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HomeMy WebLinkAboutDRB 2018-12-04 #4REPORT TO DESIGN REVIEW BOARD SUBJECT: 38 Upper Fremont, (New Single -Family Dwelling and ADU) — Request for Conceptual Design Review for a new 2,242 square -foot, single-family residential unit and attached accessory dwelling unit (ADU) on a vacant 7,977 square foot lot; APN: 012-041-48; Single Family Residential (R5) District; Jeffrey and Tracy Prose, applicant/owners; File No(s).: CDR18-006. PROPERTY FACTS Location General Plan Designation Project Site: Low Density Residential North: Low Density Residential South: Low Density Residential East: Low Density Residential West: Low Density Residential Lot Size Side(s): Required: 5,000 square feet Existing: 7,977 square feet Height " Allowed: 30 feet' Proposed: 29 Y feet Parking Required: 2 covered Proposed: 4 (2 covered) Min. Lot Width (New lots) Required: 50 feet Proposed: NA Outdoor Area Required: NA Proposed: NA Landscape Area Required: NA Proposed: NA Grading Zoning Designation R5 Zoning District R5 Zoning District R10 Zoning District R5 Zoning District R10 Zoning District Existing Land -Use Vacant Vacant Single Family Residence Single Family Residence Single Family Residence Lot Coverage (Max.) OR Natural State (Min.) Standard: 6,142 square feet (77% Min. Natural State) Proposed: 3,190 square feet (40% Natural State) Residential Density Allowed: 1 unit (plus ADU not counted toward density) Proposed: 1 unit (plus ADU not counted toward density) Upper Floor Area (Non -hillside residential) Allowed: N/A Proposed: N/A Setbacks Required Proposed Front: 15 feet 15 feet Side(s): 10% of lot width 3'-5' 5 feet Ext. side: NA NA Ped. side: NA NA Bldg. sep: NA NA Rear: 10 feet 10 feet Tree Removal ' On the downhill slope walls and on walls facing front and side property lines, a 20 -foot height limit measured from existing grade shall be observed. Total: TBD SUMMARY Total(No./species): 18/species not specified The proposed project is being referred to the Design Review Board for review of Conceptual Design Review for construction of a new single family residence and attached accessory dwelling unit. 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 and City Council for final decision on an Environmental and Design Review and Exception 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 development standards that apply to this property and whether the presence of guest parking spaces adjacent to the Upper Fremont Road right-of-way is appropriate. • Architecture: Whether the proposed modern design contributes to the mix of architectural styles of the neighborhood and whether the exception request to allow a 30 -foot wall on the downslope contributes to the hillside architectural character envisioned in the Hillside Design Guidelines. And whether this style adequately incorporates transitional elements such as stepped facades, balconies, and/or other architectural details to minimize height differences. • Exception request: Whether the requested exceptions to the building heights, building wall height, natural state, and "step back" requirements are appropriate given the site constraints mentioned above • Materials and Colors: Whether the colors and materials are appropriate. • Landscaping - What type and amount of replacement trees is appropriate for the site given the existing tree canopy BACKGROUND Site Description & Setting: The project site is a vacant single-family lot located in the West End Neighborhood. The lot is triangular shaped with an average slope of approximately 52%. An existing paved narrow roadway provides access to the property. Existing development in the surrounding area consists of two story homes with varied architectural styles. There are a number of trees scattered throughout the property some of which will be removed to accommodate the project. Trees to be preserved include six (6) redwoods located along the south end of the property, as well as an oak and bay tree located at the northwest corner of the property. There is an approximately 20 -foot wide sewer easement the runs along the east side of the lot. PROJECT DESCRIPTION Site Plan: The project is zoned R5 and is designated hillside as the site has an average slope of 52%. The Hillside Development Overlay District requires the site to maintain a minimum natural state of 25% plus the percentage figure of average slope. Pursuant to this requirement, 77% of the lot should remain in natural state. The site plan proposes 48.5% natural state. Architecture: The project proposes a modern architectural design with the use of natural wood combined with standing seam metal siding. A concrete retaining wall is used at the base of the building. The use of decks at different elevations helps to break up the mass of the building. These decks are lined with cable guardrails. A 6 -foot high fence is proposed along the northern front portion of the property. This fence will require an exception. The applicant proposes dark colored siding with elements of wood and cement. The structure is designed with an approximately 30 -foot high building wall on the downslope side of the lot. The applicant request feedback from the Board regarding the modern architectural approach to this building and whether the proposed deviation from hillside standards are appropriate given existing site constraints. Landscaping: The project plans do not include a landscaping plan Lighting: The project plans do not include light fixtures. ANALYSIS General Plan 2020 Consistency: The property is located within the Low Density Residential (LDR) Land Use Designation. The following General Plan policies are relevant to the project site: Land Use Policy— LU12 (Building Heights): General Plan Land Use Policy LU12 establishes a maximum building height of 30 feet for this property. The applicant proposes a maximum 29 % -foot height limit. Hillsides — CD -6a: General Plan Policy CD -6a seeks to protect the visual identity of the hillsides by controlling development through the use of Hillside Design Guidelines. The following Hillside Design Guidelines are relevant to the project. • Significant existing natural features should be integrated into new hillside residential development proposals to retain the desirable qualities of San Rafael's hillside setting. • Site development plans should demonstrate that a diligent effort has been made to retain as many significant trees as possible. • Grading should be kept to a minimum and should be performed in a way that respects significant natural features and visually blends with adjacent properties. • The visual prominence of hillside residential development should be minimized by taking advantage of existing site features. • Development should avoid large expanses of a wall in a single plane on downhill elevations. Use horizontal and vertical building components to effectively reduce the bulk of hillside residential development • New Hillside Residential Architecture in San Rafael should continue the dominant pattern of one and two story buildings with tree canopied spaces around them. • Color selection should show evidence of coordination with the predominant colors and values of the surrounding landscape. • Site lighting should be used efficiently to aid safety, security and compliment architectural character. Lighting should minimize intrusion into adjacent properties, roadways, the hillside silhouette and the night sky. The applicant will need to demonstrate compliance with the above criteria as part of the formal application submittal. With respect to Policy CD -6a, Staff requests that the Board comment on architecture, colors and materials and transitional elements that contribute to the natural topography. 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 R5 district development standards as well as the development standards of the Hillside Development Overlay District except in those case specifically noted below: Natural State The applicant proposes providing less natural state than what is required by the Hillside Development Overlay District. Staff would like feedback from the Board regarding the adequacy of the natural state that is proposed to be preserved by the project. Building Stepback Section 14.12.030 limits building height to no more than 20 feet on the downslope facing walls and requires that any additional building mass be stepped back creating a terracing of the building. The proposed design does not observe the 20' height limit and subsequent building "stepback" requirement. Staff would like feedback from the Board regarding the appropriateness of this design and whether it is an appropriate design given the shape of the lot and existing site constraints (existing trees, easements, lot shape). San Rafael Design Guidelines: The San Rafael Design Guidelines serve as a guide for evaluating development. The project is a Single-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 building 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. • 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. • Fences in the front and street side yards should include detailing in character with the house. • 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. Hillside Design Guidelines The applicant faces development challenges due to the lot shape, tree coverage, existing easements, and topography. The following Hillside Design Guidelines are applicable to the project: 4 • Parking. The Hillside Design Guidelines specify that off street visitor parking should be located in bays that fit with the natural topography and minimize grading. Visitor parking is proposed adjacent to and parallel with Upper Fremont Drive along the eastern property line. • Building height. The Hillside Guidelines specify that building bulk should be reduced by cutting the structure into the hillside. As indicated on Sheet A-3.10, the structure abutting the side property lines is not stepped with the hillside pursuant to Section 14.12.030(A) of the San Rafael Municipal Code, and therefore is not consistent with this design guideline. In addition, the building height on the downslope is almost 30 feet in height where a 20 -foot height limit should be observed. • Tree replacement. As indicated on Sheet A-1.02, the project proposes to remove 18 trees on site. The San Rafael Hillside Design Guidelines requires a diligent effort be made to retain as many significant treesz as possible. When significant trees must be removed, replanting at a ratio of 3 to 1 is required. The number of significant trees proposed for removal is not known, however, due to site conditions, it is anticipated that replacement at this ratio will be challenging. Staff seeks the Boards guidance regarding the following: • Whether the proposed modern design adequately respects and compliments the neighborhood's existing architectural styles; • Whether the project adequately incorporates transitional elements such as stepped facades, balconies, and/or other architectural details to minimize height differences; • Whether the proposed colors and materials are appropriate; • Whether the presence of guest parking spaces adjacent to the Upper Fremont Road right-of-way is appropriate; • What type and amount of replacement trees is appropriate for the site given the existing tree canopy; • Whether the proposed site plan demonstrates efficient use of the site; • Whether the requested exceptions to the building heights, natural state, and "step back" requirements are appropriate given the site constraints mentioned 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. No inquiries have been received as of the preparation of this staff report. However, the City did received comments from the West End Neighborhood Association expressing concerns about the requested exceptions and compatibility with the surrounding neighborhood (see attached letter). The comments also provide recommendations regarding the roadway condition, construction activity, etc. that are typically address as part of the formal entitlement process. 2 A significant tree is defined as any tree in good health and form that is more than 12" in diameter measured 4'6" above the root crown or any tree of the Oak genus which is in good health and form that is more than 6" in diameter measured 4'6" above the root crown. CONCLUSION As mentioned above, the applicant has submitted a Conceptual Design Review application seeking input from the Board regarding architectural design approach, site design, adequacy of the proposed landscaping, and requested exceptions to building heights, natural state and "step back" requirements. With the Board's recommendation, the applicant will be able to submit formal applications for Environmental and Design Review and Exception request, which will come back to the Board for a formal recommendation to be forwarded to the Planning Commission and City Council for final decision on the application. EXHIBITS Correspondence Full-sized and reduce plans have been provided to the DRB members only. cc: Jeffrey and Tracy Prose J LU CE -- VVO$t End Neighborhood ABso Iation October 12, 2018 Ali Giudice City of San Rafael - Planning Division 1400 Fifth Ave San Rafael, CA. 94901 RE: ED18-082/ADU 18-032 Residents have the following comments on the proposed conceptual review: 1. We are concerned that the applicant may need to request exceptions and/or variances for several issues, including compliance with the setback, stepback, parking, ADU requirements, natural state, height limitations, etc. The plans don't appear to meet the natural state requirement and part of the building is elevated above landscaped -ground which we assume is included in the natural state calculation but don't know if that truly meets the intention'of the Hillside Design Guidelines (HDG). Comparing this application to #31 and #39, the developed properties closest to this site, both properties have smaller homes but much larger lots, 60% to 240% larger than the project site, indicating compliance of these neighboring properties with the intention of the HDG to leave a large area undisturbed or in a natural state. We have concerns that the maximum height of the proposed building (> 30 feet high) will cast a shadow and block sunlight to neighboring properties for much of the year. 2. Upper Fremont Drive is a very narrow (2-way/1 lane) substandard hillside street with NO public (street) parking so parking requirements must comply with current code, with NO exceptions. Applicants must show how vehicles in the lower parking spaces can easily maneuver into and out of the spaces without using the private parking/driveway across the street at #31. 3. It is unclear whether the proposed ADU is considered a Second Dwelling Unit (muni code 14.16.285) or a Junior Second Unit (muni code 14.16.286). The project would need an additional parking space to comply with the Second Dwelling Unit ordinance which would then further reduce the natural state. Although no additional parking spaces (than proposed) would be required for a Junior Second Unit, there appears to be other compliance issues. Plans indicate a "full kitchen" and code requires an "efficiency kitchen" with limitations on sink size., waste line, cooking facilities and food preparation area. Also, interior access is required for a Junior Second Unit. used during construction should be documented and repaired for damage caused by construction, including Marquard, Fremont, and Upper Fremont, Applicant may want to consider alternative ways for delivery of concrete to the site because of the difficult access. Previous construction sites near this property pumped concrete from the other side of the hill (Espalda Court) after a concrete truck lost traction on Upper Fremont and began to slide downhill. 9. We question how effective a solar system on the roof will be given that this is a heavily wooded north facing slope with limited sunlight for several months during the year. Thank you for your consideration of these comments. Sincerely, Greg Reel Victoria DeWitt WENABoard Member Neighbor