HomeMy WebLinkAboutDRB 2013-07-16 #2ary of Meeting Date: July 16, 2013 Case Numbers: ED12-085 Project Planner: Steve Stafford — (415) 458-5048 Community Development Department — Planning Division REPORT TO DESIGN REVIEW BOARD SUBJECT: 46 Scenic Avenue (Vacant Lot Between 40 & 50 Scenic Ave.) — Request for an * Hillside building height is measured from natural grade to top of roof at any given point. Non -hillside building height is measured from finished grade pursuant to the "UBC" method. Environmental and Design Review Permit to allow the construction of a two-story, 2,887 sq. ft., single-family residence and associated site and landscape improvements on a vacant, 6,340 sq. ft., hillside infill parcel. The project includes a request to allow a 7.5' front yard setback reduction, where a minimum of 15' is required. The project also requests a parking waiver to develop the site without two additional required 'guest' parking spaces; APN: 010- 241-26; Duplex Residential (DR) District; William Kirsch of W.W. Kirsch & Associates, Applicant; Steve Zamlich, Owner; Sun Valley Neighborhood. PROPERTY FACTS Site General Plan Designation Zoning Designation Existing Land -Use Project Site: DR DR Vacant Infill Hillside Parcel North: DR DR Single -Family Residence South: DR DR Duplex Residence East: DR DR Single -Family Residence West: DR DR Duplex Residence Lot Size Lot Coverage (Max.) Required: 5,000 sf Standard: 2,536 sf / 40% max. lot coverage Proposed: 6,340 sf (existing) Proposed: 2,114 sf; 33% Height Gross Building/Floor Area (n/a) Allowed: 30' Allowed: (3,314 sf) Proposed: 22' Proposed: (2,658 sf) Parking Natural State (n/a) Required: 4; 2 covered, 2 guest Required: (3,550 sf) Proposed: 2 covered Proposed: (4,199 sf) Landscape Area (Min.) Setbacks Required: 381 sf Required Existing Proposed Proposed: 418 sf Front: 15' n/a 8'6" Side(s): 5' n/a 6' (North); 8' Outdoor Area (Min.) Ext side: n/a n/a (South) Required: 200 sf (200 sf/unit) Ped. sidj: n/a n/a Rear: 10' n/a 50'6" Proposed: 246 sf Total Grading Tree Removal Total: 60 Cu. Yds. Total(No.ispecies): None (7 New Stumps; 2 "Mature" or Oaks) Cut: 60 Cu. Yds. Requirement: None Fill: 0 Proposed: 7 Trees; Arbutus'Marina' Off -Haul: 60 Cu. Yds. * Hillside building height is measured from natural grade to top of roof at any given point. Non -hillside building height is measured from finished grade pursuant to the "UBC" method. BACKGROUND & DISCUSSION On June 18, 2013, the Design Review Board (`Board') reviewed a Zoning Administrator -level, Environmental and Design Review Permit for a proposed new single-family residence on a vacant hillside infill parcel located at 46 Scenic Ave. (between 40 & 50 Scenic Ave.). The meeting is available for review on the City's website at http://www.cityofsanrafael.org/meetings/. The Board indicated support for the project, including the proposed front yard setback reduction and the 'guest' parking space waiver; however, the Board recommended the project return for 'consent calendar' review with the following site or building design changes (The Board's recommendations are provided below in bold, followed by staff's comments): The street front/garage (west) elevation shall be redesigned to incorporate greater articulation and upgraded material/colors, such as gabled dormer/trellis entry projection, widen parking deck at entry to allow for entry projection, unique pavers at entry, and/or upgraded garage door. The street front/garage (west) elevation (Sheet A5) has been revised and redesigned as follows, to provide a greater sense of entry and create greater interest: • The parking deck/driveway and building entry porch has been widened an additional two (2) feet and accented with a multi -color slate inlaid approach; • A new, 6 -wide and 8' -tall wood trellis feature is proposed to project or extend in front of the building entry porch, under the gable roof. The new entry trellis feature is proposed to be constructed with 6" x 6" posts and beams and 2" x 4" and 2" x 2" joists; • A new, "5.25 inch" -in -12 inch" pitched dormer located above the garage door with raked windows; and • An upgraded garage door constructed of insulated fiberglass as opposed to sheet metal and without windows. • Substitute new Arbutus `Marina' trees, a better native species, for the proposed new Redwood trees and incorporate additional understory native species plantings. The revised Landscape Plan (Sheet A1.2) substitutes seven (7) new Arbutus 'Marina' trees in lieu of the seven (7) previously proposed Redwood trees, as directed. These substitute trees are proposed to by 15 -gallon container Ri7Ps and in the same location, in the front yard Gethack (1) in northern side yard setback (3) and 'in the rear yard, parallel with the southern side property line (3). Additionally, the revised Landscape Plan proposes new understory plantings, including twelve (12) Echium 'Fastuosum' and Rosmarinus 'Prostratus' shrubs, located along the northern side yard, and four (4) Nerium 'Oleander' shrubs and an unknown number of Callistemon 'Citrinus' shrubs, located along the southern side yard. As required by the City's Department of Public Works (DPW), all has new plantings are proposed to be installed outside the existing, 5' -wide storm water drainage easement located along, and parallel with, the southern side property boundary. • Revise the exterior color palette to propose darker window and trim colors The proposed exterior color palette has been refined to better blend with the natural hillside values or shades on the site. The project previously proposed 'medium brown' or 'beige' stucco textured exterior walls with `off-white' trim, 'white' vinyl windows and 'black' composite asphalt shingles. The revised exterior color palette proposes a 'dark brown' or `chocolate brown' trim in lieu of the 'off- white' trim. The project continues to propose medium brown' or 'beige' stucco textured exterior walls, 'white' vinyl windows and 'black' composite asphalt shingles. As part of their re -submittal package to the City, the applicant has provided a revised Material and Color Board which will be available during the meeting upon request by the Board. Propose 6' -high wood fencing along the southern side boundary to match the existing fencing along the northern side boundary. The revised Site Plan (Sheet Al) proposes to construct 6' -high wood fencing along the southern side boundary shared with 40 Scenic Avenue, to match the existing fencing along the northern side boundary. The new southern side yard fencing is proposed to begin at the 15' required front yard setback and extend 80' towards the rear of the property. CONCLUSION Staff believes the revised project design responds well to the recommendations provided by the Board at their 6/18/2013 meeting. The revised project design is primarily focused on improving the project's sense of entry and creating a greater building interest along the street front elevation. The site design has been further refined to provide more appropriate tree plantings and to include understory shrub plantings. The revised color palette proposes a more 'earthtoneTwoodtone' trim color to better blend with the natural hillside values on the site and in the surrounding hillside neighborhood. EXHIBITS 1. Prior Project Plans (Reductions provided to the Board only) 2. Revised Project Plans (Both full-size plan sets and reductions provided to the Board only) cc: William Kirsch — W.W. Kirsch & Assoc.; P.O. 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