HomeMy WebLinkAboutDRB 2016-08-02 #3/A gSS[1N..
CITY OF
,j
Community Development Department — Planning Division
Meeting pate: August 2, 2016
Case Numbers: CDR16-005
Project Planner: Kraig Tamborninrk415) 485-3092
Agenda Item: _
REPORT TO DESIGN REVIEW BOARD
SUBJECT: Chula Vista (Vacant Lots) —Conceptual Design Review of preliminary site plans and
building design concepts for development of up to six residences on infill hillside lots, including
conceptual plans for "Lot 5", with associated roadway improvement at the end of Chula Vista
Drive; APB's: 011-022-02, 03, 12, 13, 14, 16, 17, 18; R5 District; Eucalyptus Terrrace,
LLC/Don Henderson owner/applicant.
PROPERTY FACTS
The development project is located on a vacant hillside slope between Chula Vista Drive above and Fair
Drive below, west of the intersection of Fair Drive and Lincoln Avenue. The properties are historic lots of
record, a part of Chula Vista development which is comprised of a number of small, narrow parcels that
were created before the hillside subdivision regulations were enacted. These particular lots currently have
no improved street access, and the roadway system for the entire neighborhood is comprised of narrow
pavement and substandard street network.
The subject lots can be only currently be accessed via Fair Drive, to Coleman Drive to Chula Vista with no
alternate approaches available. The grades, turning radii and pavement width of the streets, particularly at
Coleman Drive, severely limit access to these lots by large trucks. The adjoining downslope vacant lots
have frontage and access from Fair Drive. The properties are designated R5 -H (Hillside Residential) and
Low Density Residential Land Use Designation in the San Rafael General Plan 2020.
Recently the City approved a roadway widening at Chula Vista associated with a lot consolidation and
design review approval for development at 207 Chula Vista Drive, which is currently at the end of Chula
Vista Drive and adjacent to the subject lots. The road extension required to serve 207 Chula Vista is also
currently under construction.
PROJECT DESCRIPTION
The applicant has submitted a request for conceptual review of a development plan for up to 6
additional homes on 8 existing vacant record parcels. The application does not include information
identifying lot slope, size or natural state characteristics of the proposed project sites. Therefore, it is
not possible to discuss whether the lots would be able to be developed with the envelopes as indicated
on the plan. It is extremely likely that the project will require a further widening of the roadway and
further consolidation of parcels to meet the City hillside development standards.
Based on the submittal package, this conceptual review is significantly limited in its scope. The
applicant has developed conceptual graphics for modern homes designed to integrated into a hillside
setting, and is seeking high level comment from the Design Review Board and residents on the road,
driveway and building design concepts. This includes the following:
➢ The proposed decorative fountain feature at Chula Vista and Coleman roadways.
➢ Consolidated driveway concepts.
➢ Building design elements and materials concepts for homes and driveways indicated in the
conceptual graphics.
9 Review of elevations and floor plans for proposed Lot 5.
The applicant's package also shows proposed utility extensions and connections needed to serve the
lots. A future phase is also indicated on the plan for remaining lots that extend to Coleman Drive.
ANALYSIS
In general terms, staff finds that materials, stepped building forms, including decks and understory
enclosures and broken floor planes to bring the building mass closer to grade all appear to be in
keeping with the hillside design requirements. The flat roof forms do not appear to conflict with the
setting, as presented. However, this cannot be readily determined without more detailed review of each
particular site.
Staff asks that the DRB provide feedback regarding any concerns, interests and recommendations for
development of these lots. Staff reiterates that it is not possible to provide much comment beyond the
general building and driveway design concepts and the roadway entry feature.
At time of formal submittal, the roadway design will be subject to further changes to meet Fire and
Public Works Department requirements. The site plans will also be subject to further design changes to
meet Building and Planning Division requirements.
NEIGHBORHOOD CORRESPONDENCE
Notice of the Conceptual Design Review was mailed to residents, property owners and the Lincoln/San
Rafael and Los Ranchitos neighborhood associations.
Staff received a written and verbal comment on the project in response to the notices. Concerns are
raised regarding access to these lots which is severely constrained. Construction vehicles and moving
trucks cannot navigate the "hairpin" and steep turn and Coleman and Fair Drive and must back up
Coleman to Chula Vista. In a similar way vehicles have been reported to back down Chula Vista to
access the 207 Chula Vista lot. Access is a significant concern of neighbors, as is traffic intensification
in this area that is served by undersized roads.
CONCLUSION
Staff asks that the DRB provide very broad feedback in response to the general design concepts and
regarding any concerns, interests and recommendations for development of these lots.
EXHIBITS
1. Vicinity Map
2. Comment letter (Coleman Project)
3. Plans (Eucalyptus Terrace)
2
v
C:
O
C j
M on
� v .
a
V c
Onv
� ro
onv•`v
Iv
v,
o
z
z 3
v
w v
�.
c
O
Q.
L
N
3
0
i
N
O
c
y
v1
2 C .bF v
E
O L
V
r00
m
Y
°
Q b v,
❑
o
H
o
T G
a
c
a+
E
vai
N
vw cc
Z €€ W H
2
�
a
Y
v
N
a,
O
Ln J
J
u
m u w
m �°�'
m c
U ° o'o I=- p
m
>
0 V
v Z
Z
N
v~- E
G
j
m
a w
Oa'
m
O
vi
n
vA
C,
v
"�
EXHIBIT
Kraig Tambornini
From: Dukexdeardu|ce@yohou.com^
Sent: Wednesday, July 27,2Ol67:46AK4
To: Kraig Tambnrnini
Subject: Coleman project
Hi
| live on Coleman and hope you guys know that this street is pretty narrow. My house rumbles when the large
trucks went bvwhen the road was pit inawhile back. One day avery large one even 'went backwards 'upthe
sireet.Side of the trees where inadvertently trimmed . The branches were left as debris for us to dispose of.
Plus trucks carne very dose to parked cars. The hill this construction isgoing to go on has had a few mud slides
over the years, Hope you know this.
| am glad people are investing in Ian Rafael but don't want the homes tVstart toslide. My life savings is in this
property.
Another home bsupposed tostart construction atthe lower part ofFair
.
Not sure exactly what |twill belike toget upand down the hill.
Thought I'd share afew concerns
Thanks
MacLeod
Sent from rnyiPhone