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HomeMy WebLinkAboutDRB 2016-04-05 #3Meeting Date: April 5, 2016 Case Numbers: ED14-051, ED14-052 Community Development Department -Planning Division 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-Family Residential (R7.5) Zone; Daniel Stitzel, Applicant; Raymond S. Bergante TR, Owner; Dominican/Black Canyon Neighborhood "'Continued from the February 2,2016 Design Review Board Meeting'-' ANALYSIS The projects propose 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 (S02-017) 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 Survey, 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. On February 2, 2016, the Design Review Board (Board) conducted formal review of the projects. At that time, the Board requested that the project return for their review to address design issues (The meeting is available for review on the City's website at http://www.cityofsanrafael.org/meetings/). The Board's consensus recommendations are provided below in bold, followed by staff's comments: • A comprehensive re-study of the proposed landscape design for both project sites is needed that includes, but is not limited to: 1) more native and more appropriate plant species selection, particularly for screening purposes; 2) more random, less linear, planting patterns; 3) relocate the proposed new Oak trees to avoid conflicts accessing and exiting the garages; 4) eliminate the Eucalyptus tree on the 'flag' lot (270 Linden Ln.); 5) relocate or reduce the patio areas to allow for greater freedom with the landscape designs; 6) plant species proposed for bioswale areas; and 7) irrigation details. 1) The revised Landscape Plans have an improved, easier-to-read plant matrix for each lot, which includes details on the proposed plant species and their common names, and the quantity and container size of each species, but also, the maximum height of each species at maturity and remarks to the growth pattern of several species. Specific responses to the Board's recommendations are, as follows: The revised Landscape Plans include modifications to not only the plant selection palette, but also to the quantity of each new planting and their container size: 270 Linden Ln. ('Flag' Lot) The new Landscape Plan removes three (3) previously proposed tree species and proposes six (6) new tree species, removes five (5) previously proposed shrub species and proposes three (3) new shrub species, proposes one (1) new groundcoverspecies where none was proposed previously, and removes one (1) previously proposed grass/vine species and proposes one (1) new grass/vine species. Additionally, the quantity of each type of new planting has been revised, as follows: 270 Linden Ln. -(N) Planting Quantities Previous Revised Trees 13 21 Shrubs 71 33 Groundcover 0 19 GrassNines 240 126 While the proposed quantities of each plant type has decreased overall, most of the new trees are proposed to be larger, generally, at the time of planting, increasing from 15-gallon to 24"-box container size. 272 Linden Ln. The new Landscape Plan removes three (3) previously proposed tree species and proposes three (3) new tree species, removes six (6) previously proposed shrub species and proposes three (3) new shrub species, proposes one (1) new groundcoverspecies where none was proposed previously, and removes one (1) previously proposed grass/vine species and proposes one (1) new grass/fern species. Additionally, the quantity of each type of new planting has been revised, as follows: 272 Linden Ln. -(N) Planting Quantities Previous Revised Trees 14 17 Shrubs 93 35 Groundcover 0 5 Grass/Ferns 1650 93 While the proposed quantities of each plant type has decreased overall, many of the new trees are proposed to be larger, generally, at the time of planting, increasing from 15-gallon to 24"-box container size. 2 2) With the exception of the bioswale planters , located generally along the perimeter of both lots , and at the entry to both residences , the new l andscape designs now provide plantings installed in a more random and less linear pattern . 3) The revised Landscape Plan for 270 Linden Ln . ('flag' lot) improves vehicle access to the garage by eliminating previously proposed new Oak trees located immediately adjacent to" the driveway. Overall , three (3) new Oak t rees have been removed from the revised Landscape Plan for 270 Linden Ln. though one (1) new Oak tree is proposed to replace the existing Eucalyptus tree , located at the northwest corner of the lot, which the Board recommended to be removed (see Item# 4 below). The revised Landscape Plan for 272 Linden Ln. improves access to the garage by eliminating existing Oak trees located immediately adjacent to the driveway. Overall , two (2) existing and one (1) new Oak tree have been removed from the revised Landscape Plan for 272 Linden Ln. 4) The revised Landscape Plan for 270 Linden Ln . ('flag' lot) proposes to replace the existing Eucalyptus tree , located at the northwest corner of the lot, with a new Oak tree in a 24'-box container size . . 5) Both the architectural and landscape drawing sheets (see Sheets A1 and L2) of the revised project plans show a reduction in patio areas and a corresponding expansion in landscaped areas on both lots . Previously proposed patio areas of unknown square footage, located along the north property line on both lots , have been removed. 6) The revised Landscape Plans include new bioswale planter areas located generally along the perimeter of both lots. The revised Landscape Plan for 270 Linden Ln. proposes evergreen Giant Lily turf grass, in 1-gallon size , along the east property boundary; Sweet Box shrubs, in 5- gallon size, along the west property boundary; and Berkeley Sedge grass , in 1-gallon size, along the north property boundary. The revised Landscape Plan for 272 Linden Ln : proposes Licorice ferns , in 1-gallon size, along the west property boundary. 7) While no irrigation details were included with the revised project plans , a response letter provided by the arch~ect stated that "Irrigation shall be delivered by in-line drip tubing with no over-head spraying and governed by smart controller.' • Due to the proposed grade change on the 'flag' lot (270 Linden Ln.), which increases the building pad elevation and creates potential privacy impacts along the Grand Ct. frontage, the window glazing shall be reduced along the north building elevation and the outdoor patio area shall be relocated from north to the west elevation. The revised project plans have incorporated design modifications for 270 Linden Ln . to reduce potential privacy impacts along the Grand CI. frontage. Upper-story window glazing has been reduced along the north building elevation . The previous 9' x 6' master bedroom window has been reduced to a 2 ' x 3' high-sill window design matching the other upper-story windows along the north elevation . The 9' x 6' master bedroom upper-story window has been relocated to the west building elevation. In addition , the previously proposed 'north patio' of unknown square footage , located along the north building elevation, has been reduced while the landscape area has expanded and the landscape plantings increased . 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 3 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. At the time of printing staff's report to the Board, staff had received no new comments on the project revisions. CONCLUSION While rustic in presentation, staff finds the revised project design responds well to the recommendations provided by the Board on February 2, 2016, to comprehensively re-study of the proposed landscape design for both project sites and reduce privacy impacts along the Grand Ct. frontage (270 Linden Ln.). Staff requests the Board comment on the appropriateness of these revisions to the project design. Staff believes, however, these revisions have now resulted in landscape imbalances on both sites and expansion of, or additional modifications to, the landscape design would improve the projects: 270 Linden Ln. ('Flag' Lot) The project design for 270 Linden Ln. ('flag' lot) proposes three (3) parking spaces (two (2) covered/garage parking spaces and 1 uncovered parking space located within the required 15' front year setback), where only two (2) covered parking spaces are required. Staff supports the creation of off-street parking beyond minimum requirements, though not at the expense of appropriate landscaping. The Landscape Plans for both sites propose the combined removal of 28 'significant' or mature trees while planting only 38 new trees. Since the project sites are non-hillside, there is no recommended ratio of replacement trees for 'significant' trees removed; 84 replacement trees would be required if the sites were 'hillside' (25% or greater avg. cross-slope). In addition, the historic evaluation submitted in support of the project design (the adjacent residence at 262 Linden Ln., located immediately east of the project sites, is 'listed' as a local cultural resource) determined that the projects would result in a 'change in setting' to the historic resource and, though the project design would not result in a 'significant' impact, additional screening landscaping, planted in a 'naturalistic' pattern, is recommended between the new proposed residences and 262 Linden Ln. For these reasons, staff recommends converting the proposed uncovered off-street parking space at 270 Linden Ln. to an additional landscaped area with plantings consistent with the new plant palette. Finally, further finessing the proposed new plant palette for 270 Linden Ln. is required; the northeast corner of the revised Landscape Plan proposes plant species (PG and PH) that are not listed within the "Plant List" matrix. 272 Linden Ln. Linden Lane is a 50'-wide right-of-way (ROW) with a developed 20'-wide (avg.) roadway. There exists a 15'-wide undeveloped (dirt with landscaping) ROW 'area between the roadway and the front property boundary for 272 Linden Ln. The previous Landscape Plan for 272 Linden Ln. proposed two (2) separate improved landscaped areas within the ROW, between the roadway and the front property boundary for 272 Linden Ln.; separate improved landscape ROW areas on each side of the proposed driveway for 272 Linden Ln. with plantings with the plant palette for 272 Linden Ln. These improved landscape ROW areas are supported by the City's Public Works Department. The revised Landscape Plan for 272. Linden Ln. has reduced the improved landscape ROW areas to one by eliminating the previous landscape ROW area west of the driveway. Staff recommends that the revised Landscape . Plan for 272 Linden Ln. improve the undeveloped ROW 'area, between the roadway and the front property boundary for 272 Linden Ln, as much as possible to mitigate the proposed significant loss of existing vegetation on the site; staff recommends revising the Landscape Plan for 272 Linden Ln. to propose separate improved landscape ROW areas on each side of the proposed driveway for 272 Linden Ln. with plantings with the plant palette for 272 Linden Ln. EXHIBITS 1. Vicinity Map 4 Reduced (11" x 17') project plans, of both the prior and revised project design, 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 .O. Box 151702; San Rafael, CA 94915 5 ) .' , \ \ \ \. ...... \ EXHIBITl