after hour meetings on site, staff has determined that a use permit amendment is not required at this time, based on the description of existing ancillary church activities. Specific details about the rationale for this decision will be part of the upcoming Planning Commission hearing. Staff received no additional public comments in response to the 15 -day notice mailed out on May 17, 2012. CONCLUSION Staff supports the design of the proposed additions to the church and MdTL school. The applicant has considered the existing site constraints and designed a project that respects the architectural design components, scale, color, materials of the existing buildings on the site. In addition, the project also re- designs the existing landscaping to add a strong sense of entry by using permeable pavers to create pedestrian pathways to the church and school buildings. Staff requests that the Board comment on the following issues (as summarized on Page 2): • Whether the project design has successfully incorporated design elements compatible with the existing church and existing administration building design. • Whether the proposed location of the admin wing addition should allow a greater setback from the west side property line. • Whether the proposed horizontal and vertical screening elements will enhance the existing building architecture. • Whether the proposed freestanding lighting fixtures complement the prevailing natural setting and architectural styles. EXI4IBITS 1. Vicinity Map 2. Architect's project description and design analysis, dated October 15, 2013 3. Comment letters from William Schroeder, dated December 23, 2013 and April 30, 2014 4. Applicant's response to William Schroeder's December 23, 2013 comment letter 5. Freestanding Lighting spec sheet Full-sized plans, 11"x 17" plans/color renderings, and lighting spec sheet and photos of existing light fixtures on site provided to the DRB members only. cc: Andrew Davis, Davis Maury Architecture Studio William Schroeder X20 Del Ganado fir. -,}• `�, .� :t , ,.�.� _ ',, '�' -,;-; �•.' IZO 14 . �-+`��`}��a7 ~' -^:OM1 �'4 -_-''' �� •� ":i���e _ `t y'tix � "�±jEy�'±, �-.x��� . M1'Y 14 M N SCALE 1: 1,278 Lou o too 200 300 FFET � A EXHIBIT 1 SPACE architecture + planning San Rafael Community Development Department Planning Division PO Box 151560-- San Rafael, CA 94915-1560 RF -C' IVED 415.485.3085 OCT 1 Christ Presbyterian Church & Montessori de Terra Linda PLANNING 620 Del Ganado Road San Rafael, CA 94903 RE: Design Review Application, Site & Building Improvements October 15, 2013 Dear Community Development Department, Christ Presbyterian Church, owner of 620 Del Ganado Road, and Montessori de Terra Linda who lease a portion of the subject property are jointly submitting this planning application for improvements to the buildings and grounds at 620 Del Ganado Road. We are providing this letter to explain our design approach, and identify the existing and proposed uses of the buildings and ground for your use and reference as you review the project. The Presbytery of the Redwoods - currently the Christ Presbyterian Church (CPC) - constructed the existing Sanctuary with the attached Administration Wing as well as the Education Wing in 1956. Designed by the San Francisco office of Campbell & Wong, the buildings feature gabled, heavy -timber type roof frames and a modern building vocabulary, similar to the Eichler homes in the surrounding Terra Linda neighborhoods. In 1970, CPC reduced its Sunday School and Adult Ed programs, and Montessori de Terra Linda (MdTL) began its tenancy in the Ed Wing. In 1981, the original parcel was subdivided, leaving the Sanctuary, Admin Wing and Education Wing on one parcel, and the newly created parcel to the north was used for construction of Marin's Lifehouse Community Living Program (CLP), a non-profit housing program for adults with developmental disabilities, which is CPC's outreach mission. The remaining buildings and site together act as a campus, interconnected with the surrounding residential neighborhoods to the east. This campus is part of a larger group of public amenities located at the intersection of Del Ganado and Freitas Parkway, which include a shopping mall, a fire station, a community center, and a public swimming pool and park. Over the years, improvements to'the site include office additions for both the Admin and Ed Wings, and installation of two portable classroom buildings. Now almost 60 years old, the original structures no longer meet either CPC or MdTL's current needs, nor do they meet current Code requirements. In addition, a large portion of the site paving structures are failing and a hazard, and the foundation of the older of the two portable classrooms is failing. The most basic motivations behind the current project are to bring the facilities up to compliance with Building Code, ADA, life safety, and State of CA Child Care Licensing standards requirements. CPC is housed in the Sanctuary and Admin Wing and surrounding grounds. This portion of the existing campus functions not only as a place of worship but as host for numerous outreach 1414 4`h Street #2008, San Rafael CA 94901 * tel 415.258.9100 *fax 415.258.9191 EXHIBIT 2 SPACE architecture + planning programs and services. Spaces in the Admin Wing as well as the Sanctuary itself are used for CPC's programs including Sunday School, Bible study, Youth Group, and Game Night; as well as its wider community including Boy Scouts, AA and the Terra Linda Homeowners Association. Their homeless outreach program has been relocated offsite; members of the congregation donate time and services to the Winter Rotating Emergency Shelter Team at the Marin Health and Wellness Campus located on Kerner Boulevard in San Rafael once a week from November to April. MdTL has leased the Ed Wing and surrounding grounds since 1970, and over time has added two portable classrooms to better serve its community needs as the school took root. MdTL offers a preschool through sixth grade Montessori education at a reasonable fee for the children of Terra Linda and the surrounding areas. Currently, the school's core program consists of one Pre - Primary Classroom (2 year olds); three Primary Classrooms (3, 4, and 5 year olds); two Lower Elementary Classrooms (grades 1, 2 & 3) and one Upper Elementary Classroom (grades 4, 5 & 6). In addition, the school offers before -care and after-care programs to better serve their community, especially working parents who need their children cared for before and after normal school hours. Until fall of 2012, CPC and MdTL shared some meeting rooms and a classroom in the Ed Wing, at which time both parties agreed to fully separate their main functions. Due to this change, CPC is seeking to construct an addition to house its Pastor's office and Administration functions, and the existing offices in the Admin Wing will be converted to small meeting rooms and a toddler care room to house its community and educational functions. These meeting spaces will also serve groups who currently meet in the Sanctuary since this is a less than optimal meeting space for the needs of smaller groups. CPC does not plan to intensify its use of the buildings and grounds - the additions are intended to house programs already occurring on their site as part of CPC's normal function as a place of worship and a center for the surrounding community. The addition is proposed at the northern end of the existing Admin Wing so that it does not obscure the appearance of the Admin wing and Sanctuary from the public way. The rear yard was examined as a possible location for the addition, but is too constrained by the current structures and the utility easement, and construction in this zone would be in conflict with the existing drainage swale which parallels the rear yard pedestrian path. MdTL is seeking to reorganize their use of the Ed Wing and surrounding grounds, and to replace two portable classrooms with a permanent classroom building to better support their children's educational needs. The school proposes to increase over time their enrollment from 150 students to a permanent maximum of 172 students, even though a maximum of 200 students is allowed in the current Use Permit. Given the constraints of the existing site, 172 students is the maximum the school can serve while keeping true to the principles of the Montessori educational approach as well as State of CA Child Care Licensing spatial requirements. MdTL's current lease with CPC extends to 2029, and includes financial penalties in the event the school's enrollment exceeds 172 students. The proposed expansion is the result of the school's effort to finalize a sustainable program and to better serve their community by providing the space for the children in the lower grades to continue their education through 6'h grade at MdTL. The two portable classrooms will be removed from the site and replaced with a new permanent classroom building, representing a modest net increase in building area of 1,762 square feet. The increase in area not only facilitates the ability for the lower elementary students to continue through 6th grade, but will provide spaces better suited to meet their children's needs in all aspects of the MdTL program. For example, one of the portable classrooms currently houses Pre -Primary lunch,. Art, Staff & Teacher Support, and the Movement class, and the proposed reorganization will 1414 4'h Street #200B, San Rafael CA 94901 * tel 415.258.9100 * fax 415.258.9191 SPACE architecture + planning provide dedicated spaces for these needs. Inside the Ed Wing, the Administration offices and restrooms will trade locations so that the Administration will be oriented to the school's front entry, and the restrooms will be located where they can be easily accessed by both CPC and MdTL as they will be shared by both organizations. Sharing the restrooms was an important mutual decision by both organizations and allowed CPC to reduce their scope of work and the impact of larger additions on the site as they do not have to construct their own separate Code -compliant restroom facility. The proposed site improvements will make outdoor spaces that will make better use of the existing site features in support of CPC and MdTL's functions. In conjunction with this, open wood -slat screen structures will be added to the existing Admin Wing and Ed Wing as well as integrated with the New Classroom building to provide shade, support climbers like Wisteria, and to unify the campus. The eastern/rear of the site is bounded by a 20 -foot wide utility easement which includes a public walkway with outlets on Del Ganado to the west and to Wakerobin Lane to the east, and this path as well as other publicly utilized access routes across the site will be maintained by the proposed site improvements. The site work around the Admin Wing and Sanctuary consists of a new formal approach to the Sanctuary and large paved landings which strengthen the pedestrian paths across the site while providing space for outdoor functions such as after -service gathering and special functions such as weddings. The landscape improvements proposed around the Ed Wing and New Classroom building consist of reorganizing the existing main entry path and play yards to provide a single play yard that will meet State of CA Child Care Licensing requirements and which will provide outdoor play and education spaces matched with the adjacent interior functions. In general, the school is downsizing the amount of space dedicated to bark -mulch and prefab play structures to construct "natural piayscapes" which will emphasize natural materials and open-ended play options to encourage more creative and imaginative play. Raised -bed planters for growing vegetables will be included in this playscape. Lastly, the existing parking lot will be restriped to correct the current design flaw. The current lot is designed for clockwise travel, which creates a conflict for entering and exiting cars at the Del Ganado entrance, and the redesign will eliminate this conflict. Less than 500 square feet of new AC paving will be required for this change and the overall parking boundary will remain as it is currently configured. A'combination of angled and parallel parking is proposed to bring the travel aisles into compliance with current San Rafael Parking Standards. Respectfully, r Andrew Davis project architect 1414 41" Street #2008, San Rafael CA 94901 * tel 415.258.9100 * fax 415.258.9191 643 Dei Ganado Road San Rafael, CA 94903 415-472-4759 415-472-7819 fax sctuoed@sbcglobal.net o William Schroeder & ASS®C1ateS Land Surveyors December 23, 2013 RECE ED Caron Parker City of San Rafael .IAN 0 8 2014 100 Fifth Avenue PLANNING Rafael, CA 94901 We are writing to you with our concerns about the proposed development plans for 620 Del Ganado Road, San Rafael, CA. We are William and Christine Schroeder and we have owned the residence at 617 Wakerobin Lane since 1978. We lived there for 13 years then moved to a larger Terra Linda home to raise our growing family and six months ago moved back to begin our transition into retirement. We have had a long relationship with Montessori de Terra Linda (MDTL) and the church property. Christine was the gardener for MDTL for 25 years and for a short time the church as well. All three of our children attended MDTL for preschool and elementary education. Much of the landscaping around that property was the work of Christine, especially the apricot tree and "pastors plot" adjacent to the rear of our residence. My land surveyiing business is across the street from the proposed development and has been for 12 years. About a year and half ago we heard rumors that the church might not be in the best financial condition and was considering selling the property for a condominium development. As that would impact our planned return to Wakerobin I went to see the pastor, Linda Lane-Bortell. She told me that was not imminent as they had just signed a new lease with MDTL. She also said that they would need to build a new "Sunday school room". I requested that she include me in discussions about new development on the property not only as a concerned neighbor but as a professional land surveyor skilled in evaluating land development issues. I offered to provide professional land surveying services on a pro bono basis. Sadly, they never contacted me and that is one of most upsetting aspects of this plan. Not only did they not include us but we only learned of the plan when they announced their informational meeting a month after submitting the plans. We attended the first meeting and asked for copies of plans but were denied. After seeing the plans at the City I called the architect and asked for a short private meeting at their next informational meeting; he called me back three days after that meeting took place. Now we hear from friends in the church -that we are described as "totally uncooperative and threatening to sue the church." We don't like that characterization, especially since it was the church that chose non-cooperation from the start. EXHIBIT 3 We have significant health, safety, design and planning issues with the plans presented to the Planning Department which we will address partially in this letter and in subsequent meetings. At this time we are chiefly concerned with the church improvements On page A2.1 we see a 265 sq. ft. meeting room with a courtyard oriented towards us. The pastor said they will have twelve step meetings there. We are not pleased with the idea of large numbers of people talking and smoking outside that room. We think that all of the contemplated uses of the entire property should be discussed and addressed formally in a review of the use permit for this property. We feel that the residential development on the other church parcel is a model for this proposal in that the rear of those buildings are very plain and the use, noise and commotion of the property are focused on the interior and front portions of the property. This proposal not only creates new and higher uses of the property but also reorients much of the current activity to the rear of the property much to the detriment of the adjoining residents. The two 40" pine trees behind the admin wing are unhealthy; they are also heaving the walkway and creating a tripping hazard. We are not comfortable with these large unhealthy trees looming over our pool and home and we do not think they should build a "sunday school room" underneath there. The proposed addition over the driveway would leave only a four foot pedestrian path which is overgrown with Privet trees which will have to be severely cut back or removed. This along with other planting removals will reduce the buffer -between our properties; we will need to plant a hedge to buffer that but the only place for it is on church property. The plans do not address the lighting of the new buildings. The current lighting of the property is already.excessive. The lights on the sanctuary are very high and shine directly at us. They not only cause us to shutter all windows at might but we also have to close all interior doors as the skylights transmit the church lights into the rooms and out into hallways. The room you are in always has the skylight glowing and this is affecting our sleep. We think that any new buildings should be lighted so as not to affect the neighbors and that the lighting on the existing structures should be drastically reconfigured. Sheet A3.1 shows the elevation facing us and others on Wakerobin Lane and depicts what 1 would describe as a hodgepodge of roof lines and architectural treatments. The existing admin wing has ridged roofs that remain and are flanked by slatted screens and a new flat roof building. We think this needs significant rethinking. We are.concerned about the industrial appearance of the rear of the solar panels, especially when illuminated at night. We think that whatever design results there should be some treatment such as a vertical slat array applied to the rear of the solar panel to improve its appearance. On sheet T2.3B the side setback for the proposed admin addition is listed at 2'2"; tlus is an extremely small setback and completely out of character for any parcel in this neighborhood. I question whether it is even accurate. The various site plans show our fence as being appoximately two and a half feet onto the church property; for that to be true the property line would have to be in our swimming pool. That depiction is also at odds with the recorded subdivision map for the church property. The applicants should have a proper boundary survey performed and recorded to verify their site plan and proposed setbacks. That survey, when recorded, should show our prescriptive rights to the driveway as a known condition of title. While we have concerns and issues with many aspects of the proposed development there is one aspect that affects our property rights, and that is building on the driveway and ending our use of it. We have used that driveway for over thirty years; our gardening and pool contractors have also continuously used it, among others. We have planned uses of our property which require continued use of it; we recently used it to deliver a large hot tub which would not have been possible by any other route. As a professional laird surveyor with over 1900 Marin County land surveys under my belt I can assure you that we meet all of the criteria for a prescriptive easement over that driveway; a prominent Marin County land use attorney agrees with me. This situation highlights the failure of the church to at least speak with me before submitting their plans; as a consequence we have bypassed the discussion stage and moved directly to the prospect of litigation as the perfection of our prescriptive.easement would require court action to preserve and protect our right of use of the driveway. We are not happy about that and no one should be happy with the prospect of a lengthy and costly quiet title legal action. We do not think the planning department should consider or approve plans to build on land where the right to build is questionable at best. From the beginning, before there were any plans, we offered cooperation and we are still open to cooperation. We hope and trust that the planning approval process will take seriously our legitimate concerris and that a workable solution can be found. Sincerely,c William and Christine Schroeder Caron Parker From: Bill Schroeder <schroed@sbcglobal.net> Sent: Wednesday, April 30, 201410:55 AM To: Caron Parker Subject: 620 Del Ganado Road Hi Caron I'd like to update two concerns I expressed in my previous letter: I thought the 2 foot side setback is too small and I still do; along with that I thought the site plan was in error and it was. The surveyor who did the survey contacted me and sent a revised map; it doesn't show any monumentation to verify the work and he said there was "very little to go by out there." I still think they should do a proper boundary survey and record it. The survey does not show our residence or any others; I think they should be surveyed in and shown on the site plan. I think an accurate cross section showing our residence and pool in relation to the proposed structures should be required, especially since they propose a painted metal roof slanted towards us. I wrote before that the two large pine trees nearest us along the pedestrian path are in poor health and are heaving the path and threaten our pool and residence and that at a minimum no new structures should be built below them. Since then a large branch, approximately 8" in diameter, has broken off the nearest tree and crashed onto the path. I retrieved the branch and it is thoroughly rotten and bug infested. There are other large branches with a similar appearance, I have no doubt that an arborist would call for their immediate removal and I request that you make arborist reports on all trees near their proposed structures be required before their plans can be deemed complete and that all adjacent residences be shown, by survey, on the project site plan. Thank you for your consideration, William. Schroeder, PLS William. Schroeder & Associates, Land Surveyors P.O. Box 6801 San Rafael, CA 94903 415-472-4759 472-7819 fax RE' SIPONSE OF CHRIST PRESBYTERIAN CHURCH TO NEIGHBOR CONCERNS Prescriptive right to use of driveway. Bordering the Church driveway and running along the back of offices is a public easement/walkway. Church plans have no impact on the walkway, which will continue to be. available for public use. The Church's driveway is private property and the church has actively taken steps to prevent unauthorized use. Use of the church's driveway presents insurance liability issues and is unacceptable. As such on numerous occasions, and all instances when he has been observed by Church staff, Mr. Schroeder's pool maintenance person has been refused entry or been asked to leave. Lighting. The Church actively seeks to conserve energy and reduce its monthly power bills: As such outside lighting is turned off when the church is vacant. However, the public access pathway is dark and difficult to walk in the evening. Furthermore, leaving the public access pathway completely dark risks "attracting a nuisance", from graffiti and other vandalism to other disturbances. Solar Panels. Solar panels were installed in June 2009 with appropriate permits. Complaints that their cuirent condition is not aesthetically pleasing should have no impact on approval for new construction, as the solar panels are not part of the current project. 4. Trees. The Church actively prunes and manages landscaping. And all trees and plans are in a healthy state. New roof on administrative building. The proposed new roof is not scheduled to be painted metal; it is called to be modified bitumen. The roof finish will not have a `glare' problem. Furthermore, the roof will not be visible from 617 Wakerobin or adjacent properties as it will be contained by a low parapet that is 12' above the grade. Proposed windows. A new fence will be installed between the proposed new rear window (to be located on the ground floor of the admin building) and 617 Wakerobin, eliminating any privacy concerns. 7. Use Permit. EXHIBIT The Church's use permit is not up for amendment at this time as the proposed remodel will not change the nature of the approved use on the site. Nevertheless, the Church has served the community by providing space to Alcoholics Anonymous for most of its fifty-seven (57) year history. As a church, our mission is to help and support those seeking healing and wholeness. Two years ago the Church temporarily discontinued hosting AA due to lack of available space. But with the new space, as part of its mission., the Church hopes to host AA again. During the many decades that the Church has had AA meetings on-site, no break-ins of neighboring homes or other complaints from neighbors have ever occurred. Albertslund Maxi Post ALB -MAX -PT -LED Product description Design lens M©ber-Jensen PRODUCT SPECIFICATION 34.7" n Concept The fixture emits symmetrical glare -free light directed downwards. The top shade helps direct the light downwards and prevent light from being emitted upwards. The white painted reflectors result in diffuse and comfortable light distribution, Finish Graphite grey, grey, white or natura4 painted aluminum, powder coated. Material Top shade: Die formed fiber glass. Enclosure: Injection molded clear polycarbonate. Anti -glare ring (HiD): Injection molded polycarbonate. Heat sink (LEO): Dle cast aluminum Base: Die cast aluminum. Struts (HID): Stainless steel. Struts (LED): Aluminum. Mounting Post top: Mounted on dual round aluminum (DRA) or round straight aluminum (RSA) pole Weight Max. 43 lbs. Label CULLS, Wet location.l8EW. Product Code Light source Voltage Finish Electric shock protection cl. Transill to pole Options LB -MAX -PT 1/150W/MH/EO-28 mogul 120/277V GRAPH NOT APPLICABLE T-DRA-5"-3" DIMMING 1/250W/MH/ED-28 mogul 120.277V GREY SURGE PROTECTOR T -RSA -4.5" DYNADIMMER 112W LED/30008 NAT PAINT ALU NOT APPLICABLE 112W LED/4000K WHT Spec ificationnotes a. 150W variant with T -RSA -4.5' pole only provided with one 120-277V electronic ballast to be mounted In the pole b. 150W varlant with T-DRA-5"-3- pole only provided with one 120/277V F -can style ballast to be mounted in the pole c. 150W variants with T-R3A-4.5' pole can be provided with Surge Protector, Dimming, Surge Protector with Dimming. and Surge Protector with Dynadimmer' as options d. 250W variant provided with one 120/277V F -can style ballast to be mounted in the pole e. LED variants provided with two 120.277V integral dimmable electre lc drivers f. LED variants with T -ASA -4.5" pole can be provided with Surge Protector, and Surge Protector with Dynadimmer" as options MIS Infonc Les I, Enclosure is O.V. stabilized polycarbonate. II. Anti -glare ring on white metal halide variant is translucent polycarbonate. ill. Anti -glare rings on LED variants and non-white metal halide variants are painted to match finish. IV. For polo selection refer to Pole page. V. The comparable Eu version has the fallowing classiflcadon. Ingress Protection Code: IP66. VI. LED technology is rapidly changing. Specifications are based on present technology. For most up to date specifications see www.louispoulsen.com. VA. All LEO wattages are system power. VIII. Oynadimmer" will be programmed at the rectory. Programming information required from the customer Is available in the specification sheets. V3 EXHIBIT 5 Albertslund Maxi Post ALB -MAX -PT -LED Material description NDTES., LEDTKHNCLOGYiSRAFIDLYCHAWWI LEDSARE MADE INLOTS AND SORTED INTO BINS BASED ONWAVELENGHTS RANGE571{ATACHIEVE COLORS. PRODJUSOFDEFEDAT0IFFERENTTINES MAY N9T HAVETHE SAMIECOWR APPEREANCF 0 34.7" t ELECTRICAL POWER PACK PROVIDED WITH LUMINARE FOR MTALLAT10N IN T -RSA 45' POLES WITH NStDE DIANETER OF 4114' PRODUCT SPECIFICATION HIGH PRESSURE N1] LDED FIBER GLASS TOP SHADE WITH POWDER COATED FINISH EXTERIOR LU KE, GREY, NATURALPAINTED ALUMNUMOR GRAPHITE GREY) AND HIGH REFLECTANCE WHITE PANTED INTERIOR (SPECIFY) (3) STAINLESS STEEL HEX CAP NUTS WHITE PLASTIC UPPER REFLECTO R (3) ALUiVNUM CONNECTING STRUTS WfT H POWDER COATED FINISH WHITE, GREY, NATURAL PANTE D ALUMNUM 0R GRAPHITE GREY) LED ALUMINUMREFLECTOR KE CTIDN ND LDED CLEAR U.V. STABILIZED POLYCARBONATE ENCLOSURE DRECA5TLUI4B,IUMHFAT-qw WITHPOWDER COATED FINISH EXTERIOR (AA-ITTE, GREY, NATURAL PAINTEDALUMNUM OR GRAPH TE GREY ):MTD HIGH REFLECTANCE%WI`E PAINTE D f.4TERIOR 48 W LE0, CCT 3000( 0 R 40WK (UPPER) 48 W LED, CCT3000K 0 R 4000K ([.OWER) 012 W SYSTEMPOWER CONSLWTION) OPAL POLYCARBONATE LED DIFFUSER WHITE ALUMINUM LOWER REFLECTOR (2) ELECTRONIC DIMVABLE DRIVER FOR 120 -UN OPERATION (0-I0V DIMMISIG) W, 213 vout5en Louis Poulsen Lighting 13260 Meridian Parkway I FL 333311 PM954-349.25251 Fax: 954.349.255D I loulspoulsen.com DIE CASTALUMINUMTENONSUPPORTAND III LUMINAIRE BASE FORSUP FITOVER A 3" O.D. ' X3 3/4" LONG TENON WITH POWDER COATED l FMH ¢fa1-TTTE, GREY, GRAPHITE GREY OR I NATURAL PANTEDALUMNUf4 AND SECURED WTTHTWO 1147205ETSCREWS COMPATIBLE WITH PSA 4,-;" AND DRA 5"-3" STANDARD POLE SURGEPROTECTORWTTHI0X"CURRENT ` RATNG (PROVIDED PER REQUEST) W, 213 vout5en Louis Poulsen Lighting 13260 Meridian Parkway I FL 333311 PM954-349.25251 Fax: 954.349.255D I loulspoulsen.com Albertslund Maxi Post ALB -MAX -PT -LED Light Measurements Photometric Re OfL-AL6-MAX-7-if2W IED PRport Ha: 8173357 PmLwn Repan No: ALE -MAX -FT -112i4 LED Lumalaire: ALBIP,T511i;40 hlrJ3 Lamp,.11 Pp' LED/3000K DMIption: All dais shvtn tie pct 4224 lumens. This leperl can be used fol wlmla4an an A versdom kled below. Use 9nly Zde211umen dalo calculaP.ng, a le .r1U b i 2 Vercal !e Car+:ela D 55s 5 624 15 509 25 671 35 752 45 767 50 702 155 662 T5 330 90 102 120 (ID 150 0 ISO 0 Zorn Lurnens Lam % +ywre 0-211 197.53 HA 4.70 0.b 01254HA 1210 0.40 110.7.53HA °630 0.50 2613s6 xA 61.w 0.50 369262 HA tr7Jlh 0.90 38311 t HA 9210 1x90 3541.19 HA 92.99 X60 911-1t NA 21.10 20-50 163238 H.A 79.10 60-70 216U5 HA 61-30 63A0 105207 HA 25.60 ?"a 415-13 HA 9.60 6490 190.59 HA 4.70 43-11D 195-T1 HA 4,60 911-120 2MBS xA 459 9} I a2 315.6c HA 7,.%q} I so 34226 WA 7.94 99-186 31250 HA 7.90 1tooa0 137.15 NA 3.20 0.160 1 -MA.07 WA 100.00 PRODUCT SPECIFICATION Luminaire Lumens UplipM X463 . 97` , louID `lee 80 . ,S Back - Front LUMUtAIRE CLASST-IrATIOH SYSTEM (I -CSI Total 4234,1 KA lcluz BUG Rating B2 -U3 -G7 Ii�71.13 713 Louts Poulsen LlghtIng 13260 Merldlan Parkway 1 FL 333311 PH:954.349-2525 1 Fax: 954-349.2550 1 louispoulsen.ccm Lurxns % Lamp % Lur maim FL- Finn; -Law ("o) 201-0 NA 0-2 FM - F=t-. Cediu . (30-00) 1003.1 NA 25.2 FH - Front-Wqg (00-89) 340.3 NA 12-11 FVH-Front-VeryHlgh(80.90) 98.0 NA 2.3 BL-Back-Lotr(0-30) 2S7 NA- 5-9 BM-Bark-Medum [30-80) 1034.9 N.A. 24.6 BH-E-"igh(60.80) 547-8 N.A. 129 BVH - Bark -Very High(W-99) 100.0 NA- 2.4 UL - UpfigM4_ow (90-100) 1037 NA. 2.5 UH - Upllgh.-High (100-180) 719.1 NA- 5-4 Total 4234,1 KA lcluz BUG Rating B2 -U3 -G7 Ii�71.13 713 Louts Poulsen LlghtIng 13260 Merldlan Parkway 1 FL 333311 PH:954.349-2525 1 Fax: 954-349.2550 1 louispoulsen.ccm