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Home My WebLink AboutDRB 2019-02-05 #3SAN RAFAEL THE CITY WITH A MISSION Community Development Department — Planning Division Meeting Date: February 5, 2019 Case Numbers: CDR18-009 Project Planner: Alan Montes — (415) 485-3397 Agenda Item: Z REPORT TO DESIGN REVIEW BOARD SUBJECT: 104 Shaver St. —Conceptual Design Review for a proposed six (6) unit multi -family residential building with parking provided under the structure; APN: 011-245-40; High Density Residential (HR1) Zoning District; Mike Larkin, Applicant; Van Tana Properties LLC, Owner; Downtown Neighborhood. PROPERTY FACTS Location General Plan Designation Project Site: HDR North: HDR South: 2/3MU East: 2/3MU West: HDR Lot Size Int. Side: Required: 6,000 sf Proposed: 6,264 sf (existing) Height Allowed: 36' Proposed: 36' Parking Required: 9 Uncovered Spaces Proposed: 6 Covered Spaces Landscape Area Required: 50% of Rear and Street Side Yards Proposed: TBD Outdoor Area Required: 600 sf (100 sf per unit) Proposed: —500 sf Grading Total: Not calculated Cut: TBD Fill: TBD Off -Haul: TBD Zoning Designation Existing Land -Use HR1 Single Family Dwelling HR1 PG&E Facility 2/3MUW Oil Change 2/3MUW Professional/Medical Office HR1 Duplexes and Single Family Lot Coverage (Max.) Allowed: -.3,758.4 sf (60%) max. lot coverage Proposed: 3,570.48 (57%) Residential Density . Allowed: 6 Units Proposed: 6 Units Setbacks Required Proposed Front: 15' 15' Int. Side: 5' 0' Street. side: 10' 8' Garage: 20' 15' Bldg. sep: n/a n/a Rear: n/a n/a Tree Removal Total (No./Species): TBD Requirement: TBD Proposed: TBD * Hillside building height is measured from natural grade to top of roof/structure 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. SUMMARY The proposed project is being referred to the Design Review Board (Board) for review of Conceptual Design Review of site and design improvements for a proposed multifamily residential project. The applicant has not indicated whether this will be a rental or ownership project. With the Board's recommendation, the applicant will be able to submit a formal application for Environmental and Design Review, which will come back to the Board for a formal recommendation to be forwarded to the Planning Commission for final decision on the application. 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 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: • Site Plan - Whether the proposed site plan demonstrates efficient use of the site given the densities that apply to this property. • Architecture - Whether the contemporary design proposed for this project 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 flat (0% average slope), triangular shaped lot, that is currently developed with a single- family dwelling. The lot is located within the Downtown and fronts on both Third and Shaver St. PROJECT DESCRIPTION Use: The conceptual design proposes 36 -foot tall, 5,719 square -foot, multifamily residential building containing six (6) units. Five (5) of the units will contain 2 -bedrooms and one (1) unit will contain 1 - bedroom. The building would consist of parking and an accessible 1 -bedroom unit on the first level and the-five-(5)-2—bedroom-units -will-be-located-above- the _ground-level.-- Site r_ound_level. _ Site Plan: The project is zoned HR1 and thus allows for 60% lot coverage. The site plan proposes a building footprint of 3,570.48 square feet, which is 3% under than the maximum lot coverage allowed for this lot. Architecture: The project proposes a contemporary architectural style consisting wood siding on the first and third levels, and white painted stucco on the second and roof levels. The project proposes six (6) shed roofs. Landscaping: The conceptual plans do not include a detailed landscape plan, but it appears that the plans propose to add landscaping along the frontages. Lighting: The conceptual plans do not include light fixtures. 2 ANALYSIS Zoning Ordinance Consistency: Density The multifamily project is permitted under the HR1 zoning regulations, which establishes a density allowance for one (1) residential unit per 1,000 sf of site area. Based on review of the density bonus Table 14.16.030-1, a rental housing development would qualify for a 35% increase (up to three (3) density bonus units) over the base density by providing one (1) unit as affordable to very low-income residents. By providing 1 very low-income unit the development would qualify for three (3) concession. However, the applicant has not requested a density bonus, at this time. Setbacks The site is subject to a 15' front setback, 20' garage setback, 5' interior side setback, and a 10' street side setback. The project, as proposed, only complies with the front yard setback. However, the applicant may request to use a concession, under the State Density Bonus law by meeting the City's Affordable Housing Requirement, to reduce the street side setback up to 20%, or two feet (2'). This would bring the street side setback into compliance. The interior side yard and garage entry currently do not comply with the setback requirements. These portions of the building violating the setbacks will either need to be modified or a pro -forma concession would need to be requested and proved necessary to allow the encroachments. Parkin Pursuant to SRMC Chart 14.18.040 the project is required to provide off-street parking for nine (9) vehicles, based on the formula below.: 1 space for the one (1) 1 -bedroom unit = 1 space 1 space for the one (1) 2 -bedroom unit under 900 sf = 1 space 1.5 space for the four (4) 2 -bedroom unit over 900 sf = 6 spaces 1 space per 5 units for the guest parking requirement , _ = 1 space TOTAL 9 Spaces The project is also required to provide a minimum of one (1) two -bike capacity rack. Should the project provide additional bicycle parking more than the required bicycle parking they may qualify for a reduction to the overall vehicle parking requirements, subject to the approval of a parking modification. 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. 3 • 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. 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. No inquiries have been received as of the preparation of this staff report. CONCLUSION As mentioned above, the applicant has submitted a Conceptual Design Review application seeking input from the Board regarding architectural design approach, site design, and adequacy of the proposed landscaping. With the Board's recommendation, the applicant will be able to submit formal applications for Environmental and Design Review, which will come back to the Board for a formal recommendation to be forwarded to the Planning Commission for final decision on the application, EXHIBITS 1. Vicinity Map 2. Reduced Project Plans Full-sized plans have been provided to the DRB members only. cc: Mike Larkin - 610 22nd Street #303, San Rafael, CA 94107 Van Tana Properties LLC — 1945 E. 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