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Home My WebLink AboutDRB 2016-04-05 #2• Community Development Department — Planning Division Meeting Date: April 5, 2016 Case Numbers: ED15-096; SDU15-007 Project Planner: Alan Montes — (415) 485-3397 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: 8 Millwood Ct. (Persons Second Dwelling Unit and Garage Expansion) —The property is subject to a Minor Design Review for a retaining wall over four feet height located in the required side and front setbacks and for excavating more than 50 cubic yards. The retaining wall and excavation are to facilitate the expansion of a one car garage to a two car garage and the creation of a new second dwelling unit; APN: 185-161-10; Rla-H Zone; Fouad Hashem, Applicant; Lewis Persons, Owner; Glenwood Neighborhood; Case Numbers ED15-096, SDU15-007. This application has been continued from February 17, 2016. PROPERTY FACTS Location General Plan Designation Project Site: HR North: LDR South: HR East: P/HR West: LDR/HR Parking Required: 3(+2 guest spaces) Proposed: 3 Existing: 1 Zoning Designation Rla-H R5 Rla-H P/OS and Rla-H . R7.5/R1 a -H Existing Land -Use Single -Family Residence Single -Family Residence Single -Family Residence Open Space and Single -Family Residence Single -Family Residences Gross Building/Floor Area Allowed: 6500sq. ft. Proposed: 2610sq.ft. Grading Setbacks Total: 130-150 cubic yards Required Existing Cut: 130-150 cubic yards Front: 20' 16' Fill: 0 Side: 15' 8' Off -Haul: Not specified Rear: 30' 30'+ Tree Removal Total: 1 Pine Tree Requirement: 3 New Trees Proposed: 3 New Sequoia Redwoods (pg. Al -2) �111J MUT M .91111 The applicant is proposing to convert the basement/garage into a second dwelling unit. In doing so the applicant has elected, by choice, to expand the existing one car garage into a two car garage, in order to improve the on-site parking. The proposed work includes widening the existing driveway to provide access the widened garage and to provide the required SDU parking. This work requires a new retaining wall over four feet (4') in height located within the required setbacks. The subject property is being referred to the Board for review due to the retaining wall being over four feet (4') in height in a required setback, as required by the San Rafael Municipal Code Chapter 14.16.140(A)(1)(b). The Board's recommendation will be forwarded to the Zoning Administrator. Based on review of the applicable design criteria, which is discussed below, staff has concluded that the project adequately addresses the applicable criteria. Staff requests that the Board review this report and provide a recommendation on compliance with all pertinent design criteria. Staff would find it helpful for the Board to suggest an appropriate earth -toned color for the retaining wall. BACKGROUND Site Description & Setting The subject property is approximately 1 acre and located on a hillside with a 56.54% slope. The adjacent Rla-H properties are similar in slope, size and building design. The house is located on the eastern portion of the lot. History: There are no prior planning entitlements for the property. The DRB reviewed this item on February 17'', 2016 and continued it requesting additional detail on grading, and information on the height and finish. The engineering of the wall will be done at the Building Permit phase. PROJECT DESCRIPTION Use: The project proposes to build a retaining wall up to five and half feet (5'6") within the required twenty foot (20') front yard setback. The retaining wall would reach a maximum height of seven feet (7') in height, outside the required setbacks. The retaining wall is necessary in order to facilitate the construction of a second dwelling unit and a two car garage. The property will continue to function as a single-family residence. Architecture: The proposed retaining wall will be a natural colored cement plaster finish. The property owner has indicated that he will provide his preferred color(s) at the meeting. Landscaping: The project proposes to remove one significant tree and has proposed to replace it with 3 new Sequoia Redwood trees. Grading/Drainage: The project is proposing to cut 100-120 cubic yards of visible excavation (cut) for the widened driveway and an additional 30 cubic yards located in the crawl space. ANALYSIS General Plan 2020 Consistency The project is in compliance with the land use designation of Hillside residential, in that it is currently being used as a single-family residence. With the addition of a Second Dwelling Unit it would still be compliant with the Hillside Residential maximum allowable density and be classified as a second dwelling unit. Design criteria in the General Plan 2020 have been implemented through the Hillside Design Guidelines Manual which have been used to evaluate the new wall design. Zoning Ordinance Consistency Chapter 16 — Site and Use Regulations 14.16.140(A) (1) (b) - Fences and walls. This section requires Design Review Board recommendation for all retaining walls over four feet (4') in height on a hillside parcel when the retaining wall is located in the front or side yard setbacks to minimize grading and/or tree removal impacts. Staff concludes that the grading required for this work will result in removal of one mature pine tree. 2 14.16.285 - Second dwelling units The proposed second dwelling unit complies with the SDU standards it consists of an internal conversion, that's less than 40% of the principal dwelling unit, adding an additional parking space and will comply with the rest of the requirements. Chapter 18 — Parking Standards 14.18.040 - Parking requirements The subject property is required to provide independently accessible parking for up to two (2) covered spaces, two (2) uncovered guest spaces as the road is less than 26' wide, and one (1) uncovered space for the one -bedroom second dwelling unit. The subject property currently only has one (1) parking space in the garage (as the City does not recognize the potential for tandem parking in the garage). The Second Dwelling Unit provisions 14.16.285 do not require existing substandard parking to be upgraded for the addition of a second unit. The property owner is electing to upgrade the current parking by providing a second independently accessible covered space for the primary residence, in addition to the required space second unit. 14.18.140 - Access to public right-of-way The driveway width accessing the public right of way meets and exceeds the minimum requirement of ten feet (10'). Chapter 25 — Environmental and Design Review Permit The project requires minor Environmental and Design Review Permit (ED) review as it involves cutting of more than 50 cubic yards and proposes a retaining wall over four feet (4') in height. The DRB must recommend approval for a retaining wall over four feet (4') in -height in a hillside area. San Rafael Design Guidelines The materials and colors section of the Design Guidelines apply to this project, which requires that "all concrete walls shall be colored, textured, sculptured and/or patterned to serve a design as well as a structural function ". The applicant is proposing the wall to have a natural color cement plaster finish. Hillside Design Guidelines The Hillside guidelines encourage retaining walls to be colored concrete, split faced concrete masonry in natural colors, or for the wall to have a natural colored cement plaster finish. The applicant is proposing the wall to have a natural color cement plaster in order to comply with the Hillside Guidelines. NEIGHBORHOOD CORRESPONDENCE A notice of this meeting was mailed to adjacent residents and property owners within 300 feet, and posted on site, at least 15 days prior to this hearing; in accordance with San Rafael Municipal Code Chapter 14.29 - Noticing. Staff has not received any public correspondence regarding the project at the time of this report. CONCLUSION Staff recommends that the DRB support the project. EXHIBITS 1. Vicinity Map Plans have been provided to the DRB members only. Full set ofplans (11x17) Revised/New Pages Al, Al 2, and S2 (Full Size)