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. Box 66; Sausalito, CA 94966
Steve Zamlich — 128 Fairview Ln.; Sonoma, CA 95476
Jeffrey Jones and Rachel Lankford — 3974 Waterhouse Rd.; Oakland, CA 94602
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