HomeMy WebLinkAboutDRB 2018-05-22 #3SAN RAFAEL
THE CITY WITH A MISSION
Community Development Department — Planning Division
Meeting Date:
May 22, 2018
Case Numbers:
ED18-017
Project Planner.
Ali Giudice — (415) 485-3092
Agenda Item:
3
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 108 Fair Drive (Lot 16) — Environmental and Design Review to allow the construction of a
new 2,734 square foot single-family residence on a vacant 6,149 square foot parcel; APN:
011-023-16; R5 -H Zone; Jared West, Applicant; Fair Drive Partners, LLC, Owner; Lincoln/San
Rafael Hill Neighborhood
PROPERTY FACTS
Location
General Plan Designation
Project Site:
Low Density Residential
North:
Low Density Residential
South:
Low Density Residential
East:
High Density Residential
West:
Low Density Residential
Zoning Designation
Single-family residential (R5)
Single-family residential (R5)
Single-family residential (R5)
Multi -family residential(HR1.8)
Single-family residential (R5)
Existing Land -Use
Vacant
Vacant
Single-family residential
Multi -family residential
Vacant
Lot Size
Lot Coverage (Max.)
Required: 5,000 sq. ft.
Standard:
(40% max. lot coverage)
Existing: 6,149 sq. ft.
Max allowed Proposed:
2,459 sq. ft.
2,421 sq. ft.
Gross Building Square footage
Natural State Max
Standard (2,500+ 10% of lot area; includes
Standard:
(25% of lot plus percent slope )
garage and accessory structures)
Min. Required Proposed:
Max allowed Proposed
3,437 sq. ft.
3,728 sq. ft. (55.9%)
3,114 sq. ft. 2,734 sq. ft.
Height
Parking
Allowed: 30 feet
Required:
2 covered parking spaces
Proposed: 30 feet
Proposed:
2 covered parking spaces
Min. Lot Width (Lot area/lot depth)
Setbacks
Required: 50 feet (60 feet corner lot)
Required
Existing
Proposed
N/A
Existing: 36.38 feet
Proposed: 36.38 feet
Front:
15 feet
+32 feet
Side(s):
10 % of lot width
(Min 3 feet and
Max 5 feet)
3.75
3.66 (east)
feet (west)
Ext. side:
n/a
Ped. side:
n/a
Bldg. sep:
n/a
+50 feet
Rear:
10 feet
SUMMARY
The project is being referred to the Board for Environmental and Design Review recommendation on a
2,734 square foot single-family residence on a vacant hillside parcel. In addition, the applicant has
provided the plans that show second phase of the Fair Drive roadway improvements.
On March 7, 2017, the Board received conceptual review of the project together with development
proposals for 3 other lots. At the meeting the Board provided feedback related to design, and colors
and materials. Staff requests that the Board review this report and provide a recommendation on
compliance with all pertinent design criteria and on the applicants response to comments provided
previously by the Board. Specifically, staff asks the Board to consider the following -
Architecture -Whether the proposed architectural design is appropriate given recently approved
development to the southwest and based on the Board's prior guidance.
Materials and Colors - Whether proposed colors and materials are appropriate.
Landscaping - Whether the proposed landscape plan provides an appropriate solution given the
existing tree canopy.
BACKGROUND
Site Description & Setting:
The project is for a single family residential development on a vacant lot (Lot 16) on Fair Drive. The
residential project site has a slope of over 25% and, therefore, is subject to the Hillside Development
Standards.
History:
The applicant has previously received Environmental and Design Review approvals and building
permits for construction of single family home on Lots 19, 20, and 21, located southwest of the project
site. In addition, the Fair Drive has been widened along the frontage of those lots.
On March 7, 2017, the Board provided feedback on the applicant's conceptual design of lots 16-19.
The Board generally supported the proposed more modern design approach however recommended
the applicant focus on the modern elements and materials for this lot.
PROJECT DESCRIPTION
Use: The project consists of a 2,734 square foot, family residential development on Lot 16 of the
development:
Site Plan: The project site plan and grading and drainage plans demonstrate the effort that will be
involved in addressing the existing site constraints. The applicant proposes one driveway to provide
access to this lot as well as the adjoining lot 17. The driveway will be surfaced with permeable pavers.
The applicant will need to reconcile the landscape sheet to reflect this. The applicant proposes 4.5 -foot
retaining walls on each side of the driveway, which will serve as the edges of the driveway.
The applicant also proposes phase II of the Fair Drive roadway widening. Fair Drive is currently 12-15
feet wide. The roadway widening will result in a width of 26 feet from the project site frontage to a point
upslope where it will connect to the Phase 1 widening of Fair Drive (completed). The roadway widening
will require retaining walls that will reach a height of up to 6.5 feet.
2
Architecture: The applicant proposed a residence that is split into three levels. From the street the
residence has a single story appearance. The structure steps down slope toward the back of the
property. The applicant proposes a combination of stained Ipe wood with grey stucco siding. The hip
roof will be a patina green metal roof.
Landscaping: The proposed landscape plan includes a mix of trees and ground cover at the driveway
entry and shrubs and groundcover throughout the site. During Conceptual Design Review, the Design
Review Board asked the applicant to focus on quality tree replacement. While the there is no tree
removal on this site, the applicant proposes installation of 3 Strawberry Trees and 2 Live Oaks using
24 -inch box containers.
ANALYSIS
General Plan 2020 Consistency:
The following General Plan Policies apply to the project
Land Use — LU8 (Density of Residential Development) The applicant proposes development of a
single-family residence on legal building sites that are designated single family and zoned for single-
family residential development.
Land Use — LU12 (Building Heights) General Plan Land Use Policy LU 12 has establishes a maximum
building height of 30 feet for these lots. The applicant proposes to maintain a maximum 30 -foot height
limit
Housing — H2 (Design That Fits into the Neighborhood Context) The project site is located in a
neighborhood with a mix of architectural styles. The applicant proposes a more modern architectural
for this lot.
Neighborhood — N2 (New Development in Residential Neighborhoods) The applicant proposes a
design that use stepbacks and articulation in building walls and roof lines. From the street, the
residence will appear as single story structure when viewed from Fair. The use of steps that follow the
site topography will minimize bulk and mass when viewed from all four sides of the building. Parking is
proposed within an enclosed 2 -car garage.
Zoning Ordinance Consistency:
Chapter 4 — Single Family Residential District
Section 14.04.040 (Residential District) of the Zoning Ordinance identifies the development standards
of the Single Family Residential (R5) Zoning District. The plans demonstrate that the proposed
development would meet all the applicable development standards except for the front setback
deviations as discussed below.
Chapter 12- Hillside Development Overlay District
The project complies with Hillside Development Standards as demonstrated under the Property Facts
section above.
NEIGHBORHOOD CORRESPONDENCE
Notice was sent to property owners and occupants within 300 feet of the site and the Lincoln/ San
Rafael Hill Neighborhood association within 15 days of the Design Revie 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 distribution of this staff report.
CONCLUSION
The project proposes construction of a new single family residence and Phase II of the Fair Drive
widening project. The project complies with Zoning and Hillside Development Standards. Staff
recommends that the Board provide recommendation regarding the proposed design of the residence,
proposed driveway and retaining walls and proposed colors and materials. No exceptions or waivers
are requested for this project.
EXHIBITS
1. Applicant's Project Description
2. Project Plans
cc: Jared West
4
City of San Rafael
Community Development Department
1400 Fifth Avenue
San Rafael, CA 94915
March, 2018
To Whom it May Concern,
RECEIVED
MAN 2 0 �o�$
PLANNING
Fair Drive Partners, LLC, owns the parcel with APN 011-023-19, known as Lot 58 on the Chula Vista
Terrace map in San Rafael, CA. The lots is 6,149 square feet in area, with a 30.9% average cross slope,
and must follow the Hillside Design Guidelines. We propose construction of a 2,237 square -foot, single
family residence on the property, with a 497 square -foot garage.
The lot to the north is owned by Fair Drive Partners, and is unimproved. The lot to the south is owned by
Fair Drive Partners, and a single-family residence is currently under construction on that parcel. On the
parcel to the east is a new, multifamily apartment complex. To the west of the parcel lies another
unimproved lot owned by Fair Drive Partners. As part of the development plan for the neighboring lots,
the length of Fair Drive which runs by this property has been widened to 28'. Parking bays are being
installed which will serve this home. Two covered spots are provided onsite, with 20' of clear space
between the garage and the new edge of pavement for tandem parking.
The project has been reviewed under Pre -App PA15-004 and Conceptual Design Review CDR17-002.
The City of San Rafael, through its General Plan and other published guidelines, outlines goals for
development within city limits. Our proposal furthers these goals in the following manner:
1. "Because San Rafael has little vacant land available for large-scale development, building on
smaller or under-utilized sites... will be important in meeting its housing needs," and, ".
Further development will have to be extremely creative, utilizing infill wherever possible,"
(GP 2020, Housing Element). Surrounded by developed land, and with utilities at the
property, this lot is one of the few remaining infill parcels left in the city.
2. "San Rafael must demonstrate that adequate provisions are made to support the
development of housing at the various income levels to meet its fair share of the projected
regional housing needs," (GP 2020, Housing Element). The ABAG Regional Housing Needs
Allocation calls for 11007 new housing units in San Rafael between January 1, 2014 and
October 31, 2022. The home proposed for Lot 48 will be priced in the median range for San
Rafael, and will be classified as Above Moderate Income housing. The current RHNA calls for
438 new units in this range.
l=air Drive Parfncrci, LLC,
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RECEIVED
MAN 2 0 �o�$
PLANNING
Fair Drive Partners, LLC, owns the parcel with APN 011-023-19, known as Lot 58 on the Chula Vista
Terrace map in San Rafael, CA. The lots is 6,149 square feet in area, with a 30.9% average cross slope,
and must follow the Hillside Design Guidelines. We propose construction of a 2,237 square -foot, single
family residence on the property, with a 497 square -foot garage.
The lot to the north is owned by Fair Drive Partners, and is unimproved. The lot to the south is owned by
Fair Drive Partners, and a single-family residence is currently under construction on that parcel. On the
parcel to the east is a new, multifamily apartment complex. To the west of the parcel lies another
unimproved lot owned by Fair Drive Partners. As part of the development plan for the neighboring lots,
the length of Fair Drive which runs by this property has been widened to 28'. Parking bays are being
installed which will serve this home. Two covered spots are provided onsite, with 20' of clear space
between the garage and the new edge of pavement for tandem parking.
The project has been reviewed under Pre -App PA15-004 and Conceptual Design Review CDR17-002.
The City of San Rafael, through its General Plan and other published guidelines, outlines goals for
development within city limits. Our proposal furthers these goals in the following manner:
1. "Because San Rafael has little vacant land available for large-scale development, building on
smaller or under-utilized sites... will be important in meeting its housing needs," and, ".
Further development will have to be extremely creative, utilizing infill wherever possible,"
(GP 2020, Housing Element). Surrounded by developed land, and with utilities at the
property, this lot is one of the few remaining infill parcels left in the city.
2. "San Rafael must demonstrate that adequate provisions are made to support the
development of housing at the various income levels to meet its fair share of the projected
regional housing needs," (GP 2020, Housing Element). The ABAG Regional Housing Needs
Allocation calls for 11007 new housing units in San Rafael between January 1, 2014 and
October 31, 2022. The home proposed for Lot 48 will be priced in the median range for San
Rafael, and will be classified as Above Moderate Income housing. The current RHNA calls for
438 new units in this range.
3. "Encourage development at higher densities within easy walking distance to transit where
reduced automobile usage and parking requirements are possible," (GP 2020, Housing
Element). The parcel is within walking distance of the Lincoln Avenue CalTrans Park and
Ride, with Golden Gate Transit services available. Additionally, the property is within
approximately % mile of the Civic Center SMART Station, and just over a mile from the
Downtown Smart Station and the San Rafael Transit Center.
4. "Maintain low-density development in the hillside areas, consistent with the existing density
and environmental constraints... Promote high-density residential development along
Lincoln Avenue, consistent with its existing character and good access to public transit," (GP
2020, Neighborhood Element, Lincoln Avenue). Smaller homes on small lots are typical in
this area, and our proposal will maintain established density. There is only one parcel
separating this lot from Lincoln Avenue and all the transportation options it provides.
The design complies with San Rafael's Hillside Design Guidelines, utilizes modern materials, preserves
much of the surrounding natural features of the site, follows the direction of San Rafael's 2020 General
Plan, conforms to surrounding architectural and size characteristics, and will enhance the local
community.
Given the relatively gently slope of the parcel, as compared with other nearby lots, the home design
works without any exceptions or variances. The driveway is designed such that it could serve both this
parcel and the parcel adjacent to it, avoiding additional curb cuts and improving traffic safety.
Sincerely,
Jared H. W
Fair Drive Partners, LLC