HomeMy WebLinkAboutDRB 2017-02-22 #6SAN RAFAEL
Meeting Date: February 22,2017
Case Numbers: CDR17-003
THE CITY WITH A MISSION
Project Planner: Alan Montes -(415) 485-3397
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1833 and 1835 Fourth Street (Shell Fueling Station)-Conceptual Design Review for a new
gas station and convenience store on two adjacent downtown parcels: 011-231-24 and 011-
231-25; West End Village (WEV) Zone; Muthana Ibrahim, Applicant; Nick Goyal, Owner; Case
Number: CDR17-003
PROPERTY FACTS
Location
Project Site:
General Plan Designation
WEV
North:
South:
East:
West:
Lot Size
Required:
Existing:
Height
Allowed:
Proposed:
Parking
Required:
Proposed:
WEV
HDR
WEV
N/A
6,000 sf
14,543 sf
36'
25'
10
8
Landscape Area
Required: N/A
Existing: 2,800sf (19.3%) approx.
Proposed: 2,057sf (14%)
Tree Removal
Total(NO.lspecies): 5
Requirement: N/A
Proposed: 10 new trees
Zoning Designation
WEV
WEV
HR1.8
WEV
N/A
Lot Coverage
Standard: N/A
Existing Land-Use
Gas Station &
Convenience store
Commercial/Office
Residential
Restaurant
Fourth Street
Proposed: 5,166 sf (35%)
Floor Area Ratio (FAR)
Allowed: 0.70
Proposed: 0.18
Setbacks
Reguired
Front: NR
Side(s): NR
Ext. side: NR
Rear: NR
Existing
N/A
N/A
N/A
N/A
* Measured from established exterior finished grade elevation to mid'point of a sloped roof.
Pro~osed
N/A
N/A
N/A
14"
SUMMARY
The project is being referred to the Design Review Board (Board) for concept review to allow the
replacement of an existing gas station and convenience store. When the project is submitted for formal
review, it will require an Environmental and Design Review Permit for a newly constructed commercial
building and Use Permit for a newly constructed gas station. The Planning Commission (Commission)
will act on the proposed project with the recommendations from the Board.
As necessary for all projects requiring a Planning Commission-level Environmental and Design Review
Permit, the applicant has submitted for conceptual design review to allow the Board to provide early
design comments on the proposed project. The Board's recommendations should be considered by the
applicant for incorporation as revisions to the 'project design prior to formal submittal.
This item is somewhat unique as it has already been brought before the Commission to gather a policy
interpretation, which is discussed in the background section of the report. The Commission provided
their support for the tear down and reconstruction of a nonconforming use ; given the condition that it be
an outstanding design. Planning staff requests that the Board review this report and provide
recommendations on the project's compliance with all pertinent design criteria .
Architecture
• Whether the new building is well designed.
Materials and Colors
• Whether the "Distant Grey" and "Steel Wool" color scheme is appropriate and blends in with the
neighboring structures in the West End Village.
Landscaping _
• Whether the amount and type of landscaping is adequate and appropriate for this location.
Trash Enclosure
• Whether locating the trash enclosure along the Fourth Street property line is appropriate.
Building Location
• Whether it is appropriate for the project to locate the entrance towards the parking lot and not the
street.
BACKGROUND
Site Description & Setting:
The site is composed of two downtown parcels , in a triangular shape, located at the intersection of
Fourth St. and Second St. The site is flat with a combined parcel area of 14,500 sq. ft.
History:
The site obtained an Environmental and Design Review (ED) in 1972 for the construction of a new gas
station. In 1975 the site obtained a Use Permit to add a film kiosk. Between 1975 and 1993 the gas
station had several Design Reviews Permits and in 1992 the gas station obtained a Use Permit (Exhibit
3), to sell packaged goods out of the existing building on the site.
On September 16, 2016 the applicant submitted a pre-application to tear down the existing gas station
and convenience store with a new larger gas station and convenience store. During the pre-application,
it was found that the zoning had changed in the mid-2000s and that a fueling station is not an allowable
use in the WEV Zoning District. Staff found some ambiguity in the non-conforming provisions of the San
Rafael Zoning Ordinance (14.16.270) that warranted a determination from the Commission. With
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Staff's recommendation the applicant submitted for a letter of determination to go before the Planning
Commission to seek input on whether the continuation of a non-conforming use, gas station, could be
allowed to conHnue even if the structures on the site are demolished and rebuilt, prior to their submitting
a formal application. On January 10, 2017 the item was brought before the Commission. The
Commission had a very thoughtful and detailed discussion. Ultimately, they all felt it made sense for the
site to be a gas station, but were stuck on whether there was procedurally, the right tools for them to
allow it without having to amend the General Plan or Zoning .Ordinance. Ultimately, the Commission
found that since there was an old Use Permit for the convenience store, a slight intensification would be
allowed, but would need to comply with parking requirements. They also made it known that this site is
a key gateway site and would expect any redevelopment to be an extremely high quality design with
lots of landscaping.
PROJECT DESCRIPTION
Use: The proposed use is a gas station with a convenience store. The use would maintain four (4) fuel
pumps, no increase in intensity, and an expanded convenience store, approximately 2,650 sq. ft. of
which 1,745 sq. ft. will be used for retail. The retail square footage of the convenience store will be
increasing by 1200 sq. ft.
Site Plan: The project proposes to construct the fueling canopy in the center of the site and the
convenience store along the east property line. The landscaping improvements are going in similar
locations that are currently landscaped, but with modifications to the planters. The curb cuts are
proposed to be modified, but will be located in similar locations to the existing curb cuts.
Architecture: The proposed one-story, 2,650 square foot building's exterior is proposed to consist of a
smooth finish cement plaster painted in a light gray color (Distant Gray), 6"x24" concrete tile paneling
along the lower quarter of the building in a medium gray color (Bluestone AV203 Pennsylvania blue)
paneling along the lower quarter of the building, a concrete plaster finish for the cornice (Distant Gray).
The awning along the front of the building will be a smooth finish cement plaster painted in a medium
gray color (Steel Wool) and will overhang the large storefront windows. The design includes an entry
tower, which blends in with the rest of the building by matching materials and design. The single story
building will be 20' in height and the tower will reach a maximum height of 25'.
Landscaping: The current landscape proposal reduces the landscaping by roughly 800 sq. ft. (5%)
and includes the removal of five (5) trees and mostly grass turf areas. However, the new landscape
plan will plant ten (10) new trees and provide a significant amount of new ground cover compared to
what currently exists. The new trees include Muskogee Crapes (5), Strawberry Trees (4), and a Tricolor
European Beech (1).
Lighting: The applicant hasn't provided any lighting details at this time, but there are six (6) proposed
wall lanterns along the exterior of the convenience store.
ANALYSIS
General Plan 2020 Consistency:
The follow General Plan Policies are relevant to the design aspects of the proposed project:
LU-12, Building Height. Recognizes established height limits for specific zoning districts.
• This project meets Policy LU-12 in that the proposal will not exceed the height limit of 36', as the
highest peak is at 25'.
NH-42, West End Village. This policy also encourages parking in the area to be screened with
landscaping and that parking lot entrances should be on side streets where possible.
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• The project partial meets the intent of this policy in that the majority of the parking spaces will be
located under landscaping and will be mostly screened. However, given the site constraints and
use parking entrances cannot be located off side streets.
NH-43, West End Village Design Considerations. This policy encourages that the West End Village
should create and maintain a distinct Village identity, by having active sign programs, maintaining the
historic feel of the community, and respecting the low scale development of buildings by limiting
buildings to one (1) to three (3) stories.
• Staff finds that this project meets the intent of this policy by maintaining a low-scale
development and trying match the design elements within the district (i.e. smooth plaster
facades).
CD-19 Lighting. This policy requires the evaluation of adequate site lighting for safety purposes while
controlling for excessive light spillover and glare.
• The current conceptual plans have not provided a lighting plan. Staff is looking for any input
provided from the Board.
CD-21 Parking Lot Landscaping. Requires parking lot landscaping to control heat build-up from
pavement, reduce air pollution, provide shade cover for vehicles and soften the appearance of the
parking lot.
• The plan calls for new tree plantings along the ends of the parking areas. Staff finds that the
new plantings meet the intent of the policy.
Zoning Ordinance Consistency:
Chapter 14.05 -Base District
14.05.010, Specific Uses (West End Vii/age). The WEV is intended to be a unique and desirable place
to shop and live. A variety of goods and services is encouraged, ranging from one-of-a-kind shops,
neighborhood-serving offices and services, family and youth-oriented entertainment activities, and
restaurants. New parking areas are strongly encouraged. Limits on drive-up facilities and late-night
activity protect the livability in the West End Village, and promote an attractive pedestrian setting. New
development in the West End Village should complement the older buildings in the district.
14.05.22, Land Use Regulations. A gas station is not an allowed use in the WEV District. However, the
existing gas station is a legal non-conforming use, as it was established when a gas station was an
allowed use.
Chapter 14.16 -Site and Use Regulations
Section 14.16.025, Refuse enclosure requirement. A refuse storage area is required and for that area
to be adequately screened from view.
• The current proposal places the refuse enclosure north-west of the proposed building and
adjacent to the Fourth st. sidewalk. The enclosure is proposed to be screened by two (2)
Muskogee Crape trees placed north and south of the enclosure and one (1) Strawberry tree to
the east.
o Staff Comment. Staff has concerns that the enclosure is too close to the Fourth St.
right-of-way and that Second St. side may be a more appropriate location.
Section 14.16.227, Light and Glare. The proposal at this time hasn't submitted any lighting details.
However, this code requirement necessitates that colors, materials and lighting shall be designed to
avoid creating undue off-site light and glare impacts.
• Staff is looking for the Board to provide any helpful feedback on this item.
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Section 14.16.243, Mechanical equipment screening. All mechanical equipment is required to be
located on a rooftop or in a yard, screened from public view.
• The current proposal locates the electrical service cabinet inside the building with exterior
access off the south end of the building .
o Staff Comment. The proposal complies with this code sect ion .
Section 14.16.270, Nonconforming structures and uses. As mentioned earlier in the report the existing
gas station is a legal nonconforming use. During Pre-application review staff recommended bringing the
item before the Planning Commission to make a policy determination as to whether or not to allow the
rebuild of the gas station. At the Commission meeting, it was determined that the use could be torn
down and rebuilt as it has an existing use permit and the fueling station will not be increasing in
intensity (no increase in the number of pumps). The Commission highly encouraged the applicant to
provide exceptional design with the remodel.
• Staff Comment. The Commission provided their support for the tear down and reconstruction of
a nonconforming use; given the condition that it be an outstanding design .
Chapter 14.18 -Parking Standards
Section 14 .18.040, Parking Requirements. The site is required to provide ten (10) parking spaces.
Three (3) parking spaces for the gas station and an additional one (1) parking space for every 250
square feet of gross retail area is required . The proposed retail area is currently 1,743 sq. ft . and is thus
required to provide 7 parking spaces for the retail aspect of the business. In order to meet the parking
requirement, ten (10) parking spaces , the size of the retail area will either need to be decreased or the
landscaping on site will need to be reduced or modified.
Section 14.18.100 -Parking space dimensions. All proposed parking spaces comply with the minimum
parking space dimensions for the downtown of 8.5 ' by 18'. The parking spaces take advantage of
section 14.18.130(E) which allows for a two (2) foot overhang into landscaped areas.
Section 14 .18.160 -Parking lot screening and landscaping. Parking areas are required to be screened
from the right -of-way through the use of landscaping and to provide canopy trees for every four (4)
parking spaces. The plans appear to screen the parking spaces and loading zones to be the best of
their ability given the site constraints, through the use of coffee berry and rosemary bushes along the
parking spaces .
Chapter 14.19 -Signs
The pre-application proposes two (2) signs. One (1) wall sign located above the entry-way of the
convenience store and the other being a monument sign at the apex of the site. The wall sign
measures, roughly, 25 sq. ft. which is an allowed size and the monument sign has no details at this
time.
San Rafael Design Guidelines:
The design is pretty consistent with the Design Guidelines. However, there are a few instances where
the design, specifically the site planning deviates from the Guidelines. The following are some of the
site planning issues staff had noticed w ith the plans:
» Buildings should be located to reinforce the street edge.
» The primary ground floor entrances should be oriented towards the street or, if appropriate,
public plazas or courtyards, and not to parking lots. » Mu ch of the front or street side facades of the ground floor should extend to the property
line, with ex ceptions for public plaza s, outdoor gathering places, courtyards or landscape
setbacks.
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o Staff Comment. The use appears to be driving the site design in a way that the Design
Guidelines don't recommend in the downtown environment. Staff is looking to the Board
to provide feedback on the appropriateness of the site design, The full non-residential
Design guidelines can be found in Exhibit 2.
NEIGHBORHOOD CORRESPONDENCE
Notice of the meeting was mailed to residents and occupants within 300 feet of the site, the Rafael
Meadows and North San Rafael Neighborhood Coalition at least 15 days prior to the meeting date, In
addition, notice was posted on the site at least 15 days prior to the meeting, At the time of printing this
Staff Report no comments were received as a result of this noticing,
CONCLUSION
Staff requests that the Board provide comments on the conceptual plan, and specifically address the
points listed in the Summary section,
EXHIBITS
1, Vicinity Map
2, Non-Residential Design Guidelines
Full-sized and reduction plans have been provided to the DRB members only
cc: Muthana Ibrahim, 222 Olympic Blvd, Suite 100, Walnut Creek, CA 94595
Nick Goyal of A U Energy LLC, 41805 Albrae St. 2nd Floor, Fremont, CA 94538
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San Rafael Design Guidelines
NONRESIDENTIAL DESIGN GUIDELINES
Parking Lots
.:. A logical sequence of entry and arrival as part of the site's design should be provided .
• :. Where possible, design entrances from the street to direct views towards the building
entry .
• :. Parking should be distributed to provide easy access to building entrances .
• :. Where possible, parking should be located to the rear or side of a building in order to
reduce the visual impact of parking areas .
• :. Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out
from a parking space onto the street.
.:. Parking areas should be screened from the street with hedges, walls, fences or berms,
subject to security considerations .
• :. On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry
and exit conflicts .
• :. Auto and pedestrian entrances into the development should be easy to find. For example,
special entry treatments, such as colored concrete, special planting and signage should be
. located at the entries to the site .
• :. Shade trees should be provided in parking lots per the zoning ordinance.
Landscaping
.:. Landscaped areas should be planned as integral parts of the development and to create a
strongly landscaped character for the site .
• :. Unsightly uses should be screened .
• :. Commercial signage or displays should not be hidden with landscaping .
• :. Trees should be planted in a variety of locations, such as along the side property lines,
clustered in planting areas, or distributed throughout the parking lot, consistent with the
zoning ordinance.
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San Rafael Design Guidelines
.:. Pedestrian areas should be made visually attractive with special planting and flowering
trees .
• :. Where feasible, landscape the area between the building and the property line even when
a building is located at the minimum required side or rear yard setback .
• :. Retain and maintain existing public street trees and add additional street trees where
practical.
Lighting
.:. Limit the intensity of lighting to provide for adequate site security and for pedestrian and
vehicular safety .
• :. Shield light sources to prevent glare and illumination beyond the boundaries of the
property .
• :. Lighting fixtures should complement the architecture of the project.
Pedestrian Circulation
.:. Consider pedestrian orientation when designing building entries, windows, sign age and
doors .
• :. Include a well-defined pedestrian walkway between the street and building entries .
• :. Clearly define pedestrian movement through the parking lot. For example, provide
changes in pavement or separate landscaped walkways .
• :. Where appropriate, pedestrian walkways should be provided between adjacent lots .
• :. Special design elements should be included, such as bollards, pots, benches, trash cans,
unique paving, tree grates, tree guards and pedestrian lighting to add visual richness to
areas designed for pedestrian access .
• :. Where appropriate, include outdoor gathering places and seating for the public.
.:. Adequate facilities should be provided for bicycle parking, consistent with zoning
requirements.
Building Form
.:. Where appropriate, locate the building, or a substantial portion of the building along the
front yard setback or street edge to create spatial enclosure in relation to the street.
.:. Consider the pedestrian experience when designing the ground floor of buildings .
• :. A continuity of design, materials, color, form and architectural details is encouraged for all
portions of a building and between all the buildings on the site .
• :. Consider the development's visual and spatial relationship to adjacent buildings and other
structures in the area.
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San Rafael Design Guidelines
Entryways
.:. A defined sense of entry with pedestrian orientation should be provided .
• :. Building entrances should be defined with architectural elements such as roof form
changes, awnings or other architectural elements.
Towers
.:. If a tower is included in the design, it should perform a definite on-site function, such as
delineating an entrance to a site or a building entry, or emphasizing a display window .
• :. The tower should provide an attractive distinctive silhouette against the sky .
• :. Where appropriate, the visual bulk of the upper portion of the tower should be reduced to
reduce its apparent bulk, for example with openings through it or with open latticework.
Arcades
.:. Arcades may be used in shopping areas to provide weather protection for shoppers, add a
sense of unity to a larger project and/or provide depth to the building .
• :. Arcades may be topped with a simple broad band for tenant signing .
• :. Internal illumination may be used to emphasize arcade forms at night.
Awnings
.:. Where appropriate, provide well-designed awnings to enhance the design of the building,
provide weather protection, and add liveliness, interest and a sense of human scale .
• :. Provide a uniform treatment of awnings on multi-tenant buildings .
• :. Awning colors may be varied and should be compatible with the colors of the building and
of adjacent buildings .
• :. Signs may be provided on an awning, consistent with the zoning ordinance .
• :. Translucent, internally illuminated awnings are not encouraged .
• :. The following building code standards are included for reference:
Minimum height above grade: 8 feet; 14 feet at alleys, parking lots or other areas with
vehicular traffic
Maximum horizontal projection (from face of building): 7 feet, or 66% of the distance
between the building and curb, whichever is less
Minimum distance to curb: 2 feet between the awning and curb
Materials and Colors
.:. Use articulation, texturing and detailing on all concrete exposed to exterior view .
• :. Exterior materials should minimize reflectivity .
• :. Use color to provide appropriate accents on a building.
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San Rafael Design Guidelines
DESIGN GUIDELINES FOR DOWNTOWN AND FOURTH STREET IN THE
MONTECITO/HAPPY VALLEY NEIGHBORHOOD
The map below indicates the various areas of Downtown and Fourth Street and in the
Montecito/Happy Valley Neighborhood to which the following guidelines are applicable.
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San Rafael Design Guidelines
Active Pedestrian and Commercial Streets
Street Edge Pattern
.:. Buildings should be located to reinforce the street edge .
• :. Much of the front or street side facades of the ground floor should extend to the property
line, with exceptions for public plazas, outdoor gathering places, courtyards or landscape
setbacks.
Driveways and Parking Areas
.:. Driveway cuts and widths should be minimized, and ground level or structured parking
should be placed behind buildings.
Building Entrances
.:. The primary ground floor entrances should be oriented towards the street or, if
appropriate, public plazas or courtyards, and not to parking lots .
• :. Ground floor entries should be frequent .
• :. Entries should be well-defined and well lit for pedestrian safety.
Windows
.:. Large storefront window display areas should be provided at the street level on buildings
(i.e., approximately 75% clear glass on the primary street level frontage).
Building Design
.:. Building design should provide interest and variety at the street level through awnings,
marquees, entries and display windows .
• :. Long, monotonous, uninterrupted walls should be avoided .
• :. Provide differences in fa~ade treatment between ground level and upper levels to add
visual interest to the building and the pedestrian experience.
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San Rafael Design Guidelines
Public Spaces and Courtyards
.:. Public spaces are an integral part of the pedestrian circulation system, and should not be
separated from the sidewalk with walls or stairs .
• :. Other sides of the public space should provide a sense of enclosure, for example, define
edges with buildings, landscaping, street furniture, railings or fencing .
• :. Public spaces should be adequately landscaped and should include street furniture .
• :. Public spaces should be located to take advantage of sunlight and shield wind exposure .
• :. Shopping or eating opportunities are encouraged within or adjacent to public spaces.
Landscaping
.:. Colorful, small scale plants, including hanging plants, are encouraged in small areas along
the street front for variety and interest or to define building entries .
• :. Artificial plants are discouraged.
Height
.:. Multi-story buildings on the south side of Fourth Street should include step backs or other
design techniques to retain sunny sidewalk areas on the north side of the street.
.:. Height should be minimized through methods such as building colors, upper-story step-
backs, and placing units under eaves.
Fifth/Mission District and Environs
Building Design
.:. To provide visual interest, long, monotonous walls should be avoided .
• :. Where retaining walls are needed, they should be low, or terraced and landscaped .
• :. Entries should be well defined and orient to the street rather than to a parking lot.
Setbacks
.:. Where setbacks are provided, they should be landscaped .
• :. Street trees are an important element and should be retained and enhanced.
Residential Design
.:. Residential building types that are oriented to and bring vitality to the street are
encouraged. Building types include townhouse and podium apartments with garages no
more than V2 level above grade.
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San Rafael Design Guidelines
Second/Third Corridor and Environs
Building Design
.:. To provide visual interest, long, monotonous walls should be avoided .
• :. . Building walls should be articulated.
Streetscape
.:. To create a boulevard effect along Second and Third Streets, varied, landscaped setbacks
are appropriate .
• :. Additional street trees are strongly encouraged .
• :. High canopy traffic-tolerant trees should be provided.
Residential Design
.:. Where possible, residential buildings in this area should orient to the more pedestrian-
friendly side streets .
• :. Main entries should be well defined and oriented to the street rather than to a parking lot.
Parking Lots
.:. Entrances to parking lots should be distinctive and easy to find .
• :. Parking lots should be landscaped between the street and parking lot.
.:. Driveway cuts and widths should be minimized to prevent vehicular conflicts.
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San Rafael Design Guidelines
Historic and Architecturally Significant Buildings
Pattern and Scale
.:. Renovations to historic and architecturally significant buildings identified in the San Rafael
Historical/Architectural Survey Final Inventory List of Structures and Areas should be
carefully designed to retain significant building characteristics .
• :. New buildings, additions or major remodels in the vicinity of a building in the Survey should
respect the pattern, scale and design of the older building, and not create visual
distractions.
Transition
.:. Provide an appropriate transition in height between low rise and taller buildings through,
for example, careful use of building stepbacks or variable roof heights.
Windows
.:. Windows should be properly proportioned .
• :. Where appropriate, upper story windows should be vertically aligned with the location of
windows and doors on the ground floor.
Horizontal Lines
.:. On streets with a concentration of older buildings that have a well-defined design pattern
or rhythm, preserve and complement horizontal building lines, such as cornice lines and
window frames of adjacent architecturally significant buildings. .
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San Rafael Design Guidelines
Proportions of Openings
.:. On streets with a concentration of older buildings that have a well-defined design pattern,
the size and proportion of window and door openings should be similar to those of
surrounding facades.
Materials
.:. On streets with a concentration of older buildings, an infill fa<;ade should be composed of
materials similar to adjacent facades and should not stand out against the others.
Differentiation between Ground Floor and Upper Floors
.:. Older buildings, particularly mixed use buildings, tend to differentiate between first floor
and upper floor fa<;ade treatments. This is an appropriate design feature to emulate in
new construction adjacent to such buildings.
Roof Shapes
.:. Relate new roof forms to those found in the area.
View of St. Raphael's Church Spire
.:. Conduct a view analysis for projects over one story in height within the shaded area of the
map below to determine the impact the development would have on views of the st.
Raphael's church spire.
View Evaluation Area
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