HomeMy WebLinkAboutDRB 2016-02-02 #3Community Development Department - Planning Division
Meeting Bate: February 2, 2016
Case Numbers: ED14-051; E014-052
Project Planner; Steve Stafford — (415) 458-5048
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 270 & 272 Linden Ln. (Vacant Lots Between 262 & 276 Linden Ln.) - Request for
Environmental and Design Review Permits to allow the construction of two new, two-story,
3,754 sq ft., single-family residences on separate vacant lots and associated site
improvements, including minor grading, drainage and landscaping. The new parcels were
created in 2003 through the legal subdivision of the adjacent parcel (262 Linden Ln.), which
created a new, 9,340 sq_ ft., 'flag' lot behind a new 7,507 sq. ft, lot along Linden Ln.; APNS:
015-041-55 (272 Linden Ln.) & -56 (270 Linden Ln.); Single -f=amily Residential (R7.5) Zone;
Daniel Stitzel, Applicant; Raymond S. Bergante TR, Owner', Dominican/Black Canyon
Neighborhood_
PROPERTYFACTS
Location General Plan Designation Zoning Designation Existing Land -Use
Project Site: LDR R7.5 Single�Farnily Residence
North: LDR R5 Single -Family Residence
South,. LDR R7 5 Single -Family Residence
East LDR R7,5 Single -Family Residence
West: LDR R10 Single -Family Residence
Lot Size Lot Coverage (Max,)
Required: 7,500 sf Standard: 40%
Existing: 8,084 sf (270 Linden Ln,) Proposed: 2,268 sf or 30.2% (270 Linden Ln )
7,507 sf (272 Linden Ln.) 2,268 sf or 28.1% (272 Linden Ln.)
Height Upper Floor Area (Non -hillside residential)
Allowed: 30' Allowed: 75% of max. lot coverage
Proposed: 21' 8" (270 & 272 Linden Ln.) Proposed; 1,486 sf or 49.5% (270 Linden Ln.)146% (272
Linden Ln.)
Parking
Required: 2 covered
Proposed, 2 covered/1 uncovered (270 Linden Ln.)
2 covered (272 Linden Ln.)
Setbacks
Required Proposed (270 Linden Ln.) Proposed (272 Linden Ln.)
Front: 15' 15' 21.5'
Side 6' (20' at 270 Linden Ln.) 24' 4" 1 30' 17' 3" / 8' 6"
Rear: 10' (15' at 270 Linden Ln.) 15' 10'
Grading Tree Removal
Total: 998 CYDS Total(Nolspedes) 44 (5 Oak trees; both lots)
Cut. 336 CYDS Replacement Required: 0 (non -hillside)
Fill: 662 CYDS Replacement Proposed 13 (270 Linden Ln,) 1 14
Off -Haul: 0 (272 Linden Ln.)
" Hillside building height is measured from natural grade to top of roof/structure at all points of the structure. Standard
building height is measured from an established exterior finished grade elevation to mid -point of a sloped roof.
SUMMARY
The project is being referred to the Board for review of proposed site and design improvements for the
development of two new, two-story, single-family residences on two adjacent, vacant non -hillside lots.
The architectural design, scale, size and configuration of each new residence is proposed to be
identical. Only the orientation of the structures and the exterior colors and materials are proposed to be
distinct.
The vacant lots were created in 2003 by legal subdivision (502-017) of the adjacent parcel, 262 Linden
Ln. This subdivision, essentially, created a new, 9,340 sq. ft., 'flag' lot (270 Linden Ln.) behind a new
7,507 sq, ft. lot (272 Linden Ln.) which predominates the Linden Ln. frontage and requires subsequent
Environmental and Design Review Permits for each single-family residence, through the Zoning
Administrator with the review and recommendation of the Board. This subdivision also requires
increased setbacks on the new 'flag' lot (270 Linden Ln.), a 15' rear yard setback and 20' side yard
(western property line) is required.
The adjacent residence, 262 Linden Ln., is listed on the San Rafael Historical/Architectural Surrey,
Final Inventory List of Structures and Areas (Charles Hall Page and Associates, Inc., updated 1986)
and is deemed a 'cultural resource' under CEQA. An Historic Resource Evaluation (Page & Turnbull,
dated October 15, 2015) was submitted with the project applications and determined the 'change in
setting' resulting from the proposed project would not significantly impact the cultural resource at 262
Linden Ln., though additional screening landscaping. planted in a 'naturalistic' pattern, between the new
structures and 262 Linden Ln., was recommended.
The proposed projects, both new single-family residences, meet all applicable development standards.
Based on review of the applicable design criteria, which is discussed in detail below, staff has
concluded that the projects adequately address the applicable criteria. However, staff requests that the
Board review this report and provide a recommendation on compliance with all pertinent design criteria.
Specifically, staff asks the Board to consider the following:
Architecture
+ Whether the similar contemporary Spanish Colonial -inspired architectural design proposed by both
projects is appropriate for, and adequately relates to, the site and the existing surrounding
development in the vicinity,
Landscaping
Whether the site landscaping proposed for both lots is appropriate, in terms of the plant type or
species, number and locations.
BACKGROUND
Site Description & Setting;
The subject sites are two adjacent vacant infill parcels, located 150' (approx.) north of the intersection
of Linden Lane and Grand Avenue, in the Dominican/Black Canyon neighborhood. The larger site is a
9,340 sq. ft., 'flag' lot (270 Linden Ln.), with a 8,9% (approx.) cross -slope, which is northeast -to -
southwest trending. While this larger parcel is accessed exclusively to/from Linden Ln. by a narrow
(13.6' -wide) strip of land, Grand Court, a private shared driveway, is located along the entire rear
property line. The smaller site is a 7,507 sq ft. lot (272 Linden Ln.) has a 6.2% (approx.) average cross -
slope. also northeast -to -southwest trending. This smaller parcel is located in front of the larger site and
dominates the Linden Ln. frontage_
A 6' -wide storm drain and sanitary sewer easement is located parallel to the side (west) property
boundary of the smaller site (272 Linden Ln.), providing utility connection access for the larger site {270
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Linden Ln.) Additionally, a triangular -shape, 336 square -foot (approx.), access easement is located
parallel to Linden Ln. and across both sites, providing secondary ingress and egress to the adjacent
property, 252 Linden Ln.
The subject sites are thickly wooded with predominately Acacia trees and stumps and understory
shrubs. The surrounding neighborhood is a mixture of single- and multi -story single-family residences
(R5, R7.5 and RIO Districts), 2,000 — 41000 sq. ft_ (approx.) in size.
History:
The subject sites were created in 2003 by legal subdivision (S02-017) of the adjacent parcel. 262
Linden Ln. This subdivision also requires rear and side yard (western property line) setbacks on the
new 'flag' lot (270 Linden Ln.) greater than those required by the zoning (R7,5 District) on the sites; a
15' rear yard setback and 20' side yard (western property line) is required on the new 'flag' lot (270
Linden Ln.).
W;MMM ss] W-1411.4 1:111010
Use: The project proposes to construct a of two new, two-story, 3,754 sq. ft., single-family residences
on separate vacant lots and associated site improvements, including minor grading, drainage and
landscaping,
Site Plan: The project proposes to meet all applicable development standards, including required yard
setbacks, maximum building height and lot coverage, and covered parking, as detailed under Property
Facts matrix above. The new 'flag' lot (270 Linden Ln.) is proposed to be consistent with the increased
rear and side yard (western property line) setbacks, as required by conditions to the approved
subdivision. A 15' rear yard setback is required and proposed; a 24' 4" side yard (western property line)
is proposed where a minimum 20' is required. Horizontal wood strip (2" x 4") perimeter wood fencing is
also proposed.
Architecture: The proposed architectural design, scale, size and configuration of each of the two new
residences are proposed to be identical. Only the orientation of the structures and the exterior colors
and materials are proposed to be distinct.
The proposed architectural vernacular for both new residences is 'contemporary Spanish Colonial',
highlighted by multi-level low -profile (`3-n-12' pitch) roof forms, stucco texture, wood -clad casement
windows and double -doors, arched window transom fenestration, tapered chimneys, circular metal grill
adornments and wood trellis projections over the garage door and select ground -floor windows.
Ground -level outdoor patio areas are proposed to surround each new residence.
The proposed residences are proposed to be distinct as follows:
The new residence on the larger 'flag' lot (270 Linden Ln.) is proposed to be oriented (garage
and main entrances) east -west while the new residence at 272 Linden Ln. is proposed to be
oriented south -north.
The stucco texture on the new residence on the larger 'flag' lot (270 Linder? Ln.) is proposed to
be 'smooth' while that at 272 Linden Ln. is proposed to be a more course stucco texture.
• The earthtone color palette on the residence on the larger'flag' lot (270 Linden Ln.) is proposed
to include a lighter tan base while 272 Linden Ln is proposed to include a dark red base.
a A standing -seam metal roof material is proposed on the residence on the larger 'flag' lot (270
Linden Ln.) while 'brown -blended' S-shaped concrete tile shingles are proposed on the
residence at 272 Linden Ln.
Landscaping: The project proposes to remove all existing vegetation on the subject sites (44 existing
trees, including 5 oak trees) with the exception of eight (8) mature trees, one of which is located within
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the Linden Ln, right-of-way (ROW). These trees proposed for preservation include six (6) oak trees, one
(1) bay tree and one (1) eucalyptus tree, 10-36" in diameter.
The project proposes to install new landscaping, a consistent mixture of trees, shrubs, grasses and vine
plantings, on both sites. Thirteen (13) new trees are proposed to be planted on the larger 'flag' lot (273
Linden Ln.) while fourteen (14) new trees are proposed to be planted on 272 Linden Ln. All new trees
are proposed to be 15 -gallon is container size with the exception of Coast live oak trees, which are
proposed to be 24" -box container size.
GradingiDrainage: The project proposes a total of 996 CYDS of excavation; 336 CYDS of 'cut' and
652 CYDS of 'fill'. Proposed storm water drainage improvements include 1,5 — 2' -wide planted bioswale
areas around the perimeter of the larger 'flag' lot (270 Linden Ln.) and along the western side property
line of 272 Linden Ln. All storm water runoff is proposed to drain to existing cobble -lined inlet ditches
and 30" -diameter underground culvert, both located within the Linden Ln. ROW,
ANALYSIS
General Plan 2020 Consistency,
The General Plan land use designation for the site is Low Density Residential (LDR), In accordance
with Land Use Policy LU -23 (Land Use Map and Categories), the LDR designation allows for residential
uses typical of single family densities (i.e,, gross densities of 2 — 6.5 residential units/acre), similar to
that which is proposed by the projects. Also, the project's proposed 21' 8" building height is in
accordance with Land Use Policy LU -12 (Building Height), which allows for a maximum of 30'. In
accordance with Community Design Policy CD -15 (Participation in Project Review), staff has provided
for effective community involvement in the review of this project by referring the project to the
appropriate neighborhood group (Dominican/Black Canyon Neighborhood Association) early on and by
providing notice of the Board's hearing. Staff requests the Board's guidance in evaluating the project for
consistency with the following design -related General Plan Policies;
Housing Policy H-3 (Design That Fits into the Neighborhood Context) strives to design new
housing, remodels and additions to be compatible in form to the surrounding neighborhood by
incorporating transitions in height and setbacks from adjacent properties to respect the existing
development character and privacy and to minimize the negative effects on adjacent properties.
Neighborhoods Policy NH -2 (New Development in Residential Neighborhoods) strives to
maintain and enhance the residential character of neighborhoods to make them desirable
places to live by seeking to have new development.- 1) Entrance the neighborhood image and
quality of life; 2) Incorporate sensitive transitions irr height and setbacks from adjacent
properties to respect adjacent development character and privacy; 3) Respect existing
landforms and natural features; 4) Maintain or enhance infrastructure service levels; and 5)
Provide adequate parking.
Community Design CD -3 (Neighborhoods) seeks to recognize, preserve and enhance the
positive qualities that give neighborhoods their unique identities, while also allowing flexibility for
innovative design New development should respect the context and scale of existing
neighborhoods.
CD -13 (Single -Family Residential Design Guidelines) seeks to recognize, preserve and
enhance the design elements that contribute to the livability of neighborhoods and their visual
appearance. Recognize that each neighborhood is unique, and that design review must
consider the distinct characteristics of individual neighborhoods. New development should fit
within and improves the character -defining elements of the neighborhoods.
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CD -18 (Landscaping) recognizes landscaping as a significant component of all site design_
Staffs Comments. Staff finds the proposed projects are, generally, consistent with all applicable
design -related General Plan policies. For a discussion on how the projects comply with specific design
criteria, please see staff's analysis below under Environmental and Design Review Permit. Staff
requests direction from the Board on the whether the proposed project meets these applicable General
Plan policies.
Zoning Ordinance Consistency:
Chapter 4— Property Development Standards; Residential Districts
The project is subject to the development standards for the Single -Family Residential (R7.5) District,
pursuant to Chapter 4 (Section 14.04.040) of the San Rafael Municipal Code (the Zoning Ordinance)
Those property development standards applicable to the project are identified in the Site Development
Summary matrix located on the front of this report.
Staff's Comments. As designed, staff finds the proposed projects will comply with all applicable
property development standards for the R7.5 District, including maximum building height and lot
coverage, and minimum yard setbacks. The subdivision approval, which created the subject sites in
2000, requires increased setbacks on the new 'flag' lot (270 linden Ln.); a 15' rear yard setback and
20' side yard setback (western property line) is required where 10' and 6', respectively, would be
typically required by the R7.5 zoning standards. The projects propose a 15' rear yard setback and a
minimum 24' 4" side yard setback (western property line) for the new single-family residence proposed
on 270 Linden Ln.
Chapter 18 — Parking Standards
The project is required to provide two (2) covered parking spaces for each of the proposed new single-
family residences on separate non -hillside lots, pursuant to Section 14.18.040 of the Zoning Ordinance.
These covered parking spaces are required to meet minimum dimensions. The proposed design of the
driveway on the larger 'flag' lot (270 Linden Ln.) shall meet minimum width and maximum grade
standards..
Staff s Comments. As designed, staff finds the proposed project will comply with all applicable parking
standards. The proposed building designs for each new single-family residence are identical in layout
or configuration and include a two -vehicle garage which provides the minimum 20' x 20' interior'
dimensions. While both sites are non -hillside and no additional on-site parking spaces are required, the
larger 'flag' lot (270 Linden Ln.) provides one (1) additional uncovered parking space, located within the
front yard setback, adjacent to the garage. The proposed design of the driveway on the larger 'flag' lot
(270 Linden Ln.) will be 10' -wide, where a minimum 10' is required, with an average grade slope of
6.7% or less, where a maximum of 18% is allowed.
Chapter 25 — Environmental and Design Review Permit
The project is subject to the review criteria for Environmental and Design Review Permits, pursuant to
Section 14.25.050 (Review criteria; Environmental and Design Review Permits) of the Zoning
Ordinance, as follows.-
Site
ollows:
Site Design. There should be harmonious relationship between the proposed building and site
development, and with existing development in the vicinity. Major views of the San Pablo Bay,
wetlands, bay frontage, the San Rafael Canal, Mt. Tamalpais and surrounding hillsides should
be preserved from public streets and public vantage points. Site design should respect site
features and recognize site constraints by minimizing grading and removal of natural vegetation.
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• Architecture. The project architecture should be harmoniously integrated in relation to the
architecture in the vicinity in terms of colors and materials, scale and building design. Design
elements and approaches which are encouraged include: a) creation of a sense of building
entry; b) variation in building placement and height; c) bedrooms and decks oriented away from
high noise sources: and d) equal attention to design given to all facades in sensitive location.
Materials and colors. There must be consistent organization and balanced relationship of
materials and colors. Exterior finishes should be consistent with the context of the surrounding
area. Color selection shall coordinate with the predominant colors and values of the surrounding
landscape and architecture. High-quality building materials are required. Natural materials and
colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should
be colored. textured, sculptured, andlor patterned to serve design as well as a structural
function.
Upper -Story Windows. Upper -story windows facing the rear yard shall not significantly affect
(e.g. unfiltered and direct views from a primary living area into a primary living room, bedroom or
backyard recreation area) the privacy of adjacent residences. Upper -story windows facing the
side yard shall be oriented so as not to have a direct line -of -sight into windows, balconies or
similar openings of adjacent residences. Upper -story windows facing the front yard are
encouraged.
• Neighborhood Compatibility. Where a prevailing design exists on both sides of the street for the
length of the block, the project shall be designed to be compatible with the design character and
scale of the neighborhood buildings.
• Landscape Design. Landscaping shall be designed as an integral entrancement of the site and
existing tree shall be preserved as much as possible. Water -conserving landscape design shall
be required.
Staff's Comments. This is an in -fill development project, the projects represent proposed development
on two of the final four vacant lots along Linden Ln Staff finds the site and building designs on both
sites fit into the neighborhood context well. The proposed two-story scale of the new single-family
residences will be harmonious with the predominant scale of the surrounding development, which is
also a two-story scale. In addition, the proposed site design for both lots will provide a building setback,
along the shared western side property line with the closest neighbor, greater than required by either
zoning standards or subdivision approval. The closest residence to the project sites (276 Linden Ln.) is
a single -story structure and the proposed new single-family residence on the larger `flag' lot (270
Linden Ln.) provides a minimum 24'4" setback along the shared western side property line, where 20'
is required and the new single-family residence on the front lot provides a minimum 17' 3" setback
where 6' is required. The proposed 3,754 sq. ft. building size on both sites will be similar to the sizes of
existing surrounding residences, which are approximately 21000 — 4,000 sq. ft, in size
A wide variety of architectural styles are found in the immediate surrounding neighborhood, though the
project designs propose a similar architectural vernacular for both new residences: 'contemporary
Spanish Colonial', highlighted by multi-level low -profile ('3-n-12' pitch) roof forms, stucco texture, wood -
clad casement windows and double -doors, arched window transom fenestration, tapered chimneys,
circular metal grill adornments, wood trellis projections over the garage door and select ground -floor
windows and surrounding outdoor patio areas. Only the orientation of the structures and the exterior
colors and materials are proposed to be distinct, as follows:
The new residence on the larger 'flag' lot (270 Linden Ln.) is proposed to be oriented (garage
and main entrances) east -west while the new residence at 272 Linden Ln. is proposed to be
oriented south -north.
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The stucco texture on the new residence on the larger'flag' lot (270 Linden Ln.) is proposed to
be 'smooth' while that at 272 Linden Ln. is proposed to be a more course stucco texture,
The earthtone color palette on the residence on the larger'flag' lot (270 Linden Ln.) is proposed
to include a lighter tan base while 272 Linden Ln. is proposed to include a dark red base.
A standing -seam metal roof material is proposed on the residence on the larger `flag' lot (270
Linden Ln.) while 'brown -blended' S-shaped concrete tile shingles are proposed on the
residence at 272 Linden Ln
The adjacent residence, 262 Linden Ln., is listed on the San Rafael Historical/Architectural Survey,
Sinai Inventory List of Structures and Areas (Charles Hall Page and Associates, Inc., updated 1986)
and is deemed a 'cultural resource' under CEQA. An Historic Resource Evaluation (Page & Turnbull,
dated October 15, 2015) was submitted with the project applications and determined the 'change in
setting' resulting from the proposed project would not significantly impact the cultural resource at 262
Linden Ln., though additional screening landscaping, planted in a 'naturalistic' pattern, between the new
structures and 262 Linden Ln., was recommended. The current landscape character on the two vacant
lots can best be characterized as a heavily wooded thicket of mostly low -value Acacia trees and
understory brush. The projects propose to remove all existing vegetation with the exception of eight (8)
mature trees (predominantly Oak trees) while planting 27 new trees, including five (5) relatively -mature
(24" -box size) Coast Live Oak trees. Staff finds that the projects propose to create a more cohesive
landscape design in character with, and matching, the cohesive high-quality building design proposed
by the projects. Staff finds the proposed landscape design will provide appropriate vegetative screening
between the new residences and surrounding residences, and responsive to the recommendation of
the Historic Resource Evaluation submitted with the projects.
Staff requests the Board's comments on the following:
• Whether the similar contemporary Spanish Colonial -inspired architectural design proposed by
both projects is appropriate for, and adequately relates to, the site and the existing surrounding
development in the vicinity.
Whether the site landscaping proposed for both lots is appropriate, in terms of the plant type or
species, number and locations.
San Rafael Design Guidelines.
On November 15, 2004, the City Council adapted (by Resolution No 11667) the interim San Rafael
Design Guidelines to give the City staff direction in the design of new development in accordance with
the San Rafael General Plan 2020 Community Design Element's implementing programs. These
guidelines provide a framework of design principles that builds on the strength of the existing character
of an area and that strives to improve the visual unity of the area. Planning staff requests the Board's
guidance in evaluating the project for consistency with the following applicable Residential Design
Guidelines:
Building Design
+ Where there is an existing pattern, particular attention should be given to maintaining a
consistent streetscape.
• All building facades should be varied and articulated. .Long monotonous walls should be
avoided.
• Attention should be paid to the street- and Canal -front facades of buildings by incorporating
similar materials and details.
Scale
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 buildings into an existing neighborhood should be used.
Building Height
+ Adjacent buildings should be considered and transitional elements included to minimize
apparent height differences.
Roof Shapes
• Where possible, relate new roof form to those found in the area.
Building Entrances
• There should be a clear, well-defined sense of entry from the street to the building.
• Examples of elements that can be used to define the primary entrance and to further define the
street facade are a usable front porch or verandas, an overhead trellis canopy, or other similar
feature.
Windows
• 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 fagade.
• Window proportions should be consistent with the proportions of the building and with other
windows on the buildir7g.
Windows should overlook the street, parking and public areas to permit surveillance and
increased safety.
• Window placement along rear and side elevations should consider privacy needs of adjacent
neighbors.
Driveways and Parking Areas
+ Driveway cuts and widths should be minimized, it? compliance with zoning.
Minimize large paved areas, for example by using alternative materials (i.e., turf block. stamped
concrete or pavers).
Front Landscaping and Fences
• Landscaped front yards should contribute to the overall visual quality of the neighborhood and
to create a strong landscaped character for the site_
• Landscaped areas adjacent to sidewalks are encouraged.
Staffs Comments. Staff has no additional issues or concerns with the site and building design of the
project beyond those listed elsewhere in staff's report.
NEIGHBORHOOD CORRESPONDENCE
Notice of hearing for the projects was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed for each project to all
property owners and occupants within a 300 -foot radius of the subject sites, the appropriate
neighborhood group (the Dominican/Black Canyon Neighborhood Association or DIBCNA), and all
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other interested parties, a minimum of 15 calendar days prior to the date of the Board meeting.
Additionally, notice was posted on the sites, along both the Linden Ln. and Grand Ct. frontages_
Staff received two public comments as a result of the noticing of the projects (Exhibit 3). Early in the
review of the projects, the DIBCNA provided written comments to staff in response to the initial referral
of the project designs. Prior to the printing and distribution of staff's report, John Sarter, and neighbor
residing along Grand Ct., across from the larger 'flag' lot (270 Linden Ln.). (Please note that the subject
line to Mr. Sarter's email lists that has comments are specific to the project design proposed at 272
Linden Ln_; it appears to staff that these comments actually refer to the project design at 270 Linden
Ln., the larger'flag' lot,)
The DIBCNA comments are, as follows'.
Vegetative screening, between the new residences and the existing surrounding residences is a
concern to maintain privacy.
• There appears to be an unnecessary amount of hardscape surrounding the new residences which
reduce the opportunities to provide adequate vegetative screening of the projects.
m The existing mature specimen Toyon trees, located along the Linden Ln/ frontage have significant
long-term landscape value and consideration should be given to their preservation,
• The proposed new CMU wall/fencing for 270 Linden Ln. (the 'flag' lot) should provide a minimum 3'
setback from the existing curb along Grand Ct. to allow the continued use of the street edge to
access the existing mailboxes.
Staff's responses to the DIBCNA comments are, as follows:
The proposed landscape design of the projects has been revised with greater attention to improving
vegetative screening between the new residences and the existing adjacent residences, located at
202 and 276 Linden Ln., and Grand Ct. Staff believes the proposed landscape design for both sites
to be appropriate though requests the Board's review and recommendation.
The proposed landscape design for 272 Linden Ln, (the lot along the Linden Ln, frontage) proposes
to preserve the existing, high-value, Oak trees on both sites, which are in good health and are not
within the proposed footprint of the new residences. Existing Toyon trees, like the existing Acacia
and Bay trees, are viewed as a less desirable species of trees that competes with these Oak trees.
The proposed new CMU wall/fencing for 270 Linden Ln. (the 'flag' lot) provides a 2' setback from
the existing curb along Grand Ct, which is proposed to be developed with a bioswale area as part of
a comprehensive storm water drainage plan for the projects. The two (2) existing mailboxes (1 and
3 Grand Ct,) may be located within the bioswale area and the property boundaries for 270 Linden
L.n., and would require relocation.
Mr. Sarter's comments are, as follows:
The proposed grading would raise the grade with up to 5' of compacted fill. This grade change,
together with the large glazing surfaces proposed along the north building elevation and facing
Grand Ct,, would create privacy impacts for existing residences along Grand Ct. The project design
should reorient the structure so that these large glazing surfaces and outdoor patio areas are
located on the west building elevation_
The project design should be revised to preserve the two existing, 48:"-dlameter "heritage oaks"
proposed for removal due to their location within the current building footprint.
Story poles should be erected to fully understand the scale and location of the project design.
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Staff's responses to Mr. Sarter's comments are, as follows
• Both project sites currently have a minor, east -to -west trending, downslope under 10% (8.9% cross -
slope for the `flag' lot at 270 Linden Ln.). The current grade on the project site will require
excavation along the eastern portion of the site and fill along the western portion of the site. The
overall grade change will be gradual and is necessary to provide a level building pad, The proposed
site design mitigates perceived privacy impacts by providing a 15' rear setback, where 10' is
required in the R7.5 District, and by planting 11, 15 -gallon size, Pittosporum trees along the north
elevation, between the new residence and Grand Ct., to create a vertical `green screen' or
landscape privacy hedge. The project design will provide a minimum 50'+ setback from the existing
residences along Grand Ct, Additionally, Grand Ct. is a shared private driveway and not a public
street with no public access.
■ The project design is required to comply with all applicable property development standards for the
R7.5 District, including maximum building height and lot coverage, and minimum yard setbacks,
and those from the subdivision approval, including increased setbacks (15' rear yard setback and
20' side yard setback, along the western property line, required where 10' and E', respectively,
would be typically required by the R7.5 zoning standards.). These applicable development
standards make it extremely difficult to revise the building footprint to preserve the two existing,
48:" -diameter Oak trees on the site.
As a matter of past practices, the installation of story poles during project review has been required
for new hillside residential projects only. The project sites are both non -hillside. with an average
cross -slop of less than 10%.
CONCLUSION
Planning staff finds the project designs meet the applicable design -related General Plan Policies and
Zoning Ordinance regulations and standards. Both projects propose a cohesive architectural and
landscape design that is in scale and context with each other and the existing surrounding residential
development, and provides an appropriate level of privacy screening. Staff, however, requests the
Board provide direction on the points specified in the Analysis section of this report. Staff further
welcomes additional comments or guidance on the any site or building design details that would further
improve the project,
WXA,II-3III V
1. Vicinity Map
2. Reduced Project Plans
a. 270 Linden Ln.
b. 272 Linden Ln,
3, Public Comments
Full-sized plans and 91"x 17" reductions have been provided to the ORB members only,
CC" Daniel Stitzel — 2103 Vallejo St., San Francisco, CA 94123
Ricky G. Mason — Gehricke + Mason Architects Collaborative; 33 Pacheco St.; San Rafael, CA
94901
Dominican/Black Canyon Neighborhood Association — C/o Cheryl Douglas; P.d. Box 151702;
San Rafael, CA 94915
John Sarter — 3 Grand Ct.; San Rafael, CA 94901
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Hi Steve,
After looking at the Linden Lane AP# 015-041-55 and 015-041-56 plans and sites, I have a few
preliminary observations on behalf of the Dominican Black Canyon Neighborhood Association.
• With a flag lot, there is a lot of paving on these properties. There also seems to be an
unnecessary amount of hardscape adjacent to all sides of the houses, significantly reducing the
opportunity for screening between them and their neighbors, as well as simply between each
other.
Among other things, that means that there is little area left for screening between the Lot #3
two story house and the street edge at Grand Court, both Grand Court residents and the new
home will need the screen.
They might consider permeable paving for some hardscape locations and the driveways.
Concern for interior and exterior privacy of home at 276 Linden Lane, immediately west of
subject properties. This single story 1500 sf, Dome sits close to the shared lot line, and has its
outdoor patio and lawn against the property line. The home at 276 Linden appears to sit 5-6
feet below the new patios and FEE of the new two story homes on Lots #2 and 3. Screening
must be provided between ground level spaces and upper story windows as well.
Screening space and planting is also needed between the two new homes and their respective
main patios, we will be curious to see a fully developed landscape plan.
Both lots are heavily overgrown with French broom, ivy and small acacia trees, making it difficult
to assess the value of any individual shrub or tree under those conditions. Given the narrow
setback on all sides, suggest slow and selective vegetation removal around all property edges to
give opportunity to recognize any screening opportunities. Toyons ( as with specimen in front
of fence on Linden) have significant long term superiority when compared to weedy plants such
as Eucalyptus and Acacia.
• Question the screening or garden value of the five young Acacia trees at southwest corner of Lot
#3. Evaluate any remaining Eucs for structural integrity, for example resprouted tree 452 at NW
corner of Lot #3.
• in at least some sections, the new CMU wail and wooden fence on northern edge of Lot #3
appear to be moved to the back of curb on Grand Court. Need at least 3' set back to allow for
softening of new six foot fence/wall and to permit continued use of that street edge for existing
Grand Court mailboxes.
EXHIBIT 3
From. John Sarter [mailto:sarterfish@gmail.com]
Sent; Wednesday, January 27, 2016 11:45 AM
To: Steve Stafford
Subject: Re: 272 Linden Ln
I am most concerned about the large North facing second and first story folding doors and patios
off the Master bedroom, living room and Kitchen.. This patio will face directly toward my and
my neighbors on each side, homes. This alone would negatively impact all of our privacy. They
also plan on using up to 5 feet of compacted fill on the lot to create a flat building pad. It appears
in fact that the majority of the glazing in thi plan faces North toward Grand Ct. It is difficult for
me to see what the setback of the proposed home is, but the combination of adding fill and
orienting the outdoor patio space facing our Grand Ct. homes will create a very large and high
structure with primary glazing and outdoor entertainment areas looming over and looking into
our homes. Even the lower story windows would be well above a 6' fence on the property line
due to the fill. As such, I'd like to request that the outdoor space and primary glazing for this
home be oriented to its rear yard, (West), rather than it's side yard. I'd also like to suggest and
request that the home plan be designed to fit to the contours of the existing land rather than
adding fill to create a flat pad on a gently sloping lot.
It also appears that two very large 48" Heritage Oaks would be removed from the lot. These
trees are hundreds of years old and are an integral part of the beauty and ecosystem of this lot
and the entire neighborhood. In my opinion, a home that utilizes these beautiful trees, perhaps by
leaving them as the focal point of courtyard and structure that surrounds them and works with
them, would create a highly desirable home that integrates with and recognizes the value of these
ancient giants and the ecosystem they are part of. These are exceptionally beautiful trees on a
gently sloping lot and it would be a shame to cut them down and fill/level the land just to make it
less expensive to build a very large home on this lot.
One other request I would make is that before any final decision is made, that there be story
poles erected so we can fully see the extents of the project.
-John Sarter
3 Grand Ct.
San Rafael, Ca. 94901
