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HomeMy WebLinkAboutDRB 2018-05-08 #2ppr SAN RAFAE L THE CITY WITH A MISSION Comm Meeting Date: May 8, 2018 Case Numbers: LD17-065 Project Planner: Caron Parker (415) 485-3094 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 61 Gold Hill Grade -- Request for Environmental and Design Review Permit t4 construct a new single-family home on a vacant hillside lot; APN: 015-091-27; Single Family Residential - Hillside Overlay (R1 a -H) Zoning District; Brad Hubbell, Applicant; Ray Cassidy, Owner; Dominican/Black Canyon Neighborhood. PROPERTY FACTS Location General Plan Designation Project Site: Hillside Residential North: Open Space South: HR East HRR West: HR Lot Size SFD under construction Required: 1 acre (43,560 sf) Proposed: 47,297 sf Height' Allowed: 30' Proposed: 29' 11" Parking Required: 4; 2 covered, 2 guest Proposed: 4; 2 covered, 2 guest Min. Lot Width (New lots) Required: 100 feet Proposed: 175' average Outdoor Area OR Landscape Area Required: NIA Proposed: 14,485 sf Grading Total: 715 cu.yds Cut: 715 cu.yds Fill: 715 cu.yds Off -Haul; 0 Zoning Designation Existing Land -Use R1 a -H Vacant (PD -H) Open Space (City of San Rafael) (PD -1884) Vacant (Dominican Univ. owned) Rea -H Vacant (Dominican Univ, owned) R1a-H SFD under construction Lot Coverage (Max.) OR Natural State (Min.) Required Lot Coverage: 25% (11,824 sf) Proposed: 7% (3,310 sf) Required Natural State: 51.8% (24,299 sf) Proposed: 52.5% (24, 831 sf) Gross Building/Floor Area Allowed: 6,500 sf Max Proposed: 4,493 sf Upper Floor Area (Non -hillside residential) Allowed' NIA Proposed: NIA Setbacks Required Existing Proposed Front: 20' NIA 76' Side(s): 15' NIA 39'— 66' Ext. side: NIA NIA NIA Ped, side: NIA NIA NIA Bldg. sep: NIA NIA NIA Rear: 25' NIA 67' Tree Removal Tota I(No.ispecies): 15 Eucalyptus Requirement: 3:1 tree replacement for significant trees Proposed: 19 trees, 168 shrubs, assorted groundcovers " Hillside building height is measured from natural grade to top of rooVstructure at all points of the structure. Standard building height is measured from an established exterior finished grade elevation to mid -point of a sloped roof. ti illls: 1 The project proposes to construct a new single-family home on a vacate hillside parcel. The vacant lot was created as part of a 8 -lot subdivision approved by the Planning Commission in 2016 (TS16- 0011ED16-0161iS16-0011LLA16-001). As a condition of the subdivision approval, the existing driveway was widened and extended to the subject site. The new driveway and fire truck turnaround were already installed, prior to recordation of the Final Map. As park of the subdivision review process, the Design Review Board reviewed the conceptual home design proposed for the newly created vacant lot and recommended approval, with the condition that the applicant provide a preliminary landscape plan when the project returned to the Board for formal review. The current project is proposing a slightly different building footprint, and appears to be larger than the conceptual design reviewed by the Board in 2016 (see Exhibit 2, approved conceptual building footprint, ED16-015), and the new design also includes a lawn area and a pool, as well as a future outdoor kitchen area. In addition, a portion of 2 (two) retaining walls on site are over 4 feet in height (maximum 7 feet proposed) and located within the required 25' rear yard setback, which requires Design Review Board approval, pursuant to San Rafael Municipal Code Section 14.16.140.A.1(b). Staff is bringing the project before the Board for formal design review of the proposed new home, pool, new landscaping and retaining walls on a vacant hillside parcel. The Board's recommendation will be forwarded to the Zoning Administrator, as the approval body. Based on review of the applicable design criteria, which is discussed in detail below, staff has concluded that the project largely complies with the base regulation for the R1 a -H zoning district and the Hillside Guidelines. No variances or exceptions to the development standards are being requested. Staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria. Specifically, staff asks the Board to consider the following: Site Plan • Whether the location of the proposed building footprint is appropriately located on the site. • Whether 6' - 7' high retaining walls, which encroach into a portion of the 25' required rear setback, is appropriate. Architecture Whether the proposed new home design is appropriate with respect to size and visibility from the surrounding area (Gold Hill Grade trail), and compatibility with the existing adjacent homes. Materials and Calors + Whether the proposed color and materials, as well as lighting fixtures, are appropriate. Landscaping + Whether the proposed landscape plan is appropriate with respect to screening and overall species choice. BACKGROUND The subject property is a gently up-sloping hillside with an average cross slope of 26.8°/x. The site is not in a designated ridgeline area. There are two existing single-family homes on the adjacent lots to the south: 41 Gold Hill Grade and 51 Gold Hill Grade. The project site is accessed off the Gold Hill Grade public right-of-way via a shared driveway access and utility easement (see Plan Sheet C4). The entire length of the driveway has been repaved and widened to 20' to meet the requirements of the San Rafael Fire Department. 2 Adjacent development consists of public open space (Gold Hill Grade) to the north and east, and single-family residences to the southwest. To the southeast, the property is adjacent to a natural, open ephemeral channel creek (Sisters Creek), which parallels the road (Gold Hill Grade). A large, undeveloped hillside parcel, owned by Dominican University, is located south of the Gold Hill Grade roadway. The project site is in the Dominican/Black Canyon Neighborhood area. PROJECT DESCRIPTION Use: The project proposes to construction of a new 4,493 sf, three-level, single family home with a 499 sf two -car garage, 2 uncovered guest parking spaces and a 14'x 24' swimming pool. Site Plan: The existing lot is access by a private driveway off Gold Hill Grade. The 20' -wide private driveway terminates east of the proposed house with a hammerhead turn -around for fire vehicles. Two guest parking spaces are proposed north of the hammer head area. The northeast portion of the property abuts the Gold Hill Grade Fire Road. The project site will be graded to accommodate a flat yard area for the new home, an area for a patio, lawn and a pool area (see Plan Sheet A1.0). Approximately 300 sf of the southern portion of the lot is designed as a bioretention area. Retaining walls varying in height are proposed in several locations on the site (see Plan Sheet C-3). Architecture: Elevations of the proposed new 4,493 sf home design are shown on Plan Sheet A2A and Man Sheet 2.2. The home is designed as a three-level home, with gable roof forms, terraces and balconies to provide articulation_ Colors and Materials proposed (see keynotes on Plan Sheet A2.1) are a combination of horizontal siding, stucco, steel cable railing/wood post fencing, stone veneer walls (on the building and site), stone pavers and shingle roofing. Flush mounted solar panels are also proposed and shown on Sheet A2.1, Keynote #13). A Color and Materials Board will be provided to the Board at the hearing. Landscaping: The project is proposing extensive landscaping on the site (14,485 sf) - primarily north, south and east of the new home (see Plan Sheet L1). A total of 19 trees and 158 shrubs, as well as assorted varieties of ground cover and plants in the bio -retention area. A total of 11 Eucalyptus trees have been removed from the site (prior to project submittal, and four (4) additional Eucalyptus trees are required to be removed at the request of the Fire Department (See Sheet L1). The applicant's Vegetation Management Pian (VMP) has been reviewed and approved by the Fire Department. Lighting: Exterior lighting is proposed and shown on Plan Sheet A2.1 (Keynote Item #4). Grading/Drainage: A total of 715 cu.yds of cutlfill is proposed to be balanced on site, The project will be required to meet MCSTOPP regulations for stormwater runoff. The applicant has submitted a preliminary drainage and stormwater control plan, and both are being reviewed by the City's Public Work's Department. Public Work's staff has indicated that there are some minor modifications needed that may impact landscaping, but overall would not have a visible change to the project design. ANALYSIS General Plan 2020 Consistency: The General Plan 2020 Land Use Designation for the project site is Hillside Residential (0.5-2 units per acre). The proposed project is generally consistent with the General Plan policies regarding the following: Hillside Residential Land Use Designation, (Policy LU -23), Density (Policy LU -8), Land Use Compatibility (Policy LU -14), Building Height (Policy LU -12), Landscaping (Policy CO -18), Neighborhood Improvement (Policy H-2), New Development (Policy NH -2), Creek and Drainageway Setbacks (Policy CON -6) and Access to Open Space (Policy OS -4). However, staff would like further discussion about the fallowing General Plan policies: Housing Policy H-2 (designs That Fit Into Neighborhood Context): Design new housing, remodels and additions to be compatible in form to the surrounding neighborhood. Incorporate transitions in height and setbacks from adjacent properties to respect adjacent development character and privacy. Neighborhood Policy NH -2 (New Development in Residential Neighborhoods): Preserve, enhance and maintain the residential character of neighborhoods to make them desirable places to live. Y Neighborhoods Policy CD -3: Recognize, preserve and enhance the positive qualities that give neighborhoods their unique identities, while also allowing flexibility for innovative design. The proposed project site is a unique property. The project site was created as part of an approved S- lot subdivision improved the site by creating 3 separate parcels, such that the existing two homes are each on their one lot and the new vacant lot can be developed with a new single-family home. So, on balance, the proposed project will be an improvement on a previously under -developed lot. The project site has a lot area of 47,297 sf, which is larger than the minimum lot size required for the R1 a zoning district (43,550 sf). However, the house is proposed to be a three-level 4,493 square foot home, which is much larger than the adjacent two-story homes (41 Gold Hill Grade: 1,250 sf home on a 43,804 sf lot, and 51 Gold Hill Grade: 2,350 sf home on a 46,796 sf lot). The proposed project would introduce a new three-story structure amid what has been a relatively open quiet area adjacent to the Gold Hill Grade Fire Road, which provides hiking access to Barbier Park Open Space area to the north of the property. However, even though the new home will be difficult to screen from the open space area, the proposed design does incorporate step backs and articulations to break up the overall bulk and mass. Also, the proposed 4,493 sf home is below the maximum 6,500 sf gross building square footage allowed per Hillside regulations. Staff would like the Board's comments on whether the proposed design and is compatible with the existing neighborhood and surrounding natural areas, which includes a hiking trail and a creek. Zoning Ordinance Consistency: Chapter 14.04 - Base District Regulations The Zoning designation for the project site is R1 a -H (Single Family Residential -Hillside Overlay District). The project is in substantial compliance with the development standards pursuant to Section 14.04.030 (R1a-H) Zoning Regulations (as summarized in Property Facts chart on Page 1 of this staff report), including density, minimum lot size, building height, required setbacks, and hillside development standards (see Chapter 14.12 discussion below). Chapter 14.12 — Hillside Overlay District The project complies with the Hillside Overlay standards with respect to gross building square footage and building stepbacks. The natural state requirement for the site is 51.8% (24,299 sf). This is the percentage of the site which must remain "open and undisturbed", The project proposes 52.50% (24,831 sf) of "natural state" area and therefore complies with the standard. Plan Sheet C8 details the proposed "disturbed area" of the project site (22,466 sf). It includes the house footprint, driveway, pool area and an approximately 300 sf bioretention area. However, the Hillside Guidelines allows "planting and landscaping that enhance the natural environment" to be considered as "undeveloped and undisturbed". Based on the design of the bio -retention area (a combination of trees and a stormwater treatment basin) staff determined that this area can also be included as a "natural area", which would increase the total proposed natural state area on site from 24,831 sf to approximately 25,131 or 832 sf more than the natural state requirement of 24,299 sf. Chapter 16 -- Creek Setback The existing homes and the proposed new home are located to the north and west of the creek and are all outside of the 25 -foot creek setback requirement. The newly widened driveway was widened to the west of Sister's Creek (see Plan Sheet C-1) and therefore also does not encroach into the required 25- 4 foot creek setback area. As such, the proposed project is consistent with the creek setback requirements. Plan Sheet C-4 identifies a natural drainageway along the west side of the project site. The proposed new home is located over 70 feet outside this drainageway and therefore conforms to appropriate setback criteria as delineated in Zoning Ordinance Section 14.16.080.0. In addition, a large bio - retention area has been incorporated into the site design which will help manage site drainage. Chapter 18 — Barkin The proposed project would be consistent with the off-street parking requirements for the single-family residential zoning district. The project proposes two (2) covered parking spaces (499 sf garage) and two (2) uncovered guest parking spaces on the lot, per Hillside Development standards. Chapter 25 — Environmental and Design Review Permit Specific architectural design considerations include, but are not limited to the following: Creation of interest in the building elevation Materials and colors should be consistent with the surrounding area Provision of a sense of entry Y Exterior lighting Landscape design The project is generally consistent with the design criteria of Section 14.25.050 of the Zoning Ordinance and the Hillside Design Guidelines in that: 1) the proposed development has been designed with three levels to break up the structure, and has incorporated terraced yards, and balconies to provide interest on all elevations; 2) the new home is screened by vegetation (species and location approved by the Fire Department per Vegetation Management Plan regulations); 3) the new home is not highly visible from a public street (Gold Hill Grade); and 4) materials and colors are consistent with hillside colors and exterior materials for adjacent homes. However, the exterior lighting sconce may require shielding to reduce glare. Also, pursuant to Zoning Ordinance Section 14.16.140.A.1.b, retaining walls over four (4) feet on hillside parcels require review and recommendation by the Board. The project site is located within the Wildland Urban Interface (WUl) and as such, is required to propose a landscape design with species that minimizes fire risk. The applicant worked directly with the San Rafael Fire Department to design a Vegetation Management Plan (VMP). The proposed landscape plan has been reviewed and approved by the Fire Department for compliance with VMP regulations. The VMP designates critical fire zones as well as delineates the 100' defensible space boundaries. The goal is to design the site such that plant species are appropriately spaced to reduce fire hazard on site as well as on surrounding properties. Hillside Design Guidelines The proposed project is in substantial conformance with the provisions of the Hillside Residential Development Standards. The project proposes a new home with a total gross building square footage of 4,493 sf (maximum allowed 6,500 so, a maximum building height range of 29'11" (maximum 30 feet above existing grade allowed), two uncovered guest parking spaces, and 52.5% of the lot remaining in natural state (required 51.8%). The Hillside Design Guidelines establishes a building stepback to limit the height of structures in order to avoid excessive bulk. The stepback zone is the area within 15 feet of the setback line established by zoning district. On downhill slope walls and walls facing the front and side property lines, a 20 -foot height limitation is required for all walls within 15 feet of the setback line. For the project site, all building elevations are following the building stepback provisions. Presently the project site is surrounded by mature Eucalyptus trees to the north, and Oak, Pepper and Bay trees to the east. The Hillside Guidelines calls for the preservation of significant trees on a project site, with a 3:1 tree replacement ratio (3 new trees for every one (1) tree removed). The applicant removed 11 Eucalyptus trees prior to project submittal, and an additional four (4) Eucalyptus trees are identified to be removed (per Fire Department request). The 3:1 replacement ratio has been considered as part of the Fire Department review, which includes restrictions on distance between tree canopies (10' minimum). Due to the potential for wildland fire hazards on the project site (proximity to existing Eucalyptus trees and open space areas), planning staff has deferred to the Fire Department for the initial review of the landscape plan and compliance with Vegetation Management Plan regulations. Alternative tree species and planting placement can be considered, if selected from the Fire Department's "recommended planting" list and upon review and approval by the l=ire Department. NEIGHBORHOOD CORRESPONDENCE A courtesy notice was mailed to all property owners and occupants within 300 feet of the subject site, and the Dominican/Black Canyon Neighborhood. In addition, a public notice sign was posted at the site identifying the meeting time, date, location, and scope of the project within fifteen (15) days prior to the Board's meeting. Staff received no comments in response to the notice. CONCLUSION Staff is generally supportive of the proposed project and determined that the development is substantially in conformance with both the R1 a development standards, Hillside Design Development standards and Chapter 25 Design Review Criteria. Staff is requesting the Board's input on the following, as indicated earlier on Page 2 of this staff report: • Whether the location of the proposed building footprint is appropriately located on the site. • Whether 6' - 7' high retaining walls, which encroach into a portion of the 25' required rear setback, is appropriate. * Whether the proposed new home design is appropriate with respect to size and visibility from the surrounding area (Gold Hill Grade trail), and compatibility with the existing adjacent homes. * Whether the proposed color and materials, as well as lighting fixtures, are appropriate. • Whether the proposed landscape plan is appropriate with respect to screening and overall species choice. EXHIBITS 1. Project Vicinity Map 2. Plan Sheet C-4 (2016 approved conceptual home location) Full-sized plans have been provided to the DRB members only. cc: Brad Hubbell, applicant, 38 Miller Avenue #155, Mill Valley, CA 94941 Ray Cassidy, owner, P.Q. Box 150173, San Rafael, CA 94915 Full-sized plans and 11 " x 17" size plans have been provided to the DRB members only. SanRafael I of 1 htlp:llgis.cityofsanrafacl.org/sanrafaellfusion.php %:- Y;— MB ttl*Mn, is R787.OdT9 @3a7nQ. lbw, M(h) EXHIBIT 1 51312018, 1:16 PM �i roor+wna un1 i `an1Fao "$ � II I�Go ia�u�Ol l 5.3i NQS VdDVNI"Cl ONV ONIGYND AWNI1131d u Q ' w" AO C WILD Ndv — 10"D 11111 aim V .�.� — 6 0 �y W— O� � 6 n 0 EXHIBIT 2