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HomeMy WebLinkAboutDRB 2018-12-04 #5Meeting Date: December 4, 2018 SANRAFAE L Case Numbers: ED18-058, LLA18-004, TS18-002 Project Planner: Alan Montes— (415) 485-3397 THE CITY WITH A MISSION Agenda Item: t.. Community Development Department — Planning Division REPORT TO DESIGN REVIEW BOARD SUBJECT: 1628 Fifth Avenue (9 -Unit Multi -family Residential Project) — Request for an Environmental and Design Review, Lot Line Adjustment, and Tentative Map to add 745.5 square feet to an existing 9,800 square -foot vacant lot to construct a new 14,536 square -foot, 9 -unit multi -family residential project; APN: 011-193-06; High Density Residential (HR1.5) District; Vincent and Joseph O'Flynn, owners; Scott Myers for Crome Architecture, applicant; File Nos.: ED18-058, LLA18-004, & TS18-002. PROPERTY FACTS Location General Plan Designation Project Site: High Density Residential North: High Density Residential South: 5/M R/O East: High Density Residential West: High Density Residential Lot Size Required: 6,000 square feet Existing: 9,800.8 square feet Proposed: 10,546.3 square feet Height Allowed: 36 feet Proposed: 30 feet Parking Required Required: 15 Spaces (1.5 spaces per unit + 1 guest 15 feet space per every 5 unit) Proposed: 15 Spaces Min. Lot Width Required: 60 feet Existing: 76.38 feet Proposed: 78.63 feet Zoning Designation HR1.5 HR1.5 5/M R/O Usable Outdoor Area Required: 1,350 square feet (150 square feet per unit) Proposed: 2,400 square feet Landscape Area Required: 590 square feet (50% of front yard) Proposed: 606 square feet HR1.5 HR1.5 Existing Land -Use Vacant Multi -Family Residential Multi -Family Residential and Commercial Multi -family Residential Single Family Residential Lot Coverage (Max.) Standard: 6,328 square feet (60% max. lot coverage) Proposed: 6,324 square feet (59.9%) Residential Density Allowed: 7 Units Proposed: 9 Units (includes density bonus. See below) Upper Floor Area (Non -hillside residential) Allowed: N/A Proposed: N/A Setbacks Required Proposed Front: 15 feet 15 feet Garage: 20 feet 16 feet Side(s): 5 feet 5.4 feet Ped. side. 12 feet 12 feet Rear: 5 feet 5 feet SUMMARY The project is being referred to the Design Review Board (Board) for review of site and building design for a project proposing to construct a new, three-story, 14,536 sq. ft., multi -family residential structure with nine (9) for -sale dwelling units. The project is requesting a tentative map to make the units for -sale units and is also requesting a Lot Line Adjustment to increase the existing lot by 745.5 sq. ft. to bring the total lot size to 10,546.3 sq. ft. The project is deemed a 'major' physical improvement requiring approval by the Planning Commission and the recommendation by the Board. On May 8, 2018, the Board provided Conceptual Design Review recommendations on the proposed project. The Board provided the applicant with the following feedback; 1) The design may be too modern given the existing adjacent architectural styles; 2) The building needs more articulation; and 3) There needs to be more trees. The applicant has taken the Board's comments into consideration and modified the frontage by changing the fagade materials, adding Hardie -Shingle siding and more articulation by breaking up the massing. These changes have modified the architectural style changing it from modern to contemporary craftsman. The landscaping has also increased. The concept review only proposed two (2) crape myrtles along the frontage and one (1) crape myrtle along the side yard. The current proposal still provides the two (2) crape myrtles along the frontage but now provides four (4) crape myrtles along the side yard. Staff is seeking the Boards evaluation of the project based the applicable design criteria, which is discussed in detail below, staff has concluded that the project adequately addresses the applicable criteria. However, staff would like the Board's input on some of the items identified in the Analysis section below. Specifically, staff asks the Board to consider the following: • Architecture - Whether the proposed design contributes to the mix of architectural styles of the neighborhood. • Materials and Colors - Whether the colors and materials are appropriate. • Landscaping -Whether the proposed landscaping is adequate and provides an appropriate contribution to the streetscape. BACKGROUND Site Description & Setting: The site is a vacant level lot. The site was previously developed with a multi -family residential building that burned down a number of years ago. Introduced landscaping, a paved driveway and a curb cut that was part of the prior development still exists on the property. Along the property frontage is an approximately 5 -foot wide landscape strip. The site is surrounded by developed residential lots. Directly west is a single-family building that has been used for commercial office uses but is in process of renovations and conversion back to a residential unit; to the north is a multi -family residential building; and to the east is a single-family residential building. Across the street, at 1623-1627 Fifth Avenue, is The Victorian Village; a designated historic district, consisting of four (4) office buildings. PROJECT DESCRIPTION Use: The project consists of a single 30 -foot tall, 14,536 square foot, residential building containing nine (9) dwelling units. The nine (9) dwelling units would each contain two (2) bedrooms. The building would consist of parking and an accessible unit on the first level. On the second and third story there will be four (4) units each floor. The roof would accommodate four (4) private roof decks, one (1) 2 shared deck, five (5) gas stub outs for grills, and landscaping. The current proposal has removed the solar panels, from the conceptual plan. Site Plan: The project is zoned HR1.5 and thus allows for 60% lot coverage. The site plan proposes a building footprint of 6,324 square feet, which is four (4) square feet less than the allowable lot coverage. Architecture: The project proposes a contemporary craftsman design consisting of broken -up elevations on the upper levels and Hardie Shingle siding along the frontage. The applicant proposes a neutral colored building with traditional looking details and materials. The upper story units each have private balconies facing the rear and front of the building, while the ground floor unit has a private yard at ground level. The balcony railings consist of a combination metal and wood guardrails. Windows on the upper levels incorporate large expanses of glass consisting of large floor to ceiling. The side elevations incorporate smaller groupings of tall narrow windows. The Hardie Shingle that is used on the building frontage is also incorporated into the rooftop deck areas. Staff would like feedback from the Board regarding the contemporary craftsman architectural approach to this building given the mix of architectural styles along Fifth Avenue and the unique setting of the Victorian Village development nearby. Landscaping: The applicant proposes approximately 606 square feet of landscaped front yard area. This includes two (2) Crepe Myrtles and a variety of shrubs and ground cover that would be located within this area. The applicant also proposes an additional 1,339 square feet of landscaping along the east elevation and an additional 713 square feet of rooftop landscaping. Lighting: The project plans do not include light fixtures details. ANALYSIS General Plan 2020 Consistency: The property is located within the High Density Residential Land Use Designation. In addition the project is located on a parcel that has been identified as a housing opportunity site. The following General Plan policies are relevant to the project site: Land Use Policy— LU -8 (Density of Residential Development): The property has a General Plan Land Use Designation of High Density Residential and a density range of 15-32 units per acre. The Zoning on the property is HR1.5, which provides development opportunity at an intensity of 1 unit per 1,500 square feet and allows development within the density range that is called for in the General Plan. The size of the project site; inclusive of the Lot Line Adjustment is a 10,546.3 square foot site. The General Plan mid-range density for this property is 5.6 units and the high -range density is 7.68 units. The maximum base density permissible by the HR1.5 zoning district is seven (7) units (10,546.3/ 1,500=7.03) which falls in the high -range General Plan base density. The applicant is proposing a development project of nine (9) multi -family units, which can be accommodated through a density bonus as discussed under Housing Policy H -14b below. Housinq Policy — H -14b (Efficient Use of Multifamily Housing Sites): General Plan Policy H -14b, states that development of multi -family housing sites should occur at the mid to high range of zoning density and shall not be approved at below the minimum General Plan base density. The project site inclusive of the Lot Line Adjustment is a 10,546.3 square foot site (.24 acres). As mentioned above, the maximum base density permissible by the HR1.5 zoning district is seven (7) dwelling units (10,546.3 / 1,500 = 7.03), which falls in the high -range General Plan base density. The applicant proposes to offer one (1) of the units at the low-income rate. This means that the project is offering 14% of the base density as affordable, qualifying them for a 26% density bonus. The total number of dwelling units possible for the project site is nine (9) dwelling units. 3 Land Use Policy — LU12 (Building Heights): General Plan Land Use Policy LU12 has establishes a maximum building height of 36 feet for this property. The applicant proposes to maintain a maximum 30 -foot height limit, Neighborhoods - NH -45d (Fifth/Mission pedestrian character): General Plan Policy NH -45d calls for diversity in building styles along Fifth and Mission with new buildings that are compatible in quality and landscaped front yards that include street trees. The following Residential Design Guidelines are relevant to the project. ➢ Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. ➢ Transitional elements, such as stepped facades, roof decks and architectural details that .help merge larger buildings into an existing neighborhood should be used. ➢ Adjacent buildings should be considered and transitional elements included to minimize apparent height differences With respect to Policy NH -45, Staff requests that the Board comment on the following: • Whether the proposed contemporary craftsman design adequately respects the neighborhoods unique design qualities; • Whether the project contributes to the variety of architectural styles located along Fifth Avenue; and • Whether the project incorporates transitional elements such stepped facades, balconies, and/or other architectural details to minimize height differences. Zoning Ordinance Consistency: The following development and performance standards are applicable to the project. As noted in the development summary table, the project proposes to comply with the HR1.5 district development standards except in those case specifically noted below: Front Yard Landscape Area The applicant proposes approximately 606 square feet of front yard landscaped area to be located entirely within the property boundaries. There are two (2) trees proposed on each side of the proposed driveway. There is additional landscaping along the west elevation of the building. Fifth Avenue is a tree -line street and this landscape strip provides opportunity for contributing to the street. Parking The project proposes 15 parking spaces, which complies with the parking requirement as outlined below. Parking Obligation Parking Ratio Number of Units Total parking required Total Parking proposed 2 -Bedroom Units 1.5 spaces per unit 9 13.5 13.5 Guest Spaces 1 per 5 units 9 1.8 1.8 Total Spaces 15.3*_1 15 it, a tractionai number is obtained, one (1) parking space shall be required for a fraction of one-half ('/) or more, and no space shall be required for a fraction of less than one-half ('/). 4 Garage Setback The City requires a 20 -foot setback for garages and carports, when the driveway is perpendicular from the street. The applicant is using a concession granted by the affordable housing requirement to reduce the garage setback by 20% or 4 -feet. Public Works has agreed to this reduction in exchange for providing the residents with remote access to the garage. Bicycle Parking The application originally proposed a bicycle storage unit in the garage. However, it has been removed in the current iteration of the plans. Bicycle parking was not required for this currently required by the code but is encouraged. San Rafael Design Guidelines: The San Rafael Design Guidelines serve as a guide for evaluating development. The project is a multi- family residential project. The following criteria are applicable to the project: • Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. • Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. • Adjacent buildings should be considered and transitional elements included to minimize apparent height differences • There should be a clear, well-defined sense of entry from the street to the building. • Where possible, the entrances of street front units should be oriented towards the street rather than to the interior of the lot or to the parking lot. The placement and size of windows in the building should be consistent with the overall building design and the neighborhood streetscape. Where windows do not reflect an existing pattern, greater attention should be paid to other means such as balcony overhangs, porches, materials, colors, etc. of articulating the facade. • Window proportions should be consistent with the proportions of the building and with other windows on the building. • Windows should overlook the street, parking and public areas to.permit surveillance and increased safety. Driveway cuts and widths should be minimized, in compliance with zoning. • Where possible, ground level parking areas should be recessed or placed to the rear of buildings. • Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. • Minimize large paved areas, for example by using alternative materials (i.e., turf block, stamped concrete or pavers). • For multifamily buildings, parking should be distributed to provide easy access to units and/or building entrances. Visible front or structured parking should be screened, landscaped or have an articulated design. • Landscaped front yards should contribute to the overall visual quality of the neighborhood and to create a strong landscaped character for the site. • Fences in the front and street side yards should include detailing in character with the house. Landscaped areas adjacent to sidewalks are encouraged. • Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. • Shield light sources to prevent glare and illumination beyond the boundaries of the property. • Lighting fixtures should complement the architecture of the project. 5 Staff seeks the Boards guidance regarding the following: • Whether the revised project design complies with a majority of the applicable multi -family residential guidelines listed above. NEIGHBORHOOD CORRESPONDENCE Notice was sent to property owners and occupants within 300 feet of the site within 15 days of the Board meeting. Notice was also posted on the site a minimum of 15 days prior to the meeting. As of the printing of this report staff has received one (1) public comment regarding this project. The concern was regarding the five (5) foot rear yard setback, given that the prior building burned down and that if the prior building was located as close as this one their property may have caught fire as well. CONCLUSION Planning staff believes the level of details provided in the formal application generally meets the applicable design -related General Plan Policies and Zoning Ordinance regulations and standards. Staff, however, requests the Board provide direction on the points specified in the Analysis section of this report. Staff further welcomes additional comments or guidance on the any site or building design details that would further improve the project. EXHIBITS 1. Reduced Project Plans 2. Original Conceptual Design Review Plans Full-sized plans have been provided to the DRB members only. cc: Scott Myers, 905 Fourth St, San Rafael, CA 94901 Vincent and Joseph O'Flynn, 660 231 Ave., San Francisco, CA 94121 9 THE CITY WITH A MISSION Communitv Development Department— Planninq Division Meeting Date: December 4, 2018 Case Numbers: ED18-058, LLA18-004, TS18-002 Project Planner: Alan Montes— (415) 485-3397 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 1628 Fifth Avenue (9 -Unit Multi -family Residential Project) — Request for an Environmental and Design Review, Lot Line Adjustment, and Tentative Map to add 745.5 square feet to an existing 9,800 square -foot vacant lot to construct a new 14,536 square -foot, 9 -unit multi -family residential project; APN: 011-193-06; High Density Residential (HR1.5) District; Vincent and Joseph O'Flynn, owners; Scott Myers for Crome Architecture, applicant; File Nos.: ED18-058, LLA18-004, & TS 18-002. PROPERTY FACTS Location General Plan Designation Project Site: High Density Residential North: High Density Residential South: 5/M R/O East: High Density Residential West: High Density Residential Lot Size Required: 6,000 square feet Existing: 9,800.8 square feet Proposed: 10,546.3 square feet Height Allowed: 36 feet Proposed: 30 feet Parking Required Required: 15 Spaces (1.5 spaces per unit + 1 15 feet space per every 5 unit) Proposed: 15 Spaces Min. Lot Width Side(s): Required: 60 feet Existing: 76.38 feet Proposed: 78.63 feet Zoning Designation HR1.5 HR1.5 5/M R/O HR1.5 HR1.5 Existing Land -Use Vacant Multi -Family Residential Multi -.Family Residential and Commercial Multi -family Residential Single Family Residential Lot Coverage (Max.) Standard: 6,328 square feet (60% max. lot coverage) Proposed: 6,324 square feet (59.9%) Residential Density Allowed: 7 Units Proposed: 9 Units (includes density bonus. See below) Upper Floor Area (Non -hillside residential) guest Allowed: N/A Proposed: N/A Usable Outdoor Area Required: 1,350 square feet (150 square feet per unit) Proposed: 2,400 square feet Landscape Area Required: 590 square feet (50% of front yard) Proposed: 606 square feet Setbacks Required Proposed Front: 15 feet 15 feet Garage: 20 feet 16 feet Side(s): 5 feet 5.4 feet Ped. side: 12 feet 12 feet Rear: 5 feet 5 feet SUMMARY The project is being referred to the Design Review Board (Board) for review of site and building design for a project proposing to construct a new, three-story, 14,536 sq. ft., multi -family residential structure with nine (9) for -sale dwelling units. The project is requesting a tentative map to make the units for -sale units and is also requesting a Lot Line Adjustment to increase the existing lot by 745.5 sq. ft. to bring the total lot size to 10,546.3 sq. ft. The project is deemed a `major' physical improvement requiring approval by the Planning Commission and the recommendation by the Board. On May 8, 2018, the Board provided Conceptual Design Review recommendations on the proposed project. The Board provided the applicant with the following feedback; 1) The design may be too modern given the existing adjacent architectural styles; 2) The building needs more articulation; and 3) There needs to be more trees. The applicant has taken the Board's comments into consideration and modified the frontage by changing the fapade materials, adding Hardie -Shingle siding and more articulation by breaking up the massing. These changes have modified the architectural style changing it from modern to contemporary craftsman. The landscaping has also increased. The concept review only proposed two (2) crape myrtles along the frontage and one (1) crape myrtle along the side yard. The current proposal still provides the two (2) crape myrtles along the frontage but now provides four (4) crape myrtles along the side yard. Staff is seeking the Boards evaluation of the project based the applicable design criteria, which is discussed in detail below, staff has concluded that the project adequately addresses the applicable criteria. However, staff would like the Board's input on some of the items identified in the Analysis section below. Specifically, staff asks the Board to consider the following: • Architecture - Whether the proposed design contributes to the mix of architectural styles of the neighborhood. • Materials and Colors - Whether the colors and materials are appropriate. • Landscaping - Whether the proposed landscaping is adequate and provides an appropriate contribution to the streetscape. BACKGROUND Site Description & Setting: The site is a vacant level lot. The site was previously developed with a multi -family residential building that burned down a number of years ago. Introduced landscaping, a paved driveway and a curb cut that was part of the prior development still exists on the property. Along the property frontage is an approximately 5 -foot wide landscape strip. The site is surrounded by developed residential lots. Directly west is a single-family building that has been used for commercial office uses but is in process of renovations and conversion back to a residential unit; to the north is a multi -family residential building; and to the east is a single-family residential building. Across the street, at 1623-1627 Fifth Avenue, is The Victorian Village; a designated historic district, consisting of four (4) office buildings. PROJECT DESCRIPTION Use: The project consists of a single 30 -foot tall, 14,536 square foot, residential building containing nine (9) dwelling units. The nine (9) dwelling units would each contain two (2) bedrooms. The building would consist of parking and an accessible unit on the first level. On the second and third story there will be four (4) units each floor. The roof would accommodate four (4) private roof decks, one (1) 2 shared deck, five (5) gas stub outs for grills, and landscaping. The current proposal has removed the solar panels, from the conceptual plan. Site Plan: The project is zoned HR1.5 and thus allows for 60% lot coverage. The site plan proposes a building footprint of 6,324 square feet, which is four (4) square feet less than the allowable lot coverage. Architecture: The project proposes a contemporary craftsman design consisting of broken -up elevations on the upper levels and Hardie Shingle siding along the frontage. The applicant proposes a neutral colored building with traditional looking details and materials. The upper story units each have private balconies facing the rear and front of the building, while the ground floor unit has a private yard at ground level. The balcony railings consist of a combination metal and wood guardrails. Windows on the upper levels incorporate large expanses of glass consisting of large floor to ceiling. The side elevations incorporate smaller groupings of tall narrow windows. The Hardie Shingle that is used on the building frontage is also incorporated into the rooftop deck areas. Staff would like feedback from the Board regarding the contemporary craftsman architectural approach to this building given the mix of architectural styles along Fifth Avenue and the unique setting of the Victorian Village development nearby. Landscaping: The applicant proposes approximately 606 square feet of landscaped front yard area. This includes two (2) Crepe Myrtles and a variety of shrubs and ground cover that would be located within this area. The applicant also proposes an additional 1,339 square feet of landscaping along the east elevation and an additional 713 square feet of rooftop landscaping. Lighting: The project plans do not include light fixtures details. ANALYSIS General Plan 2020 Consistency: The property. is located within the High Density Residential Land Use Designation. In addition the project is located on a parcel that has been identified as a housing opportunity site. The following General Plan policies are relevant to the project site: Land Use Policy— LU -8 (Density of Residential Development): The property has a General Plan Land Use Designation of High Density Residential and a density range of 15-32 units per acre. The Zoning on the property is HR1.5, which provides development opportunity at an intensity of 1 unit per 1,500 square feet and allows development within the density range that is called for in the General Plan. The size of the project site, inclusive of the Lot Line Adjustment is a 10,546.3 square foot site. The General Plan mid-range density for this property is 5.6 units and the high -range density is 7.68 units. The maximum base density permissible by the HR1.5 zoning district is seven (7) units (10,546.3/ 1,500=7.03) which falls in the high -range General Plan base density. The applicant is proposing a development project of nine (9) multi -family units, which can be accommodated through a density bonus as discussed under Housing Policy H -14b below. Housinq Policy — H -14b (Efficient Use of Multifamily Housinq Sites): General Plan Policy H -14b, states that development of multi -family housing sites should occur at the mid to high range of zoning density and shall not be approved at below the minimum General Plan base density. The project site inclusive of the Lot Line Adjustment is a 10,546.3 square foot site (.24 acres). As mentioned above, the maximum base density permissible by the HR1.5 zoning district is seven (7) dwelling units (10,546.3 / 1,500 = 7.03), which falls in the high -range General Plan base density. The applicant proposes to offer one (1) of the units at the low-income rate. This means that the project is offering 14% of the base density as affordable, qualifying them for a 26% density bonus. The total number of dwelling units possible for the project site is nine (9) dwelling units. 3 Land Use Policy — LU12 (Building Heights): General Plan Land Use Policy LU12 has establishes a maximum building height of 36 feet for this property. The applicant proposes to maintain a maximum 30 -foot height limit. Neighborhoods - NH -45d (Fifth/Mission pedestrian character): General Plan Policy NH -45d calls for diversity in building styles along Fifth and Mission with new buildings that are compatible in quality and landscaped front yards that include street trees. The following Residential Design Guidelines are relevant to the project. ➢ Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. ➢ Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. ➢ Adjacent buildings should be considered and transitional elements included to minimize apparent height differences With respect to Policy NH -45, Staff requests that the Board comment on the following: • Whether the proposed contemporary craftsman design adequately respects the neighborhoods unique design qualities; Whether the project contributes to the variety of architectural styles located along Fifth Avenue; and • Whether the project incorporates transitional elements such stepped facades, balconies, and/or other architectural details to minimize height differences. Zoning Ordinance Consistency: The following development and performance standards are applicable to the project. As noted in the development summary table, the project proposes to comply with the HR1.5 district development standards except in those case specifically noted below: Front Yard Landscape Area The applicant proposes approximately 606 square feet of front yard landscaped area to be located entirely within the property boundaries. There are two (2) trees proposed on each side of the proposed driveway. There is additional landscaping along the west elevation of the building. Fifth Avenue is a tree -line street and this landscape strip provides opportunity for contributing to the street. Parking The project proposes 15 parking spaces, which complies with the parking requirement as outlined below. Parking Obligation Parking Ratio Number of Units Total parking required Total Parking proposed 2 -Bedroom Units 1.5 spaces per unit 9 13.5 13.5 Guest Spaces 1 per 5 units 9 1.8 1.8 Total Spaces 15.3* 15 *If, a fractional number is obtained, one (1) parking space shall be required for a fraction of one-half ('/z) or more, and no space shall be required for a fraction of less than one-half ('h). 4 Garage Setback The City requires a 20 -foot setback for garages and carports, when the driveway is perpendicular from the street. The applicant is using a concession granted by the affordable housing requirement to reduce the garage setback by 20% or 4 -feet. Public Works has agreed to this reduction in exchange for providing the residents with remote access to the garage. Bicycle Parking The application originally proposed a bicycle storage unit in the garage. However, it has been removed in the current iteration of the plans. Bicycle parking was not required for this currently required by the code but is encouraged. San Rafael Design Guidelines: The San Rafael Design Guidelines serve as a guide for evaluating development. The project is a multi- family residential project. The following criteria are applicable to the project: • Where necessary to replicate existing patterns or character of development, design techniques should be used to break up the volume of larger buildings into smaller units. For example, a building can be articulated through architectural features, setbacks and varying rooflines to appear more as an aggregation of smaller building components. • Transitional elements, such as stepped facades, roof decks and architectural details that help merge larger buildings into an existing neighborhood should be used. • Adjacent buildings should be considered and transitional elements included to minimize apparent height differences There should be a clear, well-defined sense of entry from the street to the building. • Where possible, the entrances of street front units should be oriented towards the street rather than to the interior of the lot or to the parking lot. The placement and size of windows in the building should be consistent with the overall building design and the neighborhood streetscape. Where windows do not reflect an existing pattern, greater attention should be paid to other means such as balcony overhangs, porches, materials, colors, etc. of articulating the fagade. • Window proportions should be consistent with the proportions of the building and with other windows on the building. • Windows should overlook the street, parking and public areas to permit surveillance and increased safety. • Driveway cuts and widths should be minimized, in compliance with zoning. • Where possible, ground level parking areas should be recessed or placed to the rear of buildings. • Design for adequate vehicle maneuverability in parking areas. Vehicles should not back out from a parking space onto the street. • Minimize large paved areas, for example by using alternative materials (i.e., turf block, stamped concrete or pavers). • For multifamily buildings, parking should be distributed to provide easy access to units and/or building entrances. Visible front or structured parking should be screened, landscaped or have an articulated design. • Landscaped front yards should contribute to the overall visual quality of the neighborhood and to create a strong landscaped character for the site. • Fences in the front and street side yards should include detailing in character with the house. • Landscaped areas adjacent to sidewalks are encouraged. Limit the intensity of lighting to provide for adequate site security and for pedestrian and vehicular safety. • Shield light sources to prevent glare and illumination beyond the boundaries of the property. • Lighting fixtures should complement the architecture of the project. Staff seeks the Boards guidance regarding the following: • Whether the revised project design complies with a majority of the applicable multi -family residential guidelines listed above. NEIGHBORHOOD CORRESPONDENCE Notice was sent to property owners and occupants within 300 feet of the site within 15 days of the Board meeting. Notice was also posted on the site a minimum of 15 days prior to the meeting. As of the printing of this report staff has received one (1) public comment regarding this project. The concern was regarding the five (5) foot rear yard setback, given that the prior building burned down and that if the prior building was located as close as this one their property may have caught fire as well. CONCLUSION Planning staff believes the level of details provided in the formal application generally meets the applicable design -related General Plan Policies and Zoning Ordinance regulations and standards. Staff, however, requests the Board provide direction on the points specified in the Analysis section of this report. Staff further welcomes additional comments or guidance on the any site or building design details that would further improve the project. 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