HomeMy WebLinkAboutDRB 2013-10-22 #5CITY OF
Community Development Department — Planning Division
Meeting Date: October 22, 2013
Case Numbers: Z010-001
Project Planner: Kraig Tamborn 415) 485-3092
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Agenda Item: ..�
REPORT TO DESIGN REVIEW BOARD
SUBJECT: San Rafael Municipal Code Title 14 and Title 17 Amendments (Zoning Ordinance) —
Z010-001. Amendments to the Zoning Regulations and Title Tideland Permit requirements
(text -only edits), applying City-wide.
-- Continued discussion from the October 8, 2013 meeting --
DISCUSSION
On September 17, 2013, Planning Division staff provided the Design Review Board members with draft
zoning ordinance edits for its review and comment. (Please contact staff if you require another
hardcopy of this document). Edits have been proposed for select Chapters of the San Rafael Zoning
Code. Board review and recommendation is requested on sections pertinent to design review matters.
The draft edits are not a comprehensive update of the entire Zoning Code, but have been selectively
chosen to respond to recent updates made to the General Plan 2020, new federal and state
regulations, and various revisions to codify Planning Division policy determinations and as a general
review and update.
The Board conducted a public hearing on the edits, accepted public testimony and closed the pubic
hearing, and continued the item to October 8, 2013 for Board deliberation and discussion. At its
October 8, 2013 meeting the Board initiated discussion of the draft zoning edits and given the lateness
of the meeting continued the item to October 22, 2013. The report and minutes from the prior meetings
can be viewed online at: http://www.citvofsanrafael.org/meetings/ and selecting the desired Design
Review Board meeting date.
Following is a summary of the comments provided at the October 8 meeting and an overview of
remaining topics requiring Board review and comment:
Board Comments Received (October 8 Meeting)
Chapter 14.03 — Definitions
The Board recommended revising the definition of "Height, non -hillside" to be similar to the hillside
definition. The hillside definition measures height vertically from grade, which is intended to encourage
bunkering of homes into hillside slopes and reduce grading and visual bulk and mass. A similar
definition for non -hillside may be appropriate, that measures from finished grade, average finish grade
or some other variant. The Board has requested examples of other definitions for further consideration.
This change will create some existing legal non -conforming height conditions throughout San Rafael,
particularly for structures with sloped roof types.
The Board also recommended that the definition of "Structure" should be revised to exclude retaining
walls up to four feet (4') in height (instead of the current three foot (3') limit that was considered too
restrictive). No other changes or modifications to definitions have been suggested.
Chapter's 14.04 through 14.09 — Land Use Tables / Development Standards
The Board did not have comments on revisions to these Chapters (pages A-6 through A-40 of the
Exhibit A — Draft Zoning Code Amendments); except for a proposed upper story addition exception,
discussed under Chapter 14.25 edits.
Chapter 14.12 — Hillside Overlay District
The Board recommended that the "driveway" provisions should require a vertical curve transition for
steep driveways and a level approach to the garage. Revised language would need to be drafted for
consideration (page A-42).
Chapter 14.13 — Wetland Overlay
No further changes or comments were suggested by the Board (page A-44).
Remaining Chapters Requiring Board Comment
Chapter 14.16 — Site and Use Regulations
➢ Accessory Structures — 14.16.020
This section has been deleted in its entirety and rewritten (page s A-47 through A-49). Notable
changes from current standards are as follows:
o Remove a current 80 square foot limitation for structures in a residential side yard location.
o Remove a current limit of two (2) accessory structures allowed in the rear yard.
o Remove a current 6' separation requirement between an accessory structure and primary
structure.
o Permit only small decorative improvements in front yard.
o Allow 0' setback in side and rear yards for small accessory structures up to 8' in height,
decorative improvements up to 6' and retaining walls up to 4' (revised per October 8
comments); subject to a 3' separation between structures.
o Require 3' setback in side and rear yards for accessory structures over 120 square feet and up
to 15' in height, and certain other accessory improvements.
o Add non-residential regulations for storage containers.
The Board may wish to provide further comments on these changes.
➢ Exclusions to the required minimum yards — 14.16.130
This draft section would be revised consistent with Board recommended change to allow 4' retaining
walls in yard areas (page A-51).
➢ Fences and Walls — Section 14.16.140
This section provides height limits for retaining walls and fences in side and rear yards. As noted, the
Board has already recommended that 4' retaining walls be permitted in yard areas. The Board also
suggested that height of fences located on walls should be measured based on the combined height,
unless the two features are grade separated (4' was recommended). Further discussion and comment
is requested (page A-52 and A-53).
➢ Additional Sections
The following additional new proposed sections are intended to establish city-wide standards for
matters typically addressed through design review, or as encouraged by new local and state rules, and
may warrant review and comment from the Board:
• 14.16.227 Light and glare (page A-56); proposed as a city-wide standard
0 14.16.243 Mechanical equipment screening (page A-57); proposed as a city-wide standard
0 14.15.295 Sight distance (page A-57); proposed as city-wide standard
0 14.16.305 Small wind energy systems (page A-57); new regulation
0 14.16.307 Solar installations (page A-58); new regulation
0 14.16.320 Swimming pools, hot tubs and other residential equipment (page A-59); revised standard
2
• 14.16.360 Wireless communications facilities (pages A-59 through A-67); revised to establish
ministerial review and revised discretionary review authority.
Chapter 14.17 — Performance Standards
Staff recommends the Board consider review and comment on new proposed Outdoor storage
standards — Section 14.17.120 (page A-72).
Chapter 14.18 — Parking Standards
Staff recommends the Board consider and comment on Section 14.18.160 Parking lot screening and
landscaping (pages A-80 and A-81) that has been revised in an effort to improve effectiveness of tree
canopy coverage and stormwater runoff measures. A draft Parking Lot Tree Species list has also been
prepared, and attached.
Chapter 14.19 — Signs
A new temporary sign type has been recommended (page A-86).
Chapter 14.25— Design Review
The Board has commented that second story additions should not be exempt from review without
criteria being applied (pages A-88 through A-90). Further discussion and comment is warranted.
Recommended Action
Staff recommends that the Board conclude its deliberations and provide its recommendation on the
draft zoning edits. Based on the discussion above, staff expects that the Board will require a report
back on its comments, before providing its final recommendation to the Planning Commission.
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