HomeMy WebLinkAboutCC Resolution 13347 (Lucas Valley Rd. Residence)RESOLUTION NO. 13347
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL APPROVING AN
ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED11-056), INCLUDING AN
EXCEPTION TO THE GROSS BUILDING SQUARE FOOTAGE STANDARDS FOR
HILLSIDE PROPERTIES, TO ALLOW A 2,017 SQ. FT. ADDITION (COMPOSED OF A
268 SQ. FT. CRAFTS ROOM, 1,214 SQ. FT. THEATER ROOM, 535 SQ. FT.
ATTACHED COVERED COURTYARD AND A 622 SQ. FT. DETACHED GARAGE)
TO AN EXISTING 6,500 SQ. FT. SINGLE FAMILY RESIDENCE ON AN
APPROXIMATELY 8.9 -ACRE HILLSIDE -DESIGNATED PLANNED DEVELOPMENT
LOT (PD1701-H) AT 1499 LUCAS VALLEY ROAD (APN: 165-010-89)
The City Council of the City of San Rafael finds and determines that:
WHEREAS, on August 5, 1996, the City Council adopted Ordinance 1701 to reclassify
(ZC96-04) the subject property from Planned Development — Hillside Overlay District (PD -H) to
a revised PD (PD 1701-H), adopted a Resolution certifying a Mitigated Negative Declaration for
the project and adopted a Resolution approving a Master Use Permit (UP96-29) and an
Environmental and Design Review Permit (ED96-48). These approvals approved the
development of a single family residential estate proposed at 1499 Lucas Valley Road; and
WHEREAS, following the project approval, the applicant and property owner at that
time obtained appropriate building permits and completed construction of a 6,500 sq. ft. single
family residence, a 1,100 sq. ft. detached garage and a 3,700 sq. ft. barn as permitted but did not
build a second unit above an existing detached garage and two of the permitted accessory
structures (500 sq. ft. pool cabana and a 7,000 sq. ft. covered arena) in accordance with the
previous approvals; and
WHEREAS, on March 14, 2011, the applicant applied to the Community Development
Department for a Zoning Determination (INF 11-001) to inquire about the level of review that
would be required for a proposed 2,017 sq. ft. addition to the existing 6,500 sq. ft. residence; and
WHEREAS, on April 14, 2011, the Community Development Department provided a
written response to the Zoning Determination request and determined that the PD zoning
(PD1701-H) for the property allows deviations to the gross building square footage limit for the
single family home and thus a PD Rezoning would not be required. The adopted PD for this site
(PD1701-H) states "The single family residence shall be limited to a maximum 6,500 sq. ft.
unless an Exception is granted by the City Council consistent with the Hillside Guidelines."
Thus, the written response to the Zoning Determination states that for the applicant to pursue this
proposed project to add 2,021 sq. ft. to the single family home, they would need to apply for an
Environmental and Design Review Permit, including an Exception to Hillside Standards, but that
a PD Rezoning would not be required for the proposed addition, and
WHEREAS. on July 27, 2011, an application for an Environmental and Design Review
Permit, including an Exception to the Hillside Standards (EDI 1-056). was filed with the
Community Development Department, requesting approval for a 2.017 sq. ft. addition to the
existing 6,500 sq. ft. residence, consisting of a 268 sq. ft. crafts room, 1,214 sq. ft. theater room,
535 sq. ft. attached covered courtyard and a 622 sq. ft. detached garage; and
WHEREAS, on August 25, 2011, the project application was deemed incomplete for
processing and identified additional information to be added to the plans to provide the required
information to allow the City to continue processing the project; and
WHEREAS, revised plans that addressed the incompleteness items were resubmitted and
on February 6, 2012, based on a review of the resubmitted information, the project application
was deemed complete for processing; and
WHEREAS, in February, 2012, the applicant planted six (6) Live Oak trees in the
vicinity of the residence which was not reflected in the submitted plans; and
WHEREAS, on March 6, 2012, the San Rafael Design Review Board (DRB) conducted
a public meeting, including required public notice, and reviewed the proposed project. The DRB
unanimously recommended approval of the project design (by a vote of 5-0) with the inclusion
of a requirement to provide five (5) additional, 15 -gallon Live Oak trees to provide some
screening from the hiking trail located to the east of the property; and
WHEREAS, upon review of the application, the project has been determined to be
exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to
Section 15301.e.2 which exempts additions to existing structures provided the expansion will not
result in an increase of more than 10,000 sq. ft, if the project is in an area where all public
services and facilities are available and the area in which the project is located is not
environmentally sensitive; and
WHEREAS, for the Planning Commission review, the applicant revised the project plans
to incorporate the six (6) Live Oak trees that were planted in February 2012;
WHEREAS, on April 24, 2012, the San Rafael Planning Commission held a duly -
noticed public hearing on the proposed project, accepting all oral and written public testimony
and the written report of the Community Development Department staff; and
WHEREAS, the Planning Commission discussed the matter of five (5) additional Live
Oak trees recommended by the Design Review Board and determined that the planting of the
additional trees was unnecessary. On a 5-2-0 vote (Commissioners Pick and Wise absent), the
Planning Commission adopted Resolution No. 12-03 recommending to the City Council
conditional approval of the Environmental and Design Review application; and
WHEREAS, on May 21, 2012, the San Rafael City Council held a duly -noticed public
hearing on the proposed project, accepting all oral and written public testimony and the written
report of the Community Development Department staff; and
WHEREAS, the custodian of documents, which constitute the record of proceedings
upon which this decision is based, is the Community Development Department.
NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby makes the
following findings to support the approval of Environmental and Design Review Permit ED I I -
056 that includes an Exception to the gross building square footage standards for Hillside
properties, to allow a 2,017 sq. ft. addition to the 6,500 sq. ft. existing residence:
Environmental and Design Review Permit (ED11-056), including Exception
Findings of Fact
1. The proposed project to allow an Environmental and Design Review Permit and Exception to
the Hillside Overlay District's property development standards for a 2,017 sq. ft. addition to
the maximum allowed 6,500 sq. ft. for an existing single family residence is in accord with
the following General Plan Policies:
a. Land Use Policy LU -10 (Planned Development "Zoning) in that the subject property is
already zoned Planned Development (PD 1701-H);
b. Land Use Policy LU -12 (Building Heights) in that the existing and proposed 19'/4 -ft,
building height is well within the 30 -ft. allowed maximum height;
c. Land Use Policy LU -23 (Land Use Map and Categories) in that residential uses
(among other uses) are allowed uses under the Hillside Residential designation of the
property;
d. Community Design Policy CD -15 (Participation in Project Review) in that notice for
the project hearings were mailed to all property owners, residents, neighborhood
groups and interested parties within 300 feet of the project site;
e. Safety Policy S-26 ( Fire and Police Services) in that the existing and proposed
development complies with Fire Codes;
f. Safety Policy S-31 (New Development in Fire Hazard Areas) in that the proposed
additions would be required to comply with the applicable standards for fire
protection.
2. The proposed project meets the objectives of the Zoning Ordinance, and the purposes of
Chapters 12 Hillside Development Overlay District and 25 Design Review given that the
project has been reviewed by the Design Review Board and Planning Commission for
compliance with the Hillside Property Development Standards and design criteria in Chapter
25 to ensure that the design is compatible with the neighborhood and hillside design criteria,
as required by the General Plan. The proposed 2,017 sq. ft. addition to the maximum
allowed 6,500 sq. ft. single family residence is not consistent with the gross building square
footage limitation of the Hillside Property Development Standards and PD 'Zoning. In
accordance with the PD "Zoning, a deviation to the gross square footage limit is allowed
subject to the review and approval of an Exception. The application included a request for an
Exception and findings to approve the Exception are provided below. The project is
consistent with the remaining PD standards regarding setbacks (front 100 ft., sides 20 ft.. rear
25 ft.), 20% lot coverage (5.38% proposed), 34.4010 natural state (85.3% proposed) and
maximum building height 30 ft. (1191/ ft. proposed).
3. The project design is consistent with applicable site, architecture and landscaping design
criteria and guidelines for the district in which the site is located given that the proposed
addition complies with Planned Development District (PD 1701-H) requirements and has
been reviewed by the City's Design Review Board and recommended for approval. Separate
findings have been made below to grant Exception to the single family residence size. The
project is consistent with the remaining PD standards regarding setbacks (front 100 ft., sides
20 ft., rear 25 ft.), 20% lot coverage (5.38% proposed), 34.4% natural state (85.3% proposed)
and maximum building height 30 ft. (19'/2 ft. proposed).
4. Under Zoning Ordinance Section 14.12.040 (Exceptions), findings to grant an Exception to
allow an increase in the maximum building size over 6,500 sq. ft. are appropriate for this
project given that:
a. The project design is in keeping with the surrounding development because the adjoining
properties are large undeveloped open space or sparsely developed agricultural
proeprties.
b. The proposed additions would not have any visual impacts on the adjoining properties,
would not be visible from any public right of way and would result only in minimal
addition to the footprint of the existing development ;
c. The project would not change the currently existing natural state of 85.3% compared with
the required natural state of 34.4% due to the property being an 8.9 -acre single family
residential estate;
d. The project would provide a 5.38% lot coverage where 20% lot coverage is required.
e. The proposed exterior color and materials are not visible from any public right of way
due to the proposed additions being very well screened by existing vegetation;
f. The project requires the removal of some ornamental trees and a small portion of a
decroative lawn around the propsoed addition and does not require removal of any other
existing native trees;
g. The project's design meets the stated objectives of the Hillside Guidelines to preserve the
inherent characteristics of the hillside site, displays sensitivity to the natural hillside
setting and compatibility with nearby hillside neighborhoods, and maintains a strong
relationship to the natural setting by minimizing grading and retaining existing on-site
trees; and
h. The project's design minimizes grading, retains a majority of the project site in its natural
state, minimizes visual impacts, protects significant trees and natural resources, and the
City's Design Review Board has recommended that the project is a demonstrably
superior project with greater sensitivity to the natural setting and compatibility with and
sensitivity to, nearby structures.
5. The project design is not detrimental to the public health, safety or welfare, nor materially
injurious to properties or improvements in the vicinity, given that the project has been
reviewed by the appropriate agencies. The approval of the requested Environmental and
Design Review Permit will not in any way increase visibility of the house and consists of an
addition directly around the existing home and would not increase mass or bulk and has
minimal visibility from off site vantage points and surrounding properties.
BE IT FURTHER RESOLVED, that the City Council hereby approves Environmental
and Design Review Permit EDI 1-056 subject to the following conditions:
4
Environmental and Design Review Permit (ED 11-056), including Exception
Conditions of Approval
General and ongoing
Communitv Development Department, Planninv, Division
1. This Environmental and Design Review Permit and Exception to the Hillside Overlay
District's property development standards is approved to exceed the maximum allowed 6,500
sq. ft. size for a single family residence size by 2,017 sq. ft. for an existing residence. The
building techniques, materials, elevations and appearance of the project, as presented for
approval on plans prepared by Forsher + Guthrie, received May 11, 2012, shall be the same
as required for the issuance of a building permit. Minor modifications or revisions to the
project shall be subject to review and approval of the Planning Division. Modifications
deemed not minor by the Community Development Director shall require review and
approval by the original decision making body.
2. A 500 sq. ft. pool cabana, one second unit (above the existing detached garage) and a 7,000
sq. ft. arena structure that were part of the plans approved by PD 1701-H, were not built. The
approval of the second unit and the two structures is still valid and can be built in future upon
approval of a building permit as long as their location, design, materials and colors are the
same as approved. Any change in the location, design, materials and colors of these
structures would require an Environmental and Design Review Permit,
3. This Environmental and Design Review Permit (ED11-056) shall be valid for a period of one
(1) year from the date of final approval, or May 21, 2013, and shall become null and void if a
building permit is not issued or a time extension not granted by May 21, 2013.
4. No part of the existing landscape on the entire site shall be removed, except for the lawn and
some ornamental trees in the area of the proposed addition as shown on the approved plans.
5. Contractor Contact Information Posting: Prior to the issuance of building permits, the project
site shall be posted with the name and contact number of the lead contractor in a location
visible from the public street.
6. Construction Hours: Construction hours shall be limited to 7 a.m. to 5 p.m., Monday through
Friday and Saturday from 9:00 a.m to 5:00 p.m. Construction shall not be permitted on
Sundays or City -observed holidays. Construction activities shall include delivery of
materials, arrival of construction workers, start up of construction equipment engines,
playing of radios and other noises caused by equipment and/or construction workers arriving
at or on the site.
7. On -Site 1,44htinz: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances. laws and regulations. Lighting fixtures shall be of a
5
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
8. Archeological Features: In the event that archaeological features, such as concentrations of
artifacts or culturally modified soil deposits including trash pits older than fifty years of age,
are discovered at any time during grading, scraping, or excavation within the property, all
work shall be halted in the vicinity of the find, the Planning Division shall be notified, and a
qualified archaeologist shall be contacted immediately to make an evaluation. If warranted
by the concentration of artifacts or soils deposits, an archaeologist shall monitor further work
in the discovery area.
If human remains are encountered during grading and construction, all work shall stop in the
immediate vicinity of the discovered remains and the County Coroner and a qualified
archaeologist shall be notified immediately so that an evaluation can be performed. The
Coroner shall contact the Native American Heritage Commission, if the remains are deemed
to be Native American and prehistoric, so the "most likely descendant" can be designated.
Prior to issuance of a Building Permit
Communitv Development Department, Planning Division
9. Plans submitted for a Building Permit shall include a plan sheet, which incorporates these
conditions of approval.
10. All mechanical equipment (i.e., air conditioning units, meters and transformers) and
appurtenances not entirely enclosed within the structure (on side of building or roof) shall be
screened from public view. The method used to accomplish the screening shall be indicated
on the building plans and approved by the Planning Division.
Communitv Development Department, Building Division
11. A building permit is required for the proposed work. Applications shall be accompanied by
three (3) complete sets of construction drawings to include: (larger projects require 4 sets of
construction drawings)
a. Architectural plans
b. Structural plans
c. Electrical plans
d. Plumbing plans
e. Mechanical plans
f. Fire sprinkler plans (Deferred Submittal to the Fire Prevention Bureau)
g. Structural Calculations
h. Truss Calculations
i. Soils reports
j. Green Building documentation
k. Title -24 energy documentation.
12. The design and construction of all site alterations shall comply with the 2010 California
Residential Code, 2010 California Building Code, 2010 Plumbing Code, 2010 Electrical
Code, 2010 California Mechanical Code., 2010 California Fire Code, 2010 California Energy
on
Code, 2008 Title 24 California Energy Efficiency Standards, 2010 California Green Building
Standards Code and City of San Rafael Ordinances and Amendments.
13. Each building must have address identification placed in a position that is plainly legible and
visible from the street or road fronting the property. Numbers painted on the curb do not satisfy
this requirement. In new construction and substantial remodels, the address must be internally
or externally illuminated and remain illuminated at all hours of darkness. Numbers must be a
minimum 4 inches in height with i/2 inch stroke for residential occupancies and a minimum 6
inches in height with '/Z inch stroke for commercial applications. The address must be
contrasting in color to their background SMC 12.12.20.
14. School fees will be required for the project. School fees for residential construction are
currently computed at $2.05 per square foot of new living area, Commercial space is
computed at $0.33 per square foot of new building area. Calculations are done by the San
Rafael City Schools, and those fees are paid directly to them prior to issuance of the building
permit.
15. This project is subject to the City of San Rafael Green Building Ordinance. A sliding scale is
applied based on the valuation of additions or renovations to single family or duplex
residential projects. Upon submittal of a building permit application, based on project
valuation incremental energy efficiency tools will need to be included as part of the
application.
16. At the new theater room provide artificial lighting per 2010 CRC R303.1 exception 2.
17. At the new theater room provide artificial ventilation per 2010 CRC R303.1 exception 1.
18. It appears that the project meets the requirement for an automatic sprinkler system
installation as defined in Municipal Code Chapter 903.2 (3ii). All buildings in excess of three
thousand (3,000) square feet which have more than ten percent (10%) floor area added within
any three-year period requires a automatic sprinkler system installation. Therefore, fire
sprinklers may be required throughout the building. Determination for fire sprinklers will be
conducted during the Building Permit review, so indicate which rooms are to be altered,
and/or added, this will include areas within the home where sheet rock is removed to access
for electrical or structural changes. A Separate deferred application by a C-16 contractor
would be required.
19. This property is located in a Wildland-Urban Interface (WUI) area. Provide a written
Vegetation Management Plan (VMP) submitted to the San Rafael Fire Department. This
VMP must be completed and verified prior to final approval. Refer to City of San Rafael
Ordinance 1856 that may be viewed at tvww.citvofsanrafael.ori/fire,.e�etation, or you may
contact the Fire Department at (415) 485-5067 and talk to Deputy Fire Marshal John Lippitt
for any questions or comments.
Public Works Department
20. Prior to issuance of a building permit, the applicant shall provide a geotechnical report
regarding the adequacy of the soil to support this development and detail the type of footing
W
system necessary. This report shall document any slides in the area and their repair within the
construction envelope. Show the limits of grading on the plan.
21. The plans submitted for application for building permit shall show all drainage systems for
the structure. Roof drains shall be hooked up to the existing drainage system.
22. The plans submitted for application for a building permit shall show quantity of cut and fill
on plans. Excavation greater than 50 cubic yards shall require a grading permit prior to
construction from the Department of Public Work at 111 Morphew Street, San Rafael.
23. The plans submitted for application for a building permit shall include and make part of the
project plans, the sheet: "Pollution Prevention — It's part of the plan".
Prior to Occupancy
Communitv Development Department, Planning Division
24. Prior to occupancy, the applicants shall contact the Community Development Department,
Planning Division, to request a final inspection. This inspection shall require a minimum of
48-hour advance notice.
25. All exterior lighting shall be shielded down. Following the issuance of a certificate of
occupancy, all exterior lighting shall be subject to a 30 -day lighting level review by the
Police Department and Planning Division to ensure compatibility with the surrounding area.
I, ESTHER C. BEIRNE, Clerk of the City of San Rafael, hereby certify that the forgoing
resolution was duly and regularly introduced and adopted at a regular meeting of the City
Council held Monday, the 21s' of May, 2012, by the following vote, to wit:
AYES: COUNCIL MEMBERS: Connolly, Heller, Levine, McCullough & Mayor Phillips
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ESTHER C. BEIRNE, City Clerk
E
RESOLUTION NO. 12-06
RESOLUTION OF THE SAN RAFAEL PLANNING COMMISSION RECOMMENDING TO
THE SAN RAFAEL CITY COUNCIL APPROVAL OF AN ENVIRONMENTAL AND
DESIGN REVIEW PERMIT (EDI 1-056), INCLUDING AN EXCEPTION TO THE GROSS
BUILDING SQUARE FOOTAGE STANDARDS FOR HILLSIDE PROPERTIES, TO
ALLOW A 2,017 SQ. FT. ADDITION (COMPOSED OF A 268 SQ. FT. CRAFTS ROOM,
1,214 SQ. FT. THEATER ROOM, 535 SQ. FT. ATTACHED COVERED COURTYARD AND
A 622 SQ. FT. DETACHED GARAGE) TO AN EXISTING 6,500 SQ. FT. SINGLE FAMILY
RESIDENCE ON AN APPROXIMATELY 8.9 -ACRE HILLSIDE -DESIGNATED PLANNED
DEVELOPMENT LOT (PD 1701-H) AT 1499 LUCAS VALLEY ROAD (APN: 165-010-89)
WHEREAS, on August 5, 1996, the City Council adopted Ordinance 1701 to reclassify
(ZC96-04) the subject property from Planned Development — Hillside Overlay District (PD -H) to
a revised PD (PD 1701-H), adopted a Resolution certifying a Mitigated Negative Declaration for
the project and adopted a Resolution approving a Master Use Permit (UP96-29) and an
Environmental Design Review Permit (ED96-48). These approvals approved the development of
a single family residential estate proposed at 1499 Lucas Valley Road; and
WHEREAS, following the project approval, the applicant and property owner at that
time obtained appropriate building permits and completed construction of a 6,500 sq. ft. single
family residence, a 1,100 sq. ft. detached garage and a 3,700 sq. ft. barn as permitted but did not
build a second unit above an existing detached garage and two of the permitted accessory
structures (500 sq. ft. pool cabana and a 7,000 sq. ft. covered arena) in accordance with the
previous approvals; and
WHEREAS, on March 14, 2011, the applicant applied to the Community Development
Department for a Zoning Determination (INF 11-001) to inquire about the level of review that
would be required for a proposed 2,017 sq. ft. addition to the existing 6,500 sq. ft. residence; and
WHEREAS, on April 14, 2011, the Community Development Department provided a
written response to the Zoning Determination request and determined that the PD zoning
(PD1701-H) for the property allows deviations to the gross building square footage limit for the
single family home and thus a PD Rezoning would not be required. The adopted PD for this site
(PD1701-H) states "The single family residence shall be limited to a maximum 6,500 sq. ft.
unless an Exception is granted by the City Council consistent with the Hillside Guidelines."
Thus, the written response to the Zoning Determination states that for the applicant to pursue this
proposed project to add 2,021 sq. ft. to the single family home, thev would need to apply for an
Environmental and Design Review Permit. including an Exception to Hillside Standards. but that
a PD Rezoning would not be required for the proposed addition, and
WHEREAS. on .Tule 27. 2011. an application for an Environmental and Design ReN iewy
Permit. including an Exception to the Hillside Standards (ED] 1-056). was filed with the
Community Development Department. requesting approval for a 2.017 sq. ft. addition to the
existinc 6.500 sq. ft. residence. consisting of a 268 sq. ft. crafts room. 1,214 sq. ft. theater room.
535 sq. ft. attached covered courtyard and a 622 sq. ft. detached garage: and
ATTACHMENT 3.
WHEREAS, on August 25, 2011, the project application was deemed incomplete for
processing and identified additional information to be added to the plans to provide the required
information to allow the City to continue processing the project; and
WHEREAS, revised plans that addressed the incompleteness items were resubmitted and
on February 6, 2012, based on a review of the resubmitted information, the project application
was deemed complete for processing; and
WHEREAS, in February, 2012, the applicant planted six (6) Live Oak trees in the
vicinity of the residence which was not reflected in the submitted plans, and
WHEREAS, on March 6, 2012, the San Rafael Design Review Board (DRB) conducted
a public meeting, including required public notice. and reviewed the proposed project. The DRB
unanimously recommended approval of the project design (by a vote of 5-0) with the inclusion
of a requirement to provide five (5) additional, 15 -gallon Live Oak trees to provide some
screening from the hiking trail located to the east of the property; and
WHEREAS, upon review of the application, the project has been determined to be
exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to
Section 15301.e.2 which exempts additions to existing structures provided the expansion will not
result in an increase of more than 10,000 sq. ft. if the project is in an area where all public
services and facilities are available and the area in which the project is located is not
environmentally sensitive; and
WHEREAS, for the Planning Commission review, the applicant revised the project plans
to incorporate the six (6) Live Oak trees that were planted in February 2012;
WHEREAS, on April 24, 2012, the San Rafael Planning Commission held a duly -
noticed public hearing on the proposed project, accepting all oral and written public testimony
and the written report of the Community Development Department staff; and
WHEREAS, the Planning Commission discussed the matter of five (5) additional Live
Oak trees recommended by the Design Review Board and determined that the planting of the
additional trees was unnecessary. On a 5-2-0 vote (Commissioners Pick and Wise absent), the
Planning Commission adopted Resolution No. 12-03 recommending to the City Council
conditional approval of the Environmental and Design Review application; and
WHEREAS, the Planning Commission makes the following findings of fact related to
the Environmental and Design Review Permit and the Exception:
Environmental and Design Review Permit (EDI 1-056), including Exception
Findings of Fact
1. The proposed project to allow an Environmental and Design Review Permit and Exception to
the Hillside Overlay District's property development standards for a 2.017 sq. ft. addition to
the maximum allowed 6,500 sq. ft. for an existing single family residence is in accord with
the folloNvin- General Plan Policies:
ATTACHMENT 3.
a. Land Use Policy LU -10 (Planned Development Zoning) in that the subject property is
already zoned Planned Development (PD1701-H);
b. Land Use Policy LU -12 (Building Heights) in that the existing and proposed 19314 -ft.
building height is well within the 30 -ft. allowed maximum height;
c. Land Use Policy LU -23 (Land Use Map and Categories) in that residential uses
(among other uses) are allowed uses under the Hillside Residential designation of the
property;
d. Community Design Policy CD -15 (Participation in Project Revieiv) in that notice for
the project hearings were mailed to all property owners, residents, neighborhood
groups and interested parties within 300 feet of the project site;
e. Safety Policy 5-26 (Fire and Police Services) in that the existing and proposed
development complies with Fire Codes;
£ Safety Policy 5-31 (New Development in Fire Hazard Areas) in that the proposed
additions would be required to comply with the applicable standards for fire
protection.
2. The proposed project meets the objectives of the Zoning Ordinance, and the purposes of
Chapters 12 Hillside Development Overlay District and 25 Design Revieti, given that the
project has been reviewed by the Design Review Board and Planning Commission for
compliance with the Hillside Property Development Standards and design criteria in Chapter
25 to ensure that the design is compatible with the neighborhood and hillside design criteria,
as required by the General Plan. The proposed 2,017 sq. ft. addition to the maximum
allowed 6,500 sq. ft. single family residence is not consistent with the gross building square
footage limitation of the Hillside Property Development Standards and PD Zoning. In
accordance with the PD Zoning, a deviation to the gross square footage limit is allowed
subject to the review and approval of an Exception. The application included a request for an
Exception and findings to approve the Exception are provided below. The project is
consistent with the remaining PD standards regarding setbacks (front 100 ft., sides 20 ft., rear
25 ft.), 20% lot coverage (5.38% proposed), 34.4% natural state (85.3% proposed) and
maximum building height 30 ft. (19'/2 ft. proposed).
3. The project design is consistent with applicable site, architecture and landscaping design
criteria and guidelines for the district in which the site is located given that the proposed
addition complies with Planned Development District (PD1701-H) requirements and has
been reviewed by the City's Design Review Board and recommended for approval. Separate
findings have been made below to grant Exception to the single family residence size. The
project is consistent with the remaining PD standards regarding setbacks (front 100 ft., sides
20 ft., rear 25 ft.), 20% lot coverage (5.38° o proposed), 34.4% natural state (85.31/'0 proposed)
and maximum building height 30 ft. (191/2 ft. proposed).
4. Under Zoning Ordinance Section 14.12.040 (Exceptions). findings to grant an Exception to
allow an increase in the maximum building size over 6.500 sq. ft. are appropriate for this
project given that:
a. The project design is in keeping} with the surrounding development because the adjoining
properties are large undeveloped open space or sparsely developed agricultural
proeprties.
ATTACHMENT 3,
b. The proposed additions would not have any visual impacts on the adjoining properties,
would not be visible from any public right of way and would result only in minimal
addition to the footprint of the existing development ;
c. The project would not change the currently existing natural state of 85.3% compared with
the required natural state of 34.4% due to the property being an 8.9 -acre single family
residential estate;
d. The project would provide a 5.38% lot coverage where 20% lot coverage is required.
e. The proposed exterior color and materials are not visible from any public right of way
due to the proposed additions being very well screened by existing vegetation;
£ The project requires the removal of some ornamental trees and a small portion of a
decroative lawn around the propsoed addition and does not require removal of any other
existing native trees;
g. The project's design meets the stated objectives of the Hillside Guidelines to preserve the
inherent characteristics of the hillside site, displays sensitivity to the natural hillside
setting and compatibility with nearby hillside neighborhoods, and maintains a strong
relationship to the natural setting by minimizing grading and retaining existing on-site
trees; and
h. The project's design minimizes grading, retains a majority of the project site in its natural
state, minimizes visual impacts, protects significant trees and natural resources, and the
City's Design Review Board has recommended that the project is a demonstrably
superior project with greater sensitivity to the natural setting and compatibility with and
sensitivity to, nearby structures.
5. The project design is not detrimental to the public health, safety or welfare, nor materially
injurious to properties or improvements in the vicinity, given that the project has been
reviewed by the appropriate agencies. The approval of the requested Environmental and
Design Review Permit will not in any way increase visibility of the house and consists of
addition directly around the existing home and would not increase mass or bulk and has
minimal visibility from off site vantage points and surrounding properties.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission does hereby
recommend that the City Council approve an Environmental and Design Review Permit and
Exception for the project, subject to the following conditions of approval:
Environmental and Design Review Permit (ED 11-056), including Exception
Conditions of Approval
General and ongoing
Community Development Department, Planning Division
1. This Environmental and Design Review Permit and Exception to the Hillside Overlay
District"s property development standards is approved to exceed the maximum allowed 6.500
sq. ft. size for a single family residence size by 2.017 sq. ft. for an existing residence. The
building techniques, materials. elevations and appearance of the project. as presented for
approval on plans prepared b}- Forsher Guthrie, dated received r\pril 4, 2012, shall be the
same as required for the issuance of a building permit. Minor modifications or revisions to
the project shall be subject to review and approval of the Planning Division. Modifications
deemed not minor by the Community Development Director shall require review and
approval by the original decision making body.
ATTACHMENT 3.4
2. A 500 sq. ft. pool cabana, one second unit (above the existing detached garage) and a 7,000
sq. ft. arena structure that were part of the plans approved by PD 1701-H, were not built. The
approval of the second unit and the two structures is still valid and can be built in future upon
approval of a building permit as long as their location, design, materials and colors are the
same as approved. Any change in the location, design, materials and colors of these
structures would require an Environmental and Design Review Permit.
3. This Environmental and Design Review Permit (EDI 1-056) shall be valid for a period of one
(1) year from the date of final approval, or , and shall become null and void if
a building permit is not issued or a time extension not granted by
4. No part of the existing landscape on the entire site shall be removed, except for the lawn and
some ornamental trees in the area of the proposed addition as shown on the approved plans.
5. Contractor Contact Information Posting: Prior to the issuance of building permits, the project
site shall be posted with the name and contact number of the lead contractor in a location
visible from the public street.
6. Construction Hours: Construction hours shall be limited to 7 a.m. to 5 p.m., Monday through
Friday and Saturday from 9:00 a.m to 5:00 p.m. Construction shall not be permitted on
Sundays or City -observed holidays. Construction activities shall include delivery of
materials, arrival of construction workers, start up of construction equipment engines,
playing of radios and other noises caused by equipment and/or construction workers arriving
at or on the site.
7. On -Site Li2htin2: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
8. Archeological Features: In the event that archaeological features, such as concentrations of
artifacts or culturally modified soil deposits including trash pits older than fifty years of age,
are discovered at any time during grading, scraping, or excavation within the property, all
work shall be halted in the vicinity of the find, the Planning Division shall be notified, and a
qualified archaeologist shall be contacted immediately to make an evaluation. If warranted
by the concentration of artifacts or soils deposits. an archaeologist shall monitor further work
in the discovery area.
If human remains are encountered during grading and construction. all work shall stop in the
immediate vicinity- of the discovered remains and the County Coroner and a qualified
archaeologist shall be notified immediately so that an evaluation can be performed. The
Coroner shall contact the Native American Heritage Commission, if the remains are decined
to be Native American and prehistoric. so the "most likely descendant's can be designated.
ATTACHMENT 3.
Prior to issuance of a Building Permit
Communitv Development Department, Planning Division
9. Plans submitted for a Building Permit shall include a plan sheet, which incorporates these
conditions of approval.
10. All mechanical equipment (i.e., air conditioning units, meters and transformers) and
appurtenances not entirely enclosed within the structure (on side of building or roof) shall be
screened from public view. The method used to accomplish the screening shall be indicated
on the building plans and approved by the Planning Division.
Communitv Development Department, Building Division
11. A building permit is required for the proposed work. Applications shall be accompanied by
three (3) complete sets of construction drawings to include: (larger projects require 4 sets of
construction drawings)
a. Architectural plans
b. Structural plans
c. Electrical plans
d. Plumbing plans
e. Mechanical plans
£ Fire sprinkler plans (Deferred Submittal to the Fire Prevention Bureau)
g. Structural Calculations
h. Truss Calculations
i. Soils reports
j. Green Building documentation
k. Title -24 energy documentation.
12. The design and construction of all site alterations shall comply with the 2010 California
Residential Code, 2010 California Building Code, 2010 Plumbing Code, 2010 Electrical
Code, 2010 California Mechanical Code, 2010 California Fire Code, 2010 California Energy
Code, 2008 Title 24 California Energy Efficiency Standards, 2010 California Green Building
Standards Code and City of San Rafael Ordinances and Amendments.
13. Each building must have address identification placed in a position that is plainly legible and
visible from the street or road fronting the property. Numbers painted on the curb do not satisfy
this requirement. In new construction and substantial remodels, the address must be internally
or externally illuminated and remain illuminated at all hours of darkness. Numbers must be a
minimum 4 inches in height with '/2 inch stroke for residential occupancies and a minimum 6
inches in height with / inch stroke for commercial applications. The address must be
contrasting in color to their background SMC 12.12.20.
14. School fees will be required for the project. School fees for residential construction are
currently computed at $2.05 per square foot ol` neN�, living area. Commercial space is
computed at $0.33 per square foot of new building area. Calculations are done by the San
Rafael City Schools, and those fees are paid directly to them prior to issuance of the building-
permit.
uildingpermit.
ATTACHMENT 3.
15. This project is subject to the City of San Rafael Green Building Ordinance. A sliding scale is
applied based on the valuation of additions or renovations to single family or duplex
residential projects. Upon submittal of a building permit application, based on project
valuation incremental energy efficiency tools will need to be included as part of the
application.
16. At the new theater room provide artificial lighting per 2010 CRC R303.1 exception 2.
17. At the new theater room provide artificial ventilation per 2010 CRC R303.1 exception 1.
18. It appears that the project meets the requirement for an automatic sprinkler system
installation as defined in Municipal Code Chapter 903.2 (3ii). All buildings in excess of three
thousand (3,000) square feet which have more than ten percent (10%) floor area added within
any three-year period requires a automatic sprinkler system installation. Therefore, fire
sprinklers may be required throughout the building. Determination for fire sprinklers will be
conducted during the Building Permit review, so indicate which room are to be altered,
and/or added, this will include areas within the home where sheet rock is removed to access
for electrical or structural changes. A Separate deferred application by a C-16 contractor
would be required.
19. This property is located in a Wildland-Urban Interface (WUI) area. Provide a written
Vegetation Management Plan (VMP) submitted to the San Rafael Fire Department. This
VMP must be completed and verified prior to final approval. Refer to City of San Rafael
Ordinance 1856 that may be viewed at www.citvofsanrafael.ore/fireveaetation, or you may
contact the Fire Department at (415) 485-5067 and talk to Deputy Fire Marshal John Lippitt
for any questions or comments.
Public Works Department
20. Prior to issuance of a building permit, the applicant shall provide a geotechnical report
regarding the adequacy of the soil to support this development and detail the type of footing
system necessary. This report shall document any slides in the area and their repair within the
construction envelope. Show the limits of grading on the plan.
21. The plans submitted for application for building permit shall show all drainage systems for
the structure. Roof drains shall be hooked up to the existing drainage system.
22. The plans submitted for application for a building permit shall show quantity of cut and fill
on plans. Excavation greater 50 cubic yards shall require a grading perinit prior to
construction from the Department of Public Work at 111 Morphew Street, San Rafael.
23. The plans submitted for application for a building permit shall include and make part of the
project plans, the sheet: "Pollution Prevention -- Its part of the plan-.
EN IM4118110MIMR3
Prior to Occupancy
Communitv Development Department, Plannina Division
24. Prior to occupancy, the applicants shall contact the Community Development Department,
Planning Division, to request a final inspection. This inspection shall require a minimum of
48-hour advance notice.
25. All exterior lighting shall be shielded down. Following the issuance of a certificate of
occupancy, all exterior lighting shall be subject to a 30 -day lighting level review by the
Police Department and Planning Division to ensure compatibility with the surrounding area.
The foregoing Resolution was adopted at the regular meeting of the City of San Rafael Planning
Commission held on the 24" day of April 2012.
Moved by Commissioner Colin and seconded by Commissioner Robertson as follows:
AYES: Commissioners: Colin, Lang, Robertson, Sonnet and Vice Chair Paul
NOES: Commissioners: None
ABSENT: Commissioners: Pick and Chair Wise
SAN RAFAEL PLANNING COMMISSION
ATTEST: BY:
Paul A. Jensen, Secretary Larry Paul, Vice -Chair
ATTACHMENT 3.
ORDINANCE NO. 1701
AN ORDNANCE OF THE CITY OF SAN RAFAEL AMENDING THE
ZONING MAP OF THE CITY OF SAN RAFAEL, CALIFORNIA, ADOPTED
BY REFERENCE BY SECTION 14.01.020 OF THE MUNICIPAL CODE OF
SAN RAFAEL, CALIFORNIA, SO AS TO RECLASSIFY CERTAIN REAL
PROPERTY FROM PD (PLANNED DEVELOPMENT) DISTRICT TO THE PD
(PLANNED DEVELOPMENT) DISTRICT
(RE: ZC96-4, 1499 Lucas Valley Road, AP NO. 165-010-89)
(Single -Family Estate)
THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAN AS FOLLOWS:
WHEREAS, the existing Planned Development District does not contain development standards
and the property owner has requested a zone change to a Planned Development District that
would permit a single family residential estate; and,
WHEREAS, on July 23, 1996 the San Rafael Planning Commission has held a duly noticed
public hearing on the proposed amendment to the zoning map as required by State law and has
considered all written correspondence, verbal testimony and the staff report relevant to the
proposed amendment, and recommended to the City Council approval of the proposed zone
amendment: and,
WHEREAS, the San Rafael City Council has held a duly noticed hearing on the proposed
amendment to the zoning map as required by State law and has considered written
correspondence, verbal testimony and the staff reports relevant to the proposed amendrnent; and.
WHEREAS, the San Rafael City Council finds that the Development Plan is consistent with the
General Plan, adopted neighborhood plans and other applicable City plans or policies because the
project is consistent with the following General Plan Policies: LU -9a. hillside Resource
Residential, LU -19, Design Approach, LU -21, Building Height, LU -22, Bz-,y and Hillside Vietis 4_
LI' -29, Tte? Prescrlation, LU34, Residential Site Design, LU -35, Project Dcsign Considerations,
LU 36, Additional Community Design Map Considerations, C-1, Level of Se-rr ice. Circulation
Policy C-4, Trip Allocation, C-18 Area Transportation Improsernent Programs, S-3, I:tii of
hazard Nlap; in Development Re%iev.. S 4. Guo!o is Revives., S-5, Seals anj Geolor c Rev,c, .
S- 1;, Seismic S..fety of Nev. ButldmLs. S-2 1. Fir:-' Safety of Ntw Dcvc1optn"nt. and
Revio%=. c -f Dc%eltpment Proiects: and.
WHEREAS, the S: n Rafael Cit} Council cil find1, that the resicl_nti<. de-, t+,p.nen` "ill c,�nsti,ut,, c,
-esidet. ial ene ironnient of stt;utincci end ,tahil.'v i lm n., -i'% with file ,_har:it:br :af
Die surround,nr neighborhood, and Nvhcrc ai-plicab1c, adequate open space vital: be pi-videri
ATTACHMENT 4.
because development standards are incorporated in the planned district and the proposed nine
residential units have been reviewed by the City's Design Review Board and through project
revisions, the development is a design compatible with the surrounding neighborhood, and,
WHEREAS, the San Rafael City Council finds that the applicant demonstrates that public
facilities are provided to sere the anticipated population because the site is located in an area
that is developed and public facilities are available and will be installed as part of the project;
and,
WHEREAS, the San Rafael City Council finds that the development is improved by deviations
from typical Zoning Ordinance property development standards because the development has
been reviewed by the City's Design Review Board and through revisions the project has
developed standards and designs that are compatible with the neighborhood; and,
WHEREAS, the San Rafael City Council finds that the auto, bicycle and pedestrian traffic
system is adequately designed for circulation needs and public safety. Emergency vehicle access
is provided to serve the proposed development because the project has been reviewed and
conditioned by the appropriate agencies and the auto, bicycle and pedestrian traffic system has
met circulation needs and public safety and emergency vehicle access is provided.
TI IE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES FURTHER ORDAIN AS
I=09alva
DIVISION 1. The Zoning Map of the City of San Rafael, California, adopted by reference by
Section 14.01.020 of the Municipal Code is amended by reclassifying the following real property
from PD (Planned Development) District to PD (Planned Development ) District. Said property
so reclassified is located at 1499 Lucas Valley Road, San Rafael, as shown on County Assessor's
Parcel Number 165-010-89, per legal description attached as Exhibit "B".
DIVISION 2. Any development of this property shall be subject to the conditions outlined in
Exhibit "A", Single Family Residential Estate Planned District, which is attached hereto and
nnaUe a part hereof.
DIVISION 3. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any
reason Itelc: to be ini alid, su h decision shodl not affect the vali,riit; of the remaining portions c}'
this Ordinance. The Courcil 'hereby declares that it would have ridopted the Ordinance and e.rch
secl;nn, subsedion, s,mten,_c, cl 7 e, or phra5- thcreo:, lrre,,ype tivc of the fact that any one or
more section, subsection, sentence, clause, or phrase be declared invalid,
ATTACHMENT 4.
DIVISIO:'v 4. This ordinance shall be published once in full before its final passage in a
newspaper of general circulation, published and circulated in the City of San Rafael, and shall be
in full force and effect thirty (30) days after its final passage.
ALBERT I BORO, Mayor
Attest:
JL ANNE M. LI:ONCINI, City Clerk
The foregoing Ordinance Number 1701 was read and introduced at a regular meeting of the
City Council of the City of San Rafael on the 5`h day of August, 1996 and ordered
passed to print by the following vote, to wit:
AYES: COUNCILMEMBERS: Heller, Miller, Phillips and Mayor Boro
NOES: COUNCILMEMBERS Nene
ABSENT: COUNCILMEMBERS: Cohen
and will come up for adoption m an ordinance of the City of Scan Rafael at a regular meeting of
the Council to be held on the _ 19'h day of August, 1996.
J AN'7E M. LEONCINI, City Clerk
ATTACHMENT 4..
EXHIBIT "A"
SINGLE-FAMILY RESIDENTIAL ESTATE
PLANNED DEVELOPMENT DISTRICT
PROPERTY DEVELOPMENT STANDARDS
I. Purpose of the Planned District
The purpose of establishing this Planned District (PD -H) Hillside Development Overlay
District for a Single -Family Residential Estate is to regulate the development of an
approximately 8.9 acre parcel located at 1,199 Lucas Valley Road. The intent of this PD -H
District accomplishes the following:
A. To promote clustered development within appropriate areas, avoiding the most sensitive
areas.
B. To encourage innovative design and site planning for the estate and to establish flexible
property development standards that will provide an integrated approach to a functional
and aesthetically pleasing development plan.
C. To establish open space areas within the property as identified within the development
plan.
D. To accommodate a variety of uses and structures evithin the site that may be phased over
tune.
The PD -11 District zoning classification will ensure the development of the site in accordance
with the provisions of these property development regulations. The project development plan
and property development regulations may be modified by the City Council and project
sponsor in the future to reflect changes in uses and additions of structures within the site.
II. Development Standards
The Single -Family Residential Estate Planned District shall be developed in conformance
with the Hillside Design Guidelines and the development plans, associated drawings
submitted with the PD as listed in the Exhibits section, and the development standards set
forth belolk. Minor modifications to the development plan, residence and accessory structure
location and design, and landscape plans shall be allowed subject to approval by the Planning
Director,
A. Minimum Site Area - The single-family residential estate is to be retained as one 8.9 acre
parcel.
B. Residential Density - Maximum density is 0.5 du/acre for a maximum of 4 units which
may consist of the following uses and structures with a
corre>ponding approximate arta.
Single-family residence with tw o car garage 0,500 sq. ft.
Detached two car garage with upper story second
residential unit/exercise room 1,100,;q ft.
Pool and cabana with bathrooms, ecuipment room and patio 500 sq. ft.
Barn with caretakers quarters 330(1 sq ft.
C-overed riding arena -.000 so. ft.
Total
I8,800 sq, ft
One additional second r•:,,idential :snit may he per jitt<-d as necste•i ir, the future subject t('
a Conditional Use Permit approved by the Planning Commission.
C. INLaximum Let Co',e,age - '20"' for the Planned
D. M;l ximutn Building 13eight - 20 feet or;is per appreved plans I:stcd i€, the Exhibit section
ATTACHMENT 4.
E. Setbacks
All development shall provide the following minimum setbacks from the property line as
shown by the Planned District Development Plan. Front, rear and side setbacks exclude
minor plane extensions such as chimneys, bay windows etc.
Front - 100 feet
Side - 20 feet
Rear - 25 feet
Entrance monuments, gates, and associated structures have no minimum m setbackrequirement. Padlock enclosures have a five (5) foot minimum setback.
E Natural State -The natural state requirement shall be the same as required by the hillside
Design Guidelines.
G. Off-street Parking - Off-street parking shall be the same as required by the hillside
Design Guidelines and Zoning Ordinance
H. Trip Allocations
The Planned District site is allocated four (4) trips as per General Plan 2000, Appendix B.
Trip generation shall be calculated based on the following rates:
Single -Family Residence 1.00 trips/unit
Dwelling units e1,000 sq. ft. 0.85 trips/unit
Dwelling units >1,000 sq. ft. 1.00 trips/unit
1. Fencing - Fencing shall be installed in accordance with the development plan and
elevation drawings attached to this PD.
I AdditionsMiodifications
All additions or modifications shall be subject to design review by the City and shall
conform to the Hillside Design Guidelines. The single-family residence shall be limited
to a maximum of 6,500 sq. ft. unless an exception is granted by the Cita' Council
consistent with the Hillside Design Guidelines.
U1. Permitted Uses
Permitted uses consist of the following primary uses and accessory uses. Uses not specified
Below shall be subject to determination by the City of San Rafael.
A. Primary uses
1. One single-family estate home
B. Accessory uses
1. Detached two cat garage with upper story second unit/exercise room
I Pool and cabana tiviti bathro.�ms, equipment tof)la and patio
3. Barn with c ueta ors quarters. office, horst: stat 1. tack room. ha} storag ares:,
groo=ming area, pasture area and other accessory :yes and facilities cu:t:)3tt£ir I
appUrtena nt to privtrte equestrian stat;atures and operation,,
4. Covered riding arena with other accessory uses anti acih'ies customarily appurte-n;::.t
to private cqursirian stru.tures and operations,
i. Patio, deck and balcony covers.
6. Othcr utes and accessory bt::ldings customarily -pur€er.,:r:t to a met-mittt°d
u q, in accord.:ncc i=rith the provisions of the Zoning Ordin.Ix.C.
7. Temporary construction offices in a construction trailer or building on the site until
the completion of construction. There may also be a temporary workshop and storage
facility onsite.
C Conditional Lisis
1. Any additional second residential units beyond the above permitted accessory uses.
IV. Exhibits
Exhibits on file with the Planning Department include the following:
A. House and Accessory Stricture elevations, floor plans and sections prepared by
Farrell@Faber c& Associates, as shown on Sheets I through 4, dated April 1996.
B. Barn floor plan and elevations and covered riding arena elevations and section plans
prepared by Jeffrey H. Waterman, as shown on Sheets AI and A3, dated May 1996.
C. Landscape plans prepared by Lufkin Landscape Architects, as shown on Sheets Ll and
L", dated May 1996.
D, Site, grading and driveway plans and driveway profile prepared by 1. L. Schwartz
Associates, Inc., as shown on Sheets I and 2, dated May 1996.
A'T'TACHMENT 4.
EXHIBIT "B"
LEGAL DESCRIPTION
All that certain property situate in the City of San Rafael, County of Marin, State of
California, described be!ow as follows:
Beginning o4the Westerly terminus ofthat certain course described inthe deed from
Thomas A.Nunes e\ux,mthe County ofMarin, recorded onJanuary 5.1981.ua
Instrument No. 01O0259Marin County Records, having bearing ofNorth 48"58'32^
West and a length of 116.12 feet being the Southerly boundary line of the Old Lucas
Valley Road and the Easterly boundary line of that certain parcel of land conveyed to
Horatio R.K4n|ona.etux.bydeed dated July 24.1959and recorded July 2H.1359in
Book 1298 of Official Records at Page 208, Marin County Records; and running thence
along the said Easterly line of Horatio R. Molone parcel South 56" 20' 21 " West (called
South 54"n0'West insaid deed dated July 24.1S5S).O42.90feet 1uthe Southeasterly
corner ofsaid Moionnparcel; thence leaving said k8n|oneboundary line South 81"O9'
22''West 3BG8Sfeet; thence South 19nO8'22''West 1O2.53feet; thence South 81"52'
3G''East 484.31 hant thence North 38"48'22''East 63422feet; thence South 23"31'
01"East 14S.3Ofeet; thence South 55"5G'12''East 48.83feet; thence North 36"58'
33^East 277Ufeet; thence North 22.O6' 17'East 75.85feet; dbonma 18" 1O'47~ East
27S.U4feet; thence North 2V"28'10'East 181.G8feet nuthe said Southerly boundary
line of the Old Lucas Valley Road; thence along said Southerly line North 4O"5S'32'
West 8O.88feet tothe point ufbeginning.
ATTACHMENT
4
-1 ��, NOTICE OF PUBLIC HEARING - CITY COUNCIL
ff�J You are invited to attend the City Council hearing on the following proposed project:
PROJECT: 1499 Lucas Valley Road — Environmental and Design Review Permit and Exception to add a 268 sq. ft. crafts room, 1,214 sq. ft.
theater room, 535 sq. ft. attached covered courtyard and a 622 sq. ft. detached garage. The property is currently developed with a single
family residence and several accessory structures. Approval of an Exception is required to allow the single family residence to exceed the
maximum allowed 6,500 sq. ft. (8,517 sq. ft. proposed) on an approximately 8.9 -acre, hillside designated Planned Development lot with an
average 9.4% slope; APN: 165-010-89; Planned Development District (PD1701-H); Matt Guthrie, applicant; Michael Stone, owner; Case
Number: ED11-056.
As required by state law, the project's potential environmental impacts have been assessed. Planning staff recommends that this project will not have a
significant effect on the environment and is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) under Section
15301. e.2 (Additions to existing structures provided the expansion will not result in an increase of more than 10, 000 sq. ft. if the project is in an area where all
public services and facilities are available and the area in which the project is located is not environmentally sensitive). if the Planning Commission determines
that this project is in an environmentally sensitive area, further studies may be required.
MEETING DATE/TIME/LOCATION: Monday, May 21, 2012, 7:00 p.m. City Council Chambers, 1400 Fifth Ave at D St, San Rafael, CA
FOR MORE INFORMATION: Contact Sarjit Dhaliwal, Project Planner at (415) 485-3397 or sarjit.dhaliwal@cityofsanrafael.org. You can
also come to the Planning Division office, located in City Hall, 1400 Fifth Avenue, to look at the file for the proposed project. The office is open
from 8:30 a.m. to 5:00 p.m. on Monday and Thursday and 8:30 a.m. to 12:45 p.m. on Tuesday, Wednesday and Friday. You can also view the
staff report after 5:00 p.m. on the Friday before the meeting at httr)://www.citvofsanrafael.orci/meetings
WHAT WILL HAPPEN: You can comment on the project. The City Council will consider all public testimony and decide whether to approve or deny the
application.
IF YOU CANNOT ATTEND: You can send a letter to the Community Development Department, Planning Division, City of San Rafael, P. O. Box 151560, San
Rafael, CA 94915-1560. You can also hand deliver it prior to the meeting.
At the above time and place, all letters received will be noted and all interested parties will be heard. If you challenge in court the matter described above, you may be limited to
raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered at, or prior to, the above referenced public
hearing (Government Code Section 65009 (b) (2)).
Judicial review of an administrative decision of the City Council must be filed with the Court not later than the 90`" day following the date of the Council's decision. (Code of Civil
Procedure Section 1094.6)
Sign Language and interpretation and assistive listening devices may be requested by calling (415) 485-3085 (voice) or (415) 485-3198 (TDD) at least 72 hours in advance. Copies
ofdocuments are available in accessible formats upon request.
Public transportation to City Hall is available through Golden Gate Transit, Line 22 or 23. Para -transit is available by calling Whistlestop Wheels at (415) 454-0964.
To allow individuals with environmental illness or multiple chemical sensitivity to attend the meetinglhearing, individuals are requested to refrain from wearing scented products.
1
r -
O O O O O O O O O O O O O O O O O rt' O
O O O m m O O O O O O O O CA O O () O 6) O
IT d d d• d d' d' d IT It IT IT d' IT d rt• IT IT rt O
O O O 0) O O 0) O O O) (3) O O O m OZ O O O LO
LO
n �
�- 'IT
N rn
W
�aaaaaaaaaaaaaaaaaaaa
�nUUUUUUUUVUUUUUUVUUUU
_! J J -I J -i J J -i-jJ J J J J J J>- -i J
W W W W W W W W W W W W W W W W W W W W
aaaaaaaaaaaaaaaaa-Jaa
LL. LL LL LL LL LL.. LL LL LL LL. LL LL LL LL LL LL Ll -i LL H
cl� ofcj� or� Of ctiy- Oftj� iy- Q� a,- [if Of of of> w ry
>'ZZzZZZzZzzZzzZzZzJzz
rt' Cf'
r'
ry p
p p �
W W J =
hhhhhhhhhhl-f-I-W W>Z-
U U U U U U U U U U U U U ry U U zo
J U U U Lo
(n O
p o o rn O= m
p Lo O co S3 N I-- ( N 00 ;r "4-00 00 N (0 U) Lo ch Lo O O
a N LO N N N (N N- - M M M ct It M M n
06 N p
m a p F- h
orf W W U) U)
Lu p Qpp
> 06 OSS a � OZS p W W
%-a06D( O C,5 06 ?> Baa af
p F-
cr-h _
oa-,06� > pW`6�ZZ
p ®w LLI
O Z LL= U W� 0 0 a °' °
(�CCQ® LLUa �a -r
D p
w 0r-) U)���-��Ovz0O�U( c
paw—��''S �h) Z cZ
C� O F— Qa ry � Q� m �Z o
QaaU)UWa U=tea 8)CL << �F- a.
Z 2EO Z W=� O m �': O 0 7> 0 2 2 O w u.. U
c
c
m
lei
Vo
0
0
N
a
L _
i CU
LO M U7 (O N M M d' t(? N N M" N 00 O O
p M O O 0 0 0 (D (D W W 00 CQ
t t t t t t t t t t t t t t t t t t
- O N N N N N O O O O 3;
(0 p
N d d' d d' d V V- ct• tet• 1f' Nt• tet' �h O O O O
t t t t t t t t t t e t t t t i t t
(1� (O C9 (0 (t) (C) (O (O (O (D (O (O (O (O (D (D (D (0 (0 (1 (U
W r r— C— — [— -- l— r — — l— r [— r P r 2 0
CITY OF
Meeting Date: April 24, 2012
Community Development Department— Planning Division Agenda Item:
P. O. Box 151560, San Rafael, CA 94915-1560 Case Numbers: ED1 1-056
PHONE: (415) 485-3085/FAX: (415) 485-3184 Project Planner: Sarjit Dhaliwal — (415) 485-3397
REPORT TO PLANNING COMMISSION
SUBJECT: 1499 Lucas Valley Road - Environmental and Design Review Permit and Exception to
add a 268 sq. ft. crafts room, 1,214 sq. ft. theater room, 535 sq. ft. attached covered
courtyard and a 622 sq. ft. detached garage to an existing single family residence. The
property is currently developed with a single family residence and several accessory
structures. Approval of an Exception is required to allow the single family residence to
exceed the maximum allowed 6,500 sq. ft. (8,517 sq. ft. proposed) on an approximately
8.9 -acre lot with an average 9.4% slope; APN: 165-010-89; Planned Development
District (PD1701-H); Matt Guthrie, applicant; MiIhael Stone, owner; Case Number:
ED1 1-056 - d
EXECUTIVE SUMMARY
, op)
The proposed project is a request to approve. ro ental and Design Review Permit and an
Exception to add a 268 sq. ft. crafts room, 1,2 s . theater room, 535 sq. ft. attached covered
courtyard and a 622 sq. ft. detached garage tLexisting single family residence located on an
approximately 8.9 -acre site. The current proposal would increase the residence size to 8,517 sq. ft.
Under the Hillside property's current Planned Development (PD1701-H) zoning, an Exception to the
PD1701 is required for any addition that would result in the single family home exceeding 6,500 sq. ft. In
order to grant an Exception, findings would need to made that the design meets the objectives of the
hillside design guidelines, minimizes grading, retains more of the project site in its natural state,
minimizes visual impacts, protects significant trees, or protects natural resources and results in a
demonstrably superior project with greater sensitivity to the natural setting and compatibility with and
sensitivity to nearby structures. The above findings can be made by the City Council, upon the
recommendation of the Design Review Board and the Planning Commission. Staff believes based on the
project design, the above findings can be made since the proposal would add only minimal visibility and
mass to the already developed area on the property. Due to the Hillside zoning of the property the
proposed addition also requires an Environmental and Design Review Permit.
The PD1701-H does not restrict the size or number of accessory structures on this property as long as
the property complies with the setback requirements (100 -ft. front, 20 -ft. sides and 25 -ft. rear); maximum
building height of 30 ft.; 20% lot coverage-, and 34.4% natural state requirements. The proposal complies
with these standards. Public Works Department, Building and Fire Prevention and Marin County Parks
Department have reviewed the project, did not express any concern and recommended approval of the
project without any special conditions or requirements. The Design Review Board reviewed the project
on March 6, 2012 and unanimously recommended approval of the project with the recommendation for
planting of five 15 -gallon Live Oak trees to provide some screening for the residence from a hiking trail
through the hills west of the property. The current plans incorporate this recommendation.
ATTACHMENT 6.'
REPORT TO PLANNING COMMISSION - Case No: ED11-056 Page 2
It is recommended that the Planning Commission adopt the attached resolution recommending
conditional approval of the project application to the City Council.
:141 : y
Address/Location: 1499 Lucas Valley Road ( Parcel Number(s): 165-010-89
Property Size: 8.9 acres (387,684 sq. ft.) Neighborhood: ( Lucas Valley
Site Characteristics
General Plan Designation I Zoning Designation Existing Land -Use
Project Site: Hillside Residential
North: Unincorporated area
South: OS (Open Space)
East: OS
West: OS
PD(1701)-H (Planned
District)
Unincorporated area
P/OS (Parks/Open Space
District)
P/OS
P/OS
Site Description & Setting:
The subject parcel is located on Lucas Valley Road, sout
Court intersection (Exhibit 1: Vicinity Map). Lucas Valley Rc
in this area and is improved with one lane and a bic e
located on Lucas Valley Road, the site is the onl r ei
There are two adjoining properties which are larg ots
single family residence. The other is a County op c
north (partial length), south and east property lines.
Single Family
Residential Estate
Single Family Residence
Open Space
Open Space
Open Space
he cas Valley Road and Mount Muir
a County road with a 48 -ft. right-of-way
I in each direction. Of all the properties
within the City of San Rafael jurisdiction.
one to the north of the property contains a
lot which wraps around the property along
The project site is an upsloping property with an average slope of 9.4%. Although the property does not
have an average slope of 25% or over, it is considered as Hillside property since the property is
designated Hillside Residential by General Plan 2020. The front 400 feet of the property is gently
upsloping. From that point on, the property has a steeper upslope with the eastern portion of the property
sloping more than the driveway (western) side. A long driveway is located along the western side of the
property. The driveway provides access to an open equestrian arena and 3,700 sq. ft. barn located
towards the front of the property, and to the existing single family residence with a pool, two -car attached
garage, and a two -car detached garage with second story exercise room located towards the rear of the
property. The front of the property does not contain a lot of trees whereas the steeper area in middle of
the property contains a large number of trees which screen the existing development at the rear of the
property.
The existing development on the property was approved by the City Council in accord with a Planned
Development Ordinance (PD1701-H) adopted for the development on August 5, 1996 (Exhibit 3).
Under the Hillside Resource Residential General Plan designation, the property could have been divided
into four (4) separate single family lots. However the applicant at that time proposed to maintain the site
as a single family estate. Therefore, in consideration of the size of the site and the fact that subdivision
into 4 lots was not proposed, the PD was ultimately adopted to allow more development on one single
family than is typically allowed for hillside properties. This allowance was based on the fact that the
property was large (8.9 acres), only had a 9.4% average slope, located in a rural area where the
ATTACHMENT 6.'
REPORT TO PLANNING COMMISSION - Case No: EDI 1-056
Page 3
proposed development would be either far removed from any public right of way or screened behind
existing landscape and the project did not propose to subdivide the property The PD1701-H Zoning
established the following standards for development on this property:
Minimum Site Area
8.9 acre parcel
Front Setback
100 ft.
Side Setback
20 ft.
Rear Setback
25 ft.
Lot Coverage
20%
Natural State
34.4%
Single Family Residence with 2 -car
6,500 sq. ft.
garage
Detached 2 -car garage with upper story 1,100 sq. ft.
second residential unit/exercise room
Pool and Cabana with
equipment room and patio
Barn with caretakers quarters
Covered riding arena
Total
bathrooms, 500 sq. ft.
3,700 sq. ft.
7,000 sq. ft.
18,800 ". ft.
The adopted PD allowed two second units (one above the
a caretaker unit) in addition to the main single family I
additional second residential unit in future subject to a5
The PD did not restrict the size or number of ac
s
is
limited the Single Family Residence size at 6, S
exception to be granted by the City Council cons ac
amendment to the PD.
a ch
pgarage and the other in the barn as
and contains a provision to allow one
it approval by the Planning Commission.
uctures. Further, as stated above, the PD
however, allowing its expansion with an
the Hillside Design Guidelines and without
Of the approvals allowed by PD1 701 -H, the applicant has built most of the improvements, but has not yet
built the one second unit above the detached garage, the 500 sq. ft. pool cabana and a 7,000 sq. ft.
structure for the existing equestrian open arena. Since these the second unit and the two structures are
already approved under the PD and were approved by the original Design Review Permit, the property
owners have the option of building them after obtaining building permits as without any further approvals
(unless design changes are made). These two additional structures are not proposed as part of this
application.
The application for an Environmental and Design Review Permit proposes to add single story additions
of a 268 sq. ft. crafts room, 1,214 sq. ft. theater and 535 sq. ft. covered courtyard attached to the existing
6,500 sq. ft. single family residence and a new 622 sq. ft. detached garage. With the additions, the total
size of the Single Family Residence would be 8,517 sq. ft.
The property is accessed with a long driveway off Lucas Valley Road. The proposed project would not
modify the existing driveway. The proposed additions would be attached to the south and west of the
existing residence. The proposed detached garage would be located 8 ft. north of the existing detached
REPORT TO PLANNING COMMISSION - Case No: ED11-056 Page 4
garage. The proposed additions along with the existing residence would be screened from public view
from Lucas Valley Road.
The proposed additions to the Single Family Residence would have hip roofs and materials and colors
would match the existing residence as follows:
• Concrete tile roofing
• Fascia and gutter painted to match existing
• Cement plaster siding to match existing
• Dual pane, Low E windows, prefinished aluminum clad window frames, frames to match existing
• Wrought iron hand and guardrail at outside access to crafts room
• Wrought iron security gate.
The initial submittal of this project did not include any new landscaping. However, the Design Review
Board (DRB) recommended planting of five (5), 15 -gallon Live Oak trees to provide some screening from
the hiking trail located to the west of the proposed development. The current plans incorporate the DRB
recommendation by proposing to plant six (6) 15 -gallon Live Oak trees. No new external lighting is
proposed at this time. Only fine grading is proposed to prepare building pads. Any increase in drainage
due to new additions would be added to the existing drainage pattern.
ANALYSIS
San Rafael General Plan 2020 Consistency:
The proposed project is consistent with the applicable San Rafae e e ra Ian policies as follows:
LU -10 (Planned Development Zoningl in thatbj t roperty is already zoned Planned
Development (PD1701-H). The PD1 701-H Sect' II. . itions/Modifications allows additions to
the existing 6,500 sq. ft. Single Family Residen ugh an Exception. The proposed project is
requesting approval of an Exception to the existing PD District to allow for an increase in the
square footage of the single family residence from 6,500 sq. ft. to 8,517 sq. ft.
LU -12 (Building Heights) in that the existing and proposed 193/ -ft. building height is well within
the 30 -ft. allowed maximum height.
LU -23 (Land Use Map and Categories), in that residential uses (among other uses) are allowed
uses under the Hillside Residential designation of the property.
CD -15 (Participation in Project Review) in that notice for the project hearings were mailed to all
property owners, residents, neighborhood groups and interested parties within 300 feet of the
project site.
S-26 (Fire and Police Services) in that the existing and proposed development complies with Fire
Codes.
Zoning Ordinance Consistency:
Planned District (1701-H)
As stated in the Background section above, due to the large size (8.9 acres) of the project site that could
have been divided into four (4) lots, the PD1701-H was adopted in 1996 to allow more development on a
single family lot than is typically allowed for hillside properties. A typical hillside property is allowed a
maximum of 6,500 sq. ft. floor area, regardless of the size of the lot, whereas the PD1701-H Zoning
established the single family residence size at 6,500 sq. ft., allowed two second dwelling units but did not
ATTACHMENT 6.
REPORT TO PLANNING COMMISSION - Case No: EDI 1-056 Page 5
restrict the size or number of accessory structures. Further, the PD1701-H zoning also established large
setbacks and reduced lot coverage of 20%.
According to the PD1701-H subsection J. Additions/Modifications of Section II. Development Standards,
an Exception would be required for the single family home to exceed 6,500 sq ft (currently proposed to
be 8,517 sq. ft.). According to SRMC 14.12.040 Exceptions to Property Development Standards,
approval of an Exception to the maximum 6,500 sq. ft. allowed for the single family residence would
require the following findings:
A. The project design alternative meets the stated objectives of the hillside design guidelines to
preserve the inherent characteristics of hillside sites, display sensitivity to the natural hillside
setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship to
the natural setting, and
B. Alternative design solutions which minimize grading, retain more of the project site in its natural
state, minimize visual impacts, protect significant trees, or protect natural resources result in a
demonstrably superior project with greater sensitivity to the natural setting and compatibility with
and sensitivity to nearby structures.
The above findings can be made by the City Council, upon the recommendation of the Design Review
Board and the Planning Commission, when the applicant has demonstrated, that the proposed design
carries out the objectives of this chapter. Staff believes the proposed project carries out the objectives of
hillside development in that the proposed project would provide ak lot coverage of 5.38% where 20% is
allowed, maintain the existing natural state of 85.30% where 'is required, protect significant trees
and the project would not be visible from public right of w '-,1h presjct would not need any grading or
tree removal; the addition would mainly infill the area ar axisting Residence and would minimally
-:.
change the developed footprint. Further, the Design Re _rew`tfid supported the project.
Chapter 12 - Hillside Development Overlav District
The PD1701-H zoning district for the property estates all other development standards of Chapter
12, except gross building square footage, stepback height and Ridgeline Development. The project is
consistent with Chapter 12 of the Zoning Ordinance in terms of stepback height and Ridgeline
Development. Consistency with gross building square footage criteria is discussed above. The PD1701-
H zoning establishes the single family residence size to be a maximum of 6,500 sq. ft. unless an
Exception is granted by the City Council consistent with Hillside Design Guidelines.
Chapter 25 Environmental and Desiqn Review Permits
The project is consistent with design criteria of Chapter 25 of the Zoning Ordinance in that the project
design, including its building scale, materials and colors, is consistent with the existing residence. Due to
the rural nature of the area, there is no neighborhood development to compare the proposed project
with. The Design Review Board reviewed the project for consistency with Hillside Design Standards as
discussed below and recommended approval of the design as presented with a condition to plant five (5)
Live Oak trees to screen the existing development and the proposed additions from an existing hiking
trail located to the west of the property.
San Rafael Design Guidelines:
As discussed above, the project is generally consistent with the San Rafael Residential Design
Guidelines criteria regarding building design, building scale, building height, front landscaping, roof
shapes, windows, driveways and parking areas, and lighting.
Hillside Design Guidelines:
The Hillside Design Guidelines Checklist prepared for this project is attached (Exhibit 4). The project
complies with maximum building height, required natural state, stepback height, preservation of
significant trees, hillside grading and drainage, driveway and parking design, reduction of building bulk,
REPORT TO PLANNING COMMISSION - Case No: ED11-056 Page 6
hillside architectural character and site lighting. However, as stated earlier the project does not comply
with the maximum allowed 6,500 sq. ft. for a single family residence, for which an Exception request is
being processed and discussed previously.
The project was reviewed by the Design Review Board (DRB) on March 6, 2012 (Commissioner Sonnet
served as Planning Commission liaison). No one addressed the DRB regarding this project. There are no
written minutes from the meeting that DRB meetings are now video recorded. A video of the actual
proceedings from the meeting can be viewed at:
httiD://www.citvofsanrafael.ora/meetings by clicking on the "video" link for the March 6, 2012 Design
Review Board meeting.
In summary, by a unanimous vote of 5-0, the DRB recommended approval of the addition, including the
Exception to the gross building square footage limit, to the Planning Commission and City Council. The
Board supported the project as presented, finding that due to the large size of the property and the
screened location of the proposed additions, the project would not impact any other surrounding private
property or the public vantage points and the proposed additions would not be visible from Lucas Valley
Road. In order to screen the visibility of the proposed additions along with the existing development from
a hiking trail located to the west of the property, the DRB recommended, planting of five (5) 15 -gallon Live
Oak trees. The current plans include the proposal for planting of the six l(6) trees, one tree more than that
recommended by the DRB. -ffi
ENVIRONMENTAL DETERMINATION
The proposed project is exempt from the requireme , ",`off #-California Environmental Quality Act
(CEQA), pursuant to Section 15301(e).1) of the CEQA;_uiclines which exempts additions to existing
structures less than 10,000 square feet.
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and
occupants within a 300 -foot radius of the subject site, and all other interested parties, 15 calendar days
prior to the date of all meetings, including this hearing. Public notice was also posted on the subject site
15 calendar days prior to the date of all meetings, including this hearing.
No phone calls or written public correspondence was received regarding the proposed project during the
DRB stage of the project processing and during the current Planning Commission process by April 19,
2012.
•' •
The Planning Commission has the following options:
1. Approve the application as presented. (staff recommendation)
2. Approve the application with certain modifications, changes or additional conditions of
approval.
3. Continue the applications to allow the applicant to address any of the Commission's
comments or concerns.
4. Recommend denial of the project and direct staff to return with revised Resolution.
ATTACHMENT 6.
REPORT TO PLANNING COMMISSION - Case No: ED11-056
EXHIBITS
--,t--- Afic"/LiDcation- Map,
-
---2---Draft Res ufiorr
-3-. -,-Pfa--Devefopment-(-PDT7-011 y-
4. Hillside Design Guidelines Checklist
5. Letter from applicant, dated January 24, 2012
Reduced (11"x17" Reductions) Size Project Plans (Distributed to PC Members Only)
ATTACHMENT 6.
Page 7
ij,
ATTACHMENT 6.
Page 7
COMPLIANCE CHECKLIST
HILLSIDE RESIDENTIAL DESIGN GUIDELINES MANUAL
The following checklist summarizes development guidelines and standards. See the appropriate
section for a complete explanation of the item.
A "yes" indicates the project complies with the recommendation, a "no" indicates it does not. N/A is
the abbreviation for "not applicable."
This checklist is intended to measure overall design quality. The manual incorporates standards and
suggested guidelines to insure high quality projects. Standards are indicated with an asterisk and
are mandatory. They are indicated in the text by the term "shall". Exceptions to standards can only
be granted by the City Council (indicated by a *) or the specific hearing body designated in the
Manual (indicated by a +). Guidelines are recommendations and are indicated in the text by the
term "should." Staff and Design Review Board will be guided by compliance with these guidelines
in making their recommendations on the project design. The project architect or engineer must
justify any variations. Only projects with high quality designs will be approved.
Zonin! Standards (Chat)ter III, Hillside Residential Development Sndards)
Y N_ NA
✓ Natural State Requirement (25% + 9.4°l0 ofig�. dope)
Required 34.4% Proposed 85,43/1`.'
✓ * Gross Building Square Footage (250(Ysq. ft. +-- 10% of lot size, maximum of 6,500 sq.
ft.) RESIDENCE: Approved and existing: b;500 max. gross sq. ft., Proposed: 8,517
gross sq. ft.;
TOTAL GROSS BUILDING SQ. FT.: Approved 18,800 sq. ft., Existing: 11,300 sq. ft.,
Proposed: 21,439 sq. ft.
✓ * Building Height (24 feet measured from natural grade).
J * Building stepback (20 foot height limitation on walls within 15 feet of the building
envelope limit, encroachment allowed along 25% of building length).
✓ +Setback Waiver proposed (permitted for a distance of not more than 12 of the required
setback with DRB approval and special findings, requires compensating increase in
setback on opposing setback).
✓ * Ridgeline prohibition of development within 100 vertical feet of a visually significant
ridgeline.
✓ • Parking requirement of two additional spaces on substandard streets.
✓ * Lot standards of minimum sizes and widths established in Subdivision Ordinance.
IV.A. Desitin Guidelines Applicable to All Hillside Residential Development Proiects
I`i A 1. Preservation of Existing Natural Features:
1 f lmkl 1
✓ 1-Iaintains mature trees and preserves significant vegetation.
✓ 1/linimizes grading and alterations of natural land forms with balanced cuts and fills.
✓ Drainage minimizes off-site impacts and preserves natural drainage courses.
✓ Roads and streets located and landscaped to minimize visual impacts.
EXHIBIT 4
✓ Access provided to open space areas.
MA2. Preservation of SiLynificant trees
V N NA
✓ Retains significant trees or criteria for removal is met and *replacement criteria of 3:1
with 15 gallon trees is met.
✓ Existing trees are preserved by avoiding grading in the dripline, or change in grade or
compaction. Arborist's recommendations are met.
IVA3. Hillside Gradinu and Drainaize
Y
7
Grading is minimized and all grading maintains a natural appearance with slopes of 2:1
to 5:1. Grading within 20 feet of property lines is minimized or similar to existing
adjacent slopes.
✓ Terracing uses incremental steps and visible retaining walls are of a minimum height
and use stone or earth colored materials.
Pads are of a minimum size for structures and open space (Pads for tennis courts and
swimming pools are discouraged).
✓ Off-site drainage impacts are minimized and drainage pf avca erosion and damage
to on-site and adjacent properties. Impervious surfaceA are minimized and storm water
from roofs is conveyed to a comprehensive site drdivago `system. Storm drainage
improvements and drainage devices create a natural appearance.
Debris Collection and overflow routes are pro vided where needed and located to
minimize visual impacts.
✓ Erosion control plans and revegetation plan provided.
✓ Geotechnical review has been done and mitigation measures will not substantially
modify the character of the existing landform, expose slopes that cannot be re -vegetated
or remove large areas or existing mature vegetation. Existing geologic hazards have
been corrected.
IVA4. Lot Configuration, Buildint! Setbacks and Location (Complete for Subdivisions)
Y N NA
✓ Lot configurations provide a variety of shapes based on topography and natural features
and lot lines are places on the top, not the toe. of the slope.
✓ Flag lots with a common drive are encouraged.
✓ Building setbacks are varied or staggered.
✓ Building locations are not located near visually prominent ridgelines and existing X-ieNv
of residences are respected.
✓ * Front yard setbacks are minimized on downhill lots.
IVA5. Street Lavout, Drive -,N av and Parkine DesiLan
Y N NA
✓ Streets use narrower street xvidths if it reduces grading. visual impacts are minimized
by terracing, any retaining wails. and split roadways are encouraged.
Street layout follows the natural -rade and long stretches of straight road are
avoided. Proper sight distances are maintained.
✓ + Street grades do not exceed 18 % or have received an exception.
✓ 0 Driveway grades do not exceed 18% or an exception has been granted. Parking has
been designed so that vehicles will not back out into substandard streets. Driveways
over 18% have grooves and asphalt driveways are not proposed on slopes over 15%.
✓ Parking bays are established or if parallel parking is permitted it is located on one side
only and limited to 8 feet in width.
IVA6. Reduction of Building Bulk on Hillsides
Y N NA
✓ — The building steps up the slope and/or has been cut into the hillside.
Roof forms and rooflines are broken up and parallel the slope. The slope of the roof
does not exceed the natural contour by 20%.
✓ Overhanging or elevated decks and excessive cantilevers are avoided.
Large expanses of a wall in a single plane are avoided on downhill elevations.
✓i Building materials blend with the setting.
IVA7. Hillside Architectural Character
Y N NA -
✓ Rooflines are oriented in consideration of views from adjacent areas and properties.
✓ Gabled, hip and shed roof forms with a moderated pitch are encouraged. Changes in
roof form accompanied with offsets in elevations are encouraged. Flat roofs with
membranes or built up roofing materials are discouraged when visible.
✓ Multi-Buildin4 Proiects have different floor elevations to achieve height variation and
avoid long continuous building masses. Articulated facades and variations in roof
forms are required. Buildings near hillside rims have a staggered arrangement and are
screened with planting.
✓ Building Materials, texture and color meet criteria and color coordinate with the
predominant colors and values of the surrounding landscape. Building walls and
roofs are of recommended materials.
✓ Walls, fences and accessory structures are compatible with adjacent buildings and are
designed to respect views. Front yard fences are of an open design and provide a
landscaped buffer. Walls and materials are of appropriate materials.
✓ • Retaininv walls meet height restrictions of 4 feet on upslopes and 3 feet on
downslopes. Terraced retaining walls are separated by a minimum of three feet and
landscaped. Retaining walls holding back grade to accommodate a patio or terrace
conform to the natural contours as much as possible and excessively high retaining
walls are prohibited.
✓ * Decks do not create excessively high distances between the structure and grade.
✓ x Mechanical equipment is screened from view.
IV.A8. Planting Design for Hillside Residential Development
Y N NA
✓ Major rock outcroppings and planting patterns of native plants and trees are respected
and retained. Replacement trees are planted with irregularly grouped trees which
EXHIBIT 4
retain a similar appearance from a distance.
✓
New plantings have been selected for their effectiveness of erosion control, fire
resistance and drought tolerance and consider neighbors' views. Native plants are
used.
✓
* Irrigation systems and mulching are provided.
✓
Existing scarred or graded areas with high visibility are revegetated.
✓
Special planting guidelines for 2:1 slopes are followed.
Graded slopes have trees planted along contour lines in undulating groups and trees
are located in swale areas.
✓
Public rights-of-way are landscaped.
✓
Transition zones are planted in high fire hazard areas and building envelopes are
located to minimize risk to structures. Planting materials are ffe retardant.
Subdivisions have provided an arborist's report to analyz,Ire hazards.
IV.A9. Site Lighting
Y N NA
✓
Site lighting which is visible is indirect or incorporates full shield cut-offs. Adjacent
properties are not illuminated and light sources are not seen from adjacent properties
or public rights-of-way.
✓
Overhead lighting in parking areas is mounted at a maximum height of 15 feet and
does not interfere with bedroom windows.
✓
Overhead lighting in pedestrian areas does not exceed 8 feet in height and low-level
lighting is used along walkways.
✓
k Exterior floor lighting is located and shielded so that it does not shine on adjacent
properties. Decorative lighting to highlight a structure is prohibited and not shown.
IV.I3I. Subdivisions and Planned Development Projects
✓ Requirements for preservation of existing natural features, street layout and design,
hillside grading and drainage, and lot configuration, building setback and locations
have been met and building envelopes established on all lots.
✓ Cluster developments meet the following criteria: Flexible front and side setbacks are
provided; large expanses of flat areas, such as parking lots, are avoided; buildings are
sited with units having different floor elevations to achieve height variation; buildings
near hillside rims are sited in a staggered arrangement and screened with planting;
existing vegetation is retained; and flag lots which encourage terracing of buildings and
minimize cuts and fills are allowed.
✓ Long continuous building masses are avoided and groups of building are designed with
visible differences through materials. colors. forms and fayade variation. Facades are
articulated and rooflines avoid extended horizontal lines. Building facades have a
mixture of vertical and horizontal elements. but emphasize verticality. Alignments of
units are staggered horizontally and vertically to create unit identity. privacy at
entr} ways and in private outdoor spaces and to shape open space. Buildings may be
terraced and buildinu clusters are separated with expanses of open space.
IV.132 Single Familv Residences on Individual Lots
Y N NA
✓ Requirements for preservation of existing natural features, hillside grading and
drainage, reduction of building bulk, architectural character, and planting design are
met.
✓ * An exception is necessary to allow tandem parking on lots served by an access
drive if it minimizes the impact of hillside development.
✓ Common driveways are encouraged.
✓ * The driveway grade does not exceed 18% or an exception is required. Drainage
from the driveway is directed in a controlled manner. The finished grade of the
driveway conforms to the finished grade of the lot.
IV.113 Multi -family Residential Development
Y N NA
_
✓ Requirements for preservation of existing natural' features, hillside grading and
drainage, reduction of building bulk, architectural -character, site lighting and planting
design are met.
✓ Yard setbacks and group common and private open space meet zoning ordinance
requirements. A children's play area is provided on developments with over 25 units.
The site design utilizes opportunities such as outdoor decks, roof gardens, terraces,
bay windows, framing of views, pergolas, view lookouts, and sculptured stairs and
walkways.
✓ Large expanses of flat areas, such as parking lots. are avoided; buildings are sited with
units having different floor elevations to achieve height variation; buildings near
hillside rims are sited in a staggered arrangement and screened with planting; existing
vegetation is retained; and flag lots which encourage terracing of buildings and
minimize cuts and fills are allowed.
✓ Long continuous building masses are avoided and groups of building are designed
with visible differences through materials, colors. forms, and facade variation.
Building facades do not create a ground level wall of repetitive garage doors. Facades
are articulated and rooflines avoid extended horizontal lines. Building facades have a
mixture of vertical and horizontal elements, but emphasize verticality. Alignments of
units are staggered horizontally and vertically to create unit identity, privacy at
entryways and in private outdoor spaces and to shape open -space. Buildings may be
terraced and building clusters are separated with expanses of open space.
✓ Tuck under parking is encouraged. 10% of the parking lot area is landscaped or trees
planted as required by the zoning ordinance.
IV.C1 Hiehly Visible Rideeline Areas
✓ * Development is located within 100 feet of a significant ridgeline.
✓ Designs minimize grading and building pads. Structures and fences do not project
above the ridgeline and views of the natural ridge silhouettes is retained. Roads near
ridges and on slopes are desipned to accommodate grade and cut slopes are rounded
off.
IV.C2 Hillside DrainaLre Swales and DrainaLye Ravines
Y N NA
✓
* A hydrologic analysis has been prepared and inadequate on and off-site existing
hillside stonn drainage facilities will be replaced. Appropriate setbacks from
drainages have been established to preserve natural drainage patterns and public
safety. Slope stability hazards in watersheds have been studied and measures
proposed to protect downslope properties (Subdivisions)
✓
General plan setbacks from drainageways, creeks, and wetlands are met. (General
Plan standard, exceptions cannot be granted) Subdivisions and other major projects
have provided a biotic report to establish the appropriate setback.
✓
* Debris basins, rip -rap, and energy dissipation devices are provided when necessary
to reduce erosion when grading is undertaken. Significant natural drainage courses
are protected from grading activity and are integrated into project design. When
crossing is required, a natural crossing and bank protection is provided. Any brow
ditches are naturalized with plant materials and native rocks.
✓
Steam bank stabilization is done through stream rehabilitation and not through
concrete channels or other mechanical means. Stream planting utilizes indigenous
riparian vegetation.
IV.C3 Hillslope Habitat Areas
Y N NA
✓
Cluster housing is encouraged and provisions regarding reduction of building bulk on
hillsides, architectural character, and site lighting are followed.
✓
Existing vegetation is incorporated into the project design and used to screen
development from offsite views.
Indicate anv special requirements
Y N NA
r
✓
Geotechnical Review
✓
Drainage Report
✓
Biological Survey
✓
Arborist's Report
✓
Photo Montage and/or model
✓
Site Staking
Continents on overall vroiect compliance and des4m quality
The proposed development complies xvith all other hillside Development standards except for total
building square footage.
FORSHER+GUTHRIE
Planning eArchitecture . Development
RECEIVED
Robert Forsher Architect
JAN 2 6 2012 Matthew C. Guthrie Planner
PLANNING Greg Eicher Associate
lo H Street
San Rafael, California 94.901
Tel 415-459-1445
Fax 415459-1124
January 24, 2012
Mr. Raffi Boloyan
Principal Planner
City of San Rafael
Community Development Department
Planning Division
1400 Fifth Avenue
San Rafael, California
94901
Re: Stone Residence — 1499 Lucas Valley Road (A.P.# 165-010-89)
ED11-056
Mr. Boloyan;
On behalf of Michael and Sharon Stone, 1499 Lucas Valley Road property
owners, I am submitting the enclosed reviseddesign and exhibits for their
Environmental Review application and Hillside Standards Exception
(ED1 1-056) for an addition to their existing residence. The information
presented in this letter and the exhibits supersede that previously submitted
on July 25, 2011.
In summary, the Stones propose to add single story additions of a crafts
room, theater, covered courtyard and garage totaling 2,017 square feet to the
back of the existing 6,500 square foot residence and a 622 square foot
detached garage on their 8.9 acre parcel. A Development Plan for the
property, approved in 1996 (City Ord.# 1701), provided development
standards and established the requirement for an exception in order to
expand the residence. The following explanation and enclosed drawings
Y the proposed design and basis of findings for the exception.
FORSHER+GUTHRIE
Mr. Raffi Boloyan January 24, 2012 Page:2
Site Description/Setting:
The subject property extends 1400' from the 60' wide frontage on Lucas
Valley Road. The view from the public roadway is of flat landscaped terrain
with equestrian facilities. Halfway through the site, the driveway rises
through a mature grove of trees to the residence. The house is located
1,150' from the frontage on the elevated southern portion of the property and
is screened entirely from Lucas Valley Road by the existing trees.
The property is surrounded by 50 to 125 acre parcels designated as open
space or encumbered by agricultural contract. There is one house in the
vicinity, 460' at the closest point to the Stone residence and 40-ar"Alstant from
their mutual property line.
Property History:
Ordinance 1701, adopted by the San Rafael City Council in August 1996,
designated the site as a Single Family Residential Estate Planned District
and established standards for the development of the property.
The property development standards and current status are as follows:
Use: Area (square feet) Status
• Single family residence w/ two car garage 6,500 Built
• Detached two car garage with upper 1J00 Built
story second residential/exercise room
• Cabana with bathrooms, equipment room 500 Unbuilt
• Barn with caretakers quarters 3,700 Built
• Covered riding arena 7,000 Built not
covered
Total Permitted:
• One additional second residential may be Unbuilt
permitted as needed in the future subject
to a Conditional Use Permit
Project Description:
UL. UWAILWIL "I u %.,I -a
The -pr-Ject-onsists of a 2,017 square foot additwn of a
Y J� vv
theatre (1,214 sf.), covered courtyard (535 sf) to the existing residence and a
FORSHER+GUTHRIE
Mr. Raffi Boloyan January 24, 2012 Page:3
new detached garage (622 sf.) The design provides for the room additions to
be integrated into the rear of the residence by utilizing voids between the
existing structures. This placement of the rooms would reduce grading to an
absolute minimum, not affect any significant trees and natural resources or
disturb any further natural state areas on the property. The design of the
proposed additions incorporate building forms, scale, roofing design and
materials of the existing architecture elements.
The highest peak ridge of the new additions would be 19'-6", lower than the
highest peak of the existing residence — a structure that cannot be -seen from
the Lucas Valley Road public right of way.
City of San Rafael Ordinance No. 1701 establishes the development
standards for the property. Section U. J. defines a 6,500 square foot limit on
the size of the single family residence and provides for a City Council
approved exception to that limitation. The 2,017 square foot additions to
the residences are a minor modification to the existing development
standards and have been incorporated as an integral part of the approved
residential design. The 535 square foot covered courtyard, a portion of the
total area proposed, is already covered, albeit with a lattice roof. The original
design was found to meet the objectives of the Hillside Design Guidelines
and the placement, scale and design of the additions is compatible with those
same objectives.
Development Standards Consistency:
Please see the Project Information & Site Plan drawing A0.1 for a tabulation
of Development Standards.
Hillside Standards Exception:
We present that the addition to the single-family residence will continue to
be consistent with Hillside Residential Design Guidelines and that the
required findings for the exception to exceed 6,500 square feet can be made
on the following basis.
1. The proposed addition is well integrated into the original design of the
residence which was consistent with Hillside Residential Design Guidelines.
I? The cur. -en t size of the p 1. o p e i - ty (u.9 acres) would be in proportion t -U -
the proposed 8,517 square feet single family home.
+GUTH IE
Mr. Raffi Boloyan January 24, 2012 Page:4
3. The proposed addition would not visible from the public right of way
4. The residence addition is placed in an area that requires no additional
grading, does not reduce the amount of Natural State area below the
maximum required and protects significant trees and natural resources.
5. The proposed addition preserves the same inherent characteristics of
the hillside site, displays sensitivity to the natural hillside setting and
compatibility with nearby hillside neighborhoods and maintains the same
strong relationship to the natural setting in accordance with the findings by
the City in the approval of Ordinance No. 1701 of the original development.
We would appreciate your favorable consideration of this request and
request you contact us with any comments.
gards,
Matthew C. Guthrie
MA
CITY OF SAN RAFAEL
INSTRUCTIONS: USE THIS FORM WITH EACH SUBMITTAL OF A CONTRACT, AGREEMENT,
ORDINANCE OR RESOLUTION BEFORE APPROVAL BY COUNCIL / AGENCY.
SRRA / SRCC AGENDA ITEM NO.
DATE OF MEETING: May 21, 2012
FROM: Paul A. Jensen, Community Development Director
DEPARTMENT: Community Development
DATE: May 10, 2012
TITLE OF DOCUMENT: Stone Residence Addition — Request for an Environmental and Design Review
Permit and Exception to add a 268 sq. ft. crafts room, 1,214 sq. ft. theater room, 535 sq. ft. attached
covered courtyard and a 622 sq. ft. detached garage to an existing single family residence. The property is
currently developed with a single family residence and several accessory structures. Approval of an
Exception is required to allow the single family residence to exceed the maximum allowed 6,500 sq. ft.
(8,517 sq. ft. proposed) on an approximately 8.9 -acre lot with an average 9.4% slope
Departmeht` H4,ad-(sfgnature)
(LOWER HALF OF FORM FOR APPROVALS ONLY)
APPROVED AS COUNCIL AGENCY APPROVED AS TO FORM:
AGENDA ITEM:
4 24
"'J
LAI
-
City Whager(si6nature) City Attorney (signature)