HomeMy WebLinkAboutPlanning Commission 2012-09-11 #6 CITY OF
Community Development Department – Planning Division
P. O. Box 151560, San Rafael, CA 94915-1560
PHONE: (415) 485-3085/FAX: (415) 485-3184
Meeting Date: September 11, 2012
Agenda Item:
Case Numbers:
ED12-013/UP12-007/LLA12-
001
Project Planner:
Caron Parker (415) 485-3094
REPORT TO PLANNING COMMISSION
SUBJECT: 195 North Redwood Drive [Marin Covenant Church] – Request for amendments to a
previously approved Design Review Permit (ED83-123) and Use Permit (UP82-35), to
allow the construction of a 10,446 square foot addition to the existing 20,925 square foot
church building. The addition would enclose an existing ground level and upper patio
area, creating a new entrance lobby, would increase the size of the worship center and
create a new 2,731 square foot building for a youth center. The project also proposed a
lot consolidation between Lot 6, Lot 7 and the common area parcel (Lot 11); 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; File Nos. ED12-013/UP12-
007/LLA12-001.
EXECUTIVE SUMMARY
The project site is located on a 6.8 acre parcel and part of the Rafael North Executive Park, a 7-lot
commercial condominium subdivision with 5 office buildings (on Lots 1, 2, 3, 4, and 5), the Marin Covenant
Church facility (Lot 7) and a vacant lot owned by Marin Covenant Church (Lot 6). There is a designated
Common Area parcel (Lot 11) that contains open space and shared parking lot with 252 spaces for all 7 lots
in the complex (see Exhibit 1: Project Vicinity Map and Plan Sheet A1.2). The project proposes to add 10,381
sq. ft. of floor area to the existing 20,925 sq. ft. church building. The existing ground level classroom area and
patio above would be enclosed to create an entrance lobby/seating area. A new youth service building would
be constructed on the currently vacant 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. No expansion of church
hours/days of service is proposed at this time. The applicant also submitted an application for a Lot
Consolidation between Lots 6, Lot 7 and a portion of the common area parcel (Lot 11) to accommodate the
proposed addition. The Design Review Board has reviewed the project and recommended approval after the
applicant incorporated Board recommended changes to the project design. The Board determined that the
proposed project would enhance the existing project site by creating a better sense of entry to the sanctuary
building and would complement the color and materials of the existing church. Further, landscaping in the
main courtyard area between the church and the existing office buildings would be greatly enhanced with the
addition of trees and benches. The proposed use permit amendment would not intensify the current church
operational hours or activities, and would not have a negative impact on parking availability. Based on staff
review, the proposed expansion of the church facility and the proposed lot consolidation would have minimal
impacts on the existing office uses on the project site.
RECOMMENDATION
It is recommended that the Planning Commission adopt a Resolution conditionally approving the
Environmental Design Review Permit Amendment, Use Permit Amendment, and Lot Consolidation to allow
the proposed 10,446 sq. ft. addition to the existing church building (Exhibit 2).
PROPERTY FACTS
REPORT TO PLANNING COMMISSION - Case No: ED12-013/UP12-007/LLA12-001 Page 2
Address/Location: 195 North Redwood Drive Parcel Number(s): 155-271-09, 155-271-
10, 155-271-11
Property Size: 296,076 square feet Neighborhood: Northgate Activity Center
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: Office Office (O) Church/Office
North: Office Office Office
South: Office Office Office
East: Office Office Office
West: Office Office Office
Site Description/Setting:
The proposed project site is located on a 296,076 sq. ft. (6.8 acre) common condominium property located on
the west side of North Redwood Drive. The complex is composed of 7 lots and a common area parcel. Marin
Covenant Church is currently developed on one of the lots (Lot 7) and the church owns Lot 6, which is vacant.
The existing church consists of a sanctuary (270 seats), administrative offices and a kitchen on the main
level, and an outdoor patio space above classrooms on the lower level. The church is part of a larger office
building complex containing five other buildings used for a variety of office uses. The church buildings are on
the rear portion of the parcel, facing Highway 101. All uses on the site share a common parking lot with 252
spaces that is shared amongst the 7 lots. The office buildings closest to the church (to the east across a
common courtyard area) on Lots 3, 4 and 5 are comprised of three 2-story buildings totaling approximately
50,311 square feet. The project site is landscaped with areas of mature trees and lawn throughout.
BACKGROUND
Site History:
The project site is part of the Rafael North Executive Park, a 7-lot subdivision originally approved in 1975. At
that time, the project site had a General Plan Designation of Office and was zoned PUD-AP (Planned Unit
Development – Administrative Professional District). The property was Rezoned from PUD-AP to Office (O)
in 1992. Five of the seven lots (Lot 3, Lot 4, Lot 5, Lot 6 and Lot 7) are owned by Marin Covenant Church.
Lots 3, 4 and 5 are developed with office buildings. Lot 6 is currently undeveloped and Lot 7 is developed
with the Marin Covenant Church sanctuary, classroom and offices. The two other lots (Lot 1- 145 North
Redwood Drive and Lot 2- 155 North Redwood Drive) are not owned by the church and are used as
professional/general offices. The original subdivision (based on information in the map recorded in 1981) also
set aside 245,299 sq. ft. of the property as “common parcel” area (Parcel A/ Lot 11). The Planning
Commission approved a Lot Line Adjustment in 1984 (S83-19) which adjusted the parcel lines for Lot 6 and
Lot 7 and reduced the common parcel size to 244,155 sq. ft.
The chronology of zoning reviews/approvals for this site is as follows:
¾ In 1975, the Planning Commission approved a Use Permit (UP75-35) to allow 17,500 sq. ft. of church
sanctuary and classroom space and 50,000 sq. ft. of office uses. Parking for 252 vehicles was
required based on the office square footage only. No parking was required for the church, but as a
condition of approval, the church/classroom uses were limited to Saturday, Sunday, and Holidays.
Weekday use was limited to the hours between 5:30 pm - 8:00 am.
¾ In 1978, the Planning Commission approved a Design Review Permit (ED77-114) for the proposed
church design and layout on site.
¾ In 1982, the Planning Commission approved a Use Permit Amendment (UP82-35) to allow the church
to increase in size to 42,000 gross sq. ft. (Phase 2).
REPORT TO PLANNING COMMISSION - Case No: ED12-013/UP12-007/LLA12-001 Page 3
¾ In 1992, the Planning Commission approved a Design Review Permit (ED83-123) for the proposed
42,000 sq. ft. Phase 2 expansion for a new church building, which was never constructed.
¾ In 2011, the applicant submitted a Conceptual Design Review application, which was heard before the
Design Review Board on December 6, 2011.
¾ A formal Design Review Permit application was submitted and reviewed by the Design Review Board
on June 5, 2012 and again on July 17, 2012, resulting in a recommendation of conditional project
approval. Details of the testimony and Design Review Board discussion are available through a video
link on the City of San Rafael website, www.cityofsanrafael.org/meetings. Click on the Design Review
Board video link for the July 17, 2012 hearing date.
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 building (see Plan Sheets A1.2). The existing ground level classroom space and upper level
concrete patio on the northeast side of the church building would be enclosed to create an entrance lobby,
stair and an enclosed seating area. The second addition to the site would be constructed on the northwest
side, adjacent to the existing church building, creating a 2,731 sq. ft. youth center building, restrooms and a
storage area. A total of 10,446 sq. ft. of floor area would be added to the existing 20,925 sq. ft. church
building. This equates to approximately 2,460 sq. ft. to the lower floor area and 7,986 sq. ft. 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 chairs from 270 to 342 chairs. 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 and trees in front of the adjacent office buildings on Lots 3, 4 and 5 (165-175-185 North Redwood Drive)
would remain the same.
Lot Consolidation: The proposed building addition and interior remodel would create passageways that
cross existing property lines between Lot 6, Lot 7 and the common area parcel that bisect the two lots. As a
result, the project proposes to consolidate Lot 6 (13,176 sq. ft.), Lot 7 (12,252 sq ft.) and a portion of the
common parcel (242,675 sq. ft.) into one lot new lot (see Plan Sheet C1.3). Total size of the newly created
lot would be 32,754 sq. ft. The existing common area parcel size is proposed to be reduced to 235,349 sq.ft.
ANALYSIS
San Rafael General Plan 2020 Consistency:
Staff has evaluated the project and found it to be consistent with the following applicable General Plan 2020
Policies and Programs:
• Policy LU-9 (Intensity of Non-Residential Development): Commercial and Industrial areas have
defined floor area ratios (FAR’s) to identify appropriate intensities. FAR is the total gross building
REPORT TO PLANNING COMMISSION - Case No: ED12-013/UP12-007/LLA12-001 Page 4
square footage divided by the land area. Exhibit 4 in the San Rafael General Plan 2020 delineates the
maximum FAR for the project site to be 0.30. The existing site has an FAR 0.24 and the proposed
additions to the site would increase the FAR to 0.27, which is within the maximum FAR allowed.
• Policy LU-14 (Land Use Compatibility): The project site has a Land Use Designation of Office. The
existing church use has existing administrative office space as a component of the project design. No
new office space is proposed. The existing and proposed use of the remaining square footage as a
church and youth center is compatible with the existing office use in the other buildings in the 7-lot
office complex.
• Policy LU-23 (Land Use Map and Categories): The project site is located on a parcel designated for
office use. While a church use is not specifically listed among the land uses in the Office category,
religious institutions are a conditionally permitted in the Office Zoning District. The existing church has
operated with an approved conditional use permit since 1975. As such, the proposed continued use
of the project site as a church is consistent with the General Plan.
• Policy CD-10a (Nonresidential Design Guidelines- Visual Compatibility): Ensure that new structures
are visually compatible with the neighborhood. The proposed modifications to the existing church has
been reviewed by the Design Review Board and recommended for approval. The proposed addition is
in keeping with the prevailing design of the existing church architecture and architecture of the other
office buildings in the complex. The proposed project includes upgrades to the parking lot (planted
finger islands), additional landscaping (shrubs and trees), new lighting and a new pedestrian
walkway/church entrance feature. The proposed modifications would be designed with colors and
materials that are similar to the existing church building materials and the overall color scheme for
other buildings on the site.
• Policy CD-18 (Landscaping): The proposed project would add a new entry stairway and landscaping
as well as additional trees along the pedestrian courtyard walkway. In addition, landscaping would be
added to the southeast entrance walkway.
Zoning Ordinance Consistency:
Chapter 5 – Land Use Regulations
The subject property is located within the Office (O) Zoning District, which permits general office and medical
office uses, and conditionally permits religious institutions, subject to the approval of a Use Permit by the
Planning Commission (Zoning Ordinance Section 14.05.020). The Marin Covenant Church is operating under
a previously approved Use Permit (UP75-35) and is applying for a Use Permit Amendment to expand the size
of the church building, adding a new youth center building and increasing the number of seats in the
sanctuary from 270 to 342. The applicant has indicated that there will be no change in the hours of operation
of the church, size of the congregation or church activities. Use Permit UP82-35 approved the church with an
estimated maximum population on site of 1,200 persons for the Sunday morning service (split between two
services on Sunday and classroom activities). The applicant has indicated that the estimated numbers for the
current Sunday church services is at approximately 400 people (split between two services). In addition, some
of the proposed youth activities would occur after daytime office business hours. These numbers are
dramatically less than the original congregation size. As such, the proposed use permit amendment would be
within the scope of the previous approval, and the proposed use remains consistent with a use that, if
approved, is conditionally permitted in the Office (O) Zoning District.
Chapter 16: Site and Use Regulations
Development on the existing 296,076 sq. ft. project site consists of three offices buildings across from the
church (on Lots 3, 4 and 5), two office buildings to the south of the church (on Lot 1 and Lot 2), and the
existing church building on Lot 7. The site has a total combined developed area of 71,236 square feet. This
equates to a Floor Area Ratio (FAR) of 0.24 FAR. The proposed project would add 10,446 sq. ft. to the site,
REPORT TO PLANNING COMMISSION - Case No: ED12-013/UP12-007/LLA12-001 Page 5
increasing the FAR to 0.27, which is still below the maximum 0.30 FAR for the site pursuant to Zoning Section
14.16.150.
Chapter 18 - Parking
The existing Use Permit (UP82-35) 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 sq. ft. of office space). Parking for religious institutions is based on the number of seats at a
rate of 1 space per every 4 seats. The existing church has 270 seats and would have been required to
provide 68 parking spaces. However, the previously approved Use Permit did not require parking for the
church use, 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 certain that parking demand for
church activities would not interfere with the parking availability for daytime office uses.
While the proposed project would expand the number of seats to 342, thereby increasing the number of
required parking spaces from 68 spaces to 86 spaces, there is no proposed change in the hours of operation.
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 daytime office
parking availability. Thus parking capacity remains sufficient, as long as the church continues to operate
during off-peak, non-business hours. Any change in hours of operation to daytime activities would require
additional use permit review and possible amendments.
The initial project application proposed no change to the total parking on site. However, based on DRB
recommendations to add 3-5 finger islands to the parking lot, the number of on-site parking spaces has been
reduced by 7 spaces from 252 to 245 spaces. Staff analyzed the impact of the parking reduction as part of
the DRB review. The original Use Permit approved 252 off-street parking spaces on site based on a rate of 1
space per 200 square feet of building area for the commercial condominium complex. 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 current code requirements, which would require only 201 spaces. As such, parking on site could
be reduced by up to 51 spaces and still meet the current code requirement.
Chapter 19 – Signage:
The Sign Ordinance allows 2 signs per business frontage for the Office Zoning District. There are two
existing wall signs (one of which is the cross symbol) on the site and one freestanding sign. The proposed
project would relocate the existing wall signs on the north elevation and install a new 28 square foot wall sign
and a cross symbol on the west building wall. The freestanding sign would be removed and replaced with a
23 square foot wall sign on the north side of the new youth center building. The project also proposes to add
a new freestanding cross, 12’ 8” in height to the northwest elevation near the proposed youth center.
The Sign Ordinance requires all signs to face a street frontage. The size of the sign is based on linear
building frontage. Due to the nature of the project site, there is no direct “street frontage.” Staff has
determined that the parking lot itself would serve the intent of the “street frontage” requirement since the
buildings are setback so far from any public street. Typically, multiple signs on large sites would be best
handled through a Sign Program. However, the proposed changes to the existing signage are minimal, and
primarily internal to the site. Further, the size and number of the proposed wall signs is proportional to the
building and within the maximum size allowed per the Sign Ordinance. The proposed freestanding sign would
be within the 21’ height limit for such a sign under the Sign Ordinance. No other signs are proposed at this
time, other than small directory signage. These directional signs would be less than 10 square feet and are
not visible from off-site and are exempt from the Sign Ordinance if used for information/direction and not
advertising. Staff has determined that because the existing signs are small, and the number and size of signs
do not exceed the restrictions in Chapter 19 for the Office Zoning District, no Sign Program is required. Staff
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will review signage details and verify compliance with Chapter 19 sign regulations prior to issuance of building
permits.
Chapter 22- Use Permit
Use Permits are required for uses which may be suitable only in specific locations within a zoning district or
which require special consideration in their design, operation or layout to ensure compatibility with
surrounding uses. The subject property has historically operated under the guidelines of an approved and
amended Use Permits. The applicant is now requesting a Use Permit amendment in order to expand the size
of the existing church building and add a new youth service building on the vacant Lot 6. All previous
Conditions of Approval specified in UP82-35 would be superseded by the conditions included in the Draft
Resolution for the newly amended Use Permit (UP12-007).
Pursuant to Zoning Ordinance Section 14.22.080, in order to grant a Use Permit amendment, the following
Findings must be made:
1. That the proposed use is in accord with the General Plan, the objectives of the Zoning Ordinance, and
the purposes of the district in which the site is located;
2. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the
public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or
to the general welfare of the City; and
3. That the proposed use complies with the applicable provisions of the Zoning Ordinance.
Staff recommends that the proposed project is in accord with the General Plan, the objectives of the Zoning
Ordinance, and the purposes of the district in which the site is located in that: 1) the proposed expansion of
the church facilities would create a better space for services already on site and would continue a use that is
conditionally permitted in the Office Zoning District; 2) the proposed project is in conformance with General
Plan Policies outlined on Pages 3-4 of this staff report; 3) the proposed expansion would be below the
maximum 0.30 FAR allowed on the site; 4) the proposed project would not change the hours of operation for
the church; and 5) church operations would be limited to Saturday, Sunday, Holidays and evening hours only.
Staff also recommends that the proposed 10,446 sq. ft. addition to the church would not be detrimental to the
public health, safety and welfare, or materially injurious to properties or improvements in the vicinity, or to the
general welfare of the City in that: 1) the proposed project would continue a use already approved and
established and provides services to families and youth in the community; 2) no letters of opposition were
received from the public during the project review process or in response to the public notice; and 3) the
proposed plans have been reviewed by the City’s Building Division/Fire Prevention Bureau. Department
comments are included as Conditions of Approval in the attached Draft Resolution. Additional Building/Fire
review will be required upon submittal of formal building permit plans to determine project compliance with all
Building and Fire Codes, including occupancy limits and egress.
Staff also recommends that the proposed project complies with each of the applicable provisions of the
Zoning Ordinance in that: 1) the use, as conditionally approved, would continue an existing conditionally
approved use; 2) the proposed 10,446 sq. ft. church expansion would help accommodate existing church
services and complies with all property development standards for the Office Zoning District; 3) the proposed
project would not have an impact on existing parking demand on site and would continue to operate under an
approved reciprocal parking arrangement with the existing office buildings on site (per UP 82-35). Staff has
determined that the findings to conditionally approve the Use Permit Amendment can be made based on the
discussions above.
Draft Conditions of Approval
The attached Draft Resolution (Exhibit 2) contains the proposed conditions of approval for Use Permit UP12-
007). Conditions of Approval #2 specifies the hours of operations for church services and youth activities.
Condition of Approval #3 and #4 specifically limits the church activities to Saturday, Sunday and Holidays and
REPORT TO PLANNING COMMISSION - Case No: ED12-013/UP12-007/LLA12-001 Page 7
non-daytime business hours during the weekday (i.e., after 5:30 pm). These conditions will ensure that the
church activities do not interfere with office parking availability. Condition of Approval #5 would give the
Planning Commission the option to review the approved use permit in the event that the church activities
trigger parking demands in excess of the available spaces on site.
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
• Landscaping should enhance site features.
• The project size/scale should be analyzed as to the appropriateness to the lot size.
• Compatibility with existing buildings on site and the surrounding vicinity
The project proposes to construct two additions to the project site and enhance landscaping on site. The
existing lower level classrooms and upper patio area on the northeast side of the church building would be
enclosed to create an entrance lobby, stair and an enclosed seating area. 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; restrooms and a storage area. The proposed new additions are designed with a modern
architectural style, introducing a colored glass element for the enclosed lobby/main entrance and an
aluminum storefront design to match the existing window framing. Colored elevations (Plan Sheets A4.3 and
A4.4) were included in the 11” x17” plans distributed with the Commission packet. Colors and materials are
proposed to match the existing building colors and are called out on the Elevation Plan Sheets (A4.3 and
A4.4) and cross referenced with the Color and Material board to be presented at the hearing.
Staff recommends that the proposed project is generally consistent with design criteria of Chapter 25 (Section
14.25.050) of the Zoning Ordinance in that: 1) the proposed new addition has been designed to be compatible
with the architecture and color and materials of the existing church building; 2) the additional square footage
will not create excessive bulk on the site as there is still a substantial landscape area remaining on Lot 6;
3) additional trees are proposed to be added in and around the parking lot area (including 5 finger islands),
and along the northeast courtyard area; 4) the proposed project has created an new “sense of entry” to the
church, as well as enhanced the courtyard entryway to the existing office buildings on the east side of the
project site; and 5) the proposed project has enhanced the southeastern entryway and also added signage to
improve access to the site. Furthermore, the project design has been reviewed and recommended for
approval by the Design Review Board (DRB) with certain minor modifications. These modifications have been
incorporated into the project plans before the Commission (see Design Review Board discussion topic below).
Subdivision Ordinance Consistency:
The applicant has submitted an application for a lot consolidation for the proposed improvements, per SRMC
Chapter 15.05 (see Plan Sheet C1.3). The applicant originally proposed a lot line adjustment to move the
boundary lines for Lot 6. However, the proposed floor plans showed passageways and door openings
crossing property lines between Lot 6 and Lot 7, as well as the common area parcel. The City of San Rafael
Building Department indicated that this would be in violation of the Building Code and required the lots to be
consolidated. The newly proposed lot consolidation would combine Lot 6, Lot 7 and a portion of the common
area parcel (Lot 11). Total square footage for the new consolidated lot would be 32,754 sq. ft. Total square
footage for the common area parcel would decrease by 7,326 sq. ft. (from 242,675 sq. ft. to 235,349 sq. ft.).
Staff has reviewed the proposed lot consolidation and finds that the proposed consolidation would be
consistent with the General Plan 2020 and in conformance with the Zoning Ordinance in that: 1) the intensity
of the non-residential development is consistent with the General Plan 2020 FAR limits; 2) the project would
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not result in the creation of any new lots; 3) the property would remain as a church use as conditionally
approved; 4) the lot consolidation has been reviewed by the City’s Building Division/Fire Prevention Bureau
and found to be in conformance with the required codes. Further review will occur at the time of formal
building permit submittal; 5) a courtesy notice was mailed to all property owners and tenants within 300 feet of
the project informing them of the upcoming Planning Commission hearing to act on the proposed lot
consolidation; and 6) the proposed project is exempt form CEQA review, pursuant to Section 15305a (Minor
Alterations in Land Use Limitations) and Section 15332 (In-Fill Development).
DESIGN REVIEW BOARD
The Design Review Board (DRB) has reviewed the project on three occasions, once as a conceptual review
and twice as a formal submittal.
On December 6, 2011, the DRB reviewed a Conceptual Design Review application for this project. In
summary, the Board generally supported the proposed project design, and provided comments to the
applicant on the following issues: 1) Study providing an entry at the main sanctuary level; 2) tie the design
into the existing building better, with more similar window and roof treatments; and 3) reduce the number of
colors used for window glazing.
A formal Design Review Permit application was submitted and reviewed by the Design Review Board on June
5, 2012 and again on July 17, 2012, resulting in a recommendation of conditional project approval. Details of
the testimony and Design Review Board discussion are available through a video link on the City of San
Rafael website, www.cityofsanrafael.org/meetings. Click on the Design Review Board video link for the July
17, 2012 hearing date.
The DRB reviewed the formal application on June 5, 2012 (Commissioner Lang as liaison). In conclusion, the
Board voted 5-0 to continue the application with recommendations. The Board generally supported the
proposed church expansion, but continued the project, recommending 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.
The applicant revised the plans and resubmitted the project for follow-up DRB review. The DRB reviewed the
revised project on July 17, 2012 (Commission Robertson as liaison). The applicant responded to the Board’s
direction by expanding the entry stairway, re-designing the architectural features along the east elevation,
eliminating the double parapet, and adding 2 finger islands to the parking lot. In conclusion, the Board voted
(4-1-0-1 with Member Huntsberry voting no and Member Fedorov absent) to support the proposed project as
designed and recommended approval of the project to the Planning Commission, with the following two
consensus items:
1. Two to three additional finger islands be added to the parking lot; and
2. Revise the mullions and doors to line up on the storefront.
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Both these revisions have been incorporated into he project plans and are reflected in the current plans
submitted for Planning Commission review.
ENVIRONMENTAL DETERMINATION
The proposed project is exempt from the requirements of the California Environmental Quality Act (CEQA),
pursuant to Section 15305 (Minor Alterations in Land Use Limitations) and Section 15332 (In-Fill
Development). Per Section 15305(a), the proposed lot consolidation is on a site with less than 20% slope,
would not result in a change in land use or density, and would not create a new parcel. Per Section 15332(b),
“the proposed development occurs within city limits on a project site of no more than 5 acres substantially
surrounded by urban uses.” The original subdivision development approval established that each of the 7
individual lots on the 6.8 acre site would accommodate a building envelope with 100% lot coverage. The
existing buildings on site all follow the perimeter of the individual lot lines. While the site technically exceeds
the 5 acre limit per the CEQA exemption, staff has made the determination that the project site would be
defined in terms of the individual lot boundaries for the church (Lot 6 and Lot 7) and not the larger 6.8 acre
property boundary line because the project’s impacts are limited to the lots already created. The proposed
development would occur on Lot 6 (a lot that was created as part of the original subdivision and previously
approved in 1992 for a “Phase 3” building that was never constructed) and also on Lot 7 and a portion of the
common parcel. Total area for the newly consolidated lot would be 32,754 square feet, about ¾ of an acre,
which is within the prameters to qualify for the CEQA exemption.
CORRESPONDENCE
A Notice of Hearing for the project was mailed to both property owners and occupants within 300 feet of the
project site 15 days prior to this Planning Commission meeting, as well as all three previous DRB meetings,
as required by noticing requirements contained in Chapter 29 of the Zoning Ordinance. In addition, a notice
was sent out to the Smith Ranch Homes HOA and the Rafael North Executive Park Association. The site was
also posted with a Notice of Public Hearing. To date, planning staff has received two inquiries about the
project, both stemming for DRB hearing notices. One comment expressed concerns about construction
noise, the other comment focused on questions about boundary changes to the common area. Staff updated
both parties on the project status prior to the July 17, 2012 DRB hearing. Staff has received no phone calls or
correspondence to date from the notice of public hearing sent out for the September 11, 2012 Planning
Commission hearing.
OPTIONS
The Planning Commission has the following options:
1. Approve the application as presented and adopt the Draft Resolution (staff recommendation);
2. Approve the application with certain modifications, changes or additional conditions of approval;
3. Continue the application to allow the applicant to address any Commission’s comments or concerns;
or
4. Deny the project and direct staff to return with revised Resolution for denial.
EXHIBITS
1. Vicinity Map
2. Draft Resolution
3. Reduced project plans
Project Plans (11” x 17” distributed to the Planning Commission only)
REPORT TO PLANNING COMMISSION - Case No: ED12-013/UP12-007/LLA12-001 Page 10
cc: Brad Oldenbrook, P.O. Box 603, Corte Madera, CA 94976
Dan Kinnoin, TPC Architects, 8680 Greenback Lane, Suite 107, Orangevale, CA 95662