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Home My WebLink AboutDRB 2016-06-07 #5o swn/ CITY OF n LIFOR� f�V�� Community Development Department — Planning Division Meeting Date: June 7, 2016 Case Numbers: ED15-018 Project Planner: Kraig Tambornini 415) 485-3092 Agenda Item: REPORT TO DESIGN REVIEW BOARD SUBJECT: Lot 20, Fair Drive (Lot 20 Residence) — Environmental and Design Review Permit for construction of a new 2,877 gross square foot residence (including 454 sf garage) on an 6,451 square foot hillside parcel with a 47% downslope from the street; APN: 011-023-20; R5 Residential District Zone; Jared West, Fair Drive Partners, LLC Applicant; Fair Drive Partners, LLC, Owner; Lincoln/San Rafael Hill Neighborhood. (Continued from May I7, 20'16 Cancelled Meetingl PROPERTY FACTS Location General Plan Designation Project Site: Residential, Low Density North: Residential, Low Density South: Residential, Low Density East: Public/Quasi-Public West: Residential, Low Density Lot Size Rear: Minimum: 5,000 sf Existing: 6,451 sf Height Allowed: 30' from grade to top of structure Proposed: 30' Parking Required: 2 covered (subject to concurrent road widening to 26') Proposed: 2 covered Min. Lot Width (New lots) Standard: 50' Existing: 50' Landscape Area Required: NA Zoning Designation R5 R5 R5 R5 R5 Existing Land -Use Vacant Vacant Vacant Vacant Vacant Natural State Required: 4,646 sf (47.33%+25%=72.33% of lot area) Proposed: 4,655 sf (77% of lot area) Gross Building Floor Area Allowed: 3,145 sf Proposed: 2,877 sf Upper Floor Area (Non -hillside residential) Allowed: NA Setbacks Grading Tree Removal Total: 186 CY Total(No./species): 3 Eucalyptus Cut: 93 CY Requirement: 9 Fill: 93 CY Proposed: 12 Off -Haul: 0 CY *Setback reduction request to reduce setback by one-half Required Existing Proposed Front: 15' (or 7.5)* 110' Side(s): 5' NA 5' Rear: 10' 10'+ Garage 20' (or 10')* 10, Grading Tree Removal Total: 186 CY Total(No./species): 3 Eucalyptus Cut: 93 CY Requirement: 9 Fill: 93 CY Proposed: 12 Off -Haul: 0 CY *Setback reduction request to reduce setback by one-half SUMMARY Review of this project has been completed consistent with Chapter 14.25 and Chapter 14.12 of the City Zoning Ordinance, and the Hillside Design Guidelines Manual. The DRB is required to review and provide its recommendation on the project before action is taken by the Zoning Administrator. The project site plan, building form and landscape improvements are similar in character to the recently proposed and approved house on the adjacent Lot 21. Differences include slightly smaller house footprint, 10'foot setback proposal for garage from property line (with 20 feet from proposed pavement edge), variation in deck placements, variation in materials. The house plan and scale are responsive to the smaller lot size. A hillside compliance checklist has been attached. Staff requests comment on the following: That the building design, step backs, reduced front setback, height, understory skirt walls, deck placements, rear yard access, and landscaping enhancements (including bio retention features and trees) are appropriate for the hillside site conditions. ® That the design is sufficiently distinctive in consideration of recently approved plans for the adjacent lot. BACKGROUND The subject parcel is an historic infill rectangular shaped parcel that slopes down from Fair Drive toward Lincoln Avenue. The property is relatively natural and has no prior development activity. The application was originally submitted in February 2015 and placed on hold while the developer evaluated options for reducing development constraints for the property. This included review of a pre -application PA 15-004 for this lot and the adjoining properties. The revised plans were submitted to respond to all hillside criteria and in consideration of plans to improve Fair Drive to a minimum 26 foot wide roadway. PROJECT DESCRIPTION The project proposes a new two-bedroom residence, in three levels, with a bonus office room, great room and family room. The property has a consistent downslope from the roadway. Colors and materials include stucco and board and batten siding, composition roof, and stamped concrete driveway. The materials details are called out on Sheet A6. A color and materials board will be presented at the meeting. The applicant has provided a Hillside Compliance Checklist provided as an exhibit to this report. ANALYSIS Zoning Ordinance Consistency: Development of a new single family residence on a hillside lot requires Zoning Administrator review and approval with the recommendation of the Design Review Board (Pursuant to San Rafael Municipal Code Chapter 14.25). Review is required to ensure compliance with the Hillside Design Guidelines which requires that hillside homes shall blend in with and complement the natural setting. Zoning development standards have been adopted in Chapter 14.12 to support appropriate hillside design. In general, staff supports the building architectural style, materials and location of the residence as appropriate for the hillside setting and lot characteristics. Staff is seeking guidance on the following applicable hillside design standards and criteria: ➢ Natural State Reauirement The project indicates it would meet the natural state requirement. The natural state area shown on Sheet A2.1 includes a bioswale area. Consistent with recommendations made regarding the adjacent Lot 21, support to include the bioswale in the natural state calculation is consistent with Hillside guidelines that allow paths and small retaining walls in the natural state area. ➢ Building Height The height for hillside development is measured from natural grade to roof at any given location. Sheets A6 and A7 illustrate the project falls within the height limit. ➢ Building Stepback Elevations show the building would be stepped vertically and horizontally to step with the site slope, with building walls designed with materials, details and offsets that break up the wall plane. ➢ Setback Waiver A reduction in setback can be requested where it would improve hillside design. The public right of way extends into the site which has a significant downslope from the street. The project would improve the road frontage along this property and along the street frontage of the adjacent vacant lots heading towards Lincoln Avenue; to 26 feet in width. Such an improvement would remove the off-street guest parking requirement. Reduced setbacks are permitted for the house and garage setback, provided that the garage would allow for vehicles to pull completely off the paved roadway. This proposal would provide paved driveway apron straddling the public right of way and private property, with at least 20 feet of driveway apron which would ensure vehicles could pull off the roadway. The reduced setback reduces the driveway slope and pulls the house footprint closer to grade. Staff requests the DRB comment on the following" o Whether the reduced garage setback of 10' is appropriate to reduce hillside grading and / or achieve improved hillside design. ➢ Parkina Reauirement Two guest parking spaces are required for substandard sized streets, i.e., roadways less than 26 feet in width. The applicant has agreed to widen the roadway in front of the subject lot and other vacant lots on Fair Drive, toward Lincoln Avenue. Therefore, the project would only require two covered parking spaces on-site. The project provides space in the driveway apron that would accommodate additional cars, behind the garage. Therefore, the code requirement and intent of the hillside guidelines are both satisfied by this project, with road widening included as a condition of approval. ➢ Preserve Significant Vegetation and Trees The project would remove three eucalyptus trees and replace them with natives and compatible tree species, including oaks and coast redwoods on the downhill side of the lot. Removal of the invasive and hazardous Eucalyptus species is supported. Staff requests further direction on any landscaping revisions recommended by the DRB. 3 ➢ Minimize aradina with balanced cuts and fills Cut is limited to the development footprint which is appropriate. However, fill should be off -hauled if it cannot be used in the building footprint. The grading below the house appears to be unnecessary and is proposed to balance cut and fill on site. ➢ Storm Drainage Improvements Create a Natural Appearance The site includes required bio -retention area below the house, as required by state and local requirements to treat hardscape runoff and disperse drainage in a natural pattern (Sheet C1.0). The detail has been designed to match the design solution developed for Lot 21, which provides a more natural contoured feature that should function well as intended for the project life. ➢ Driveway Design The driveway profile on Sheet C1.0 provides a gradual driveway that is within preferred maximum limits, with 16% at the steepest segment. The road widening substantially reduces concerns with the need to back out of this site, as the street would meet minimum 26 foot width requirements. ➢ Reduction of Buildin_q Bulk As noted above, the home steps with the hillside to the extent feasible. The entry elevation has been established based on the driveway access, which is designed with maximum slopes and minimum setbacks deemed suitable for this site. NEIGHBORHOOD CORRESPONDENCE Notice was mailed to residents within 300 feet of the site and the HOA, and posted on-site at least 15 days prior to this hearing. Neighbors have reiterated concerns with staging and potential for road blockage. The Zoning Administrator would include roadway improvement and construction management as conditions of project approval; which are also required and recommended by the Department of Public Works. CMZ"W 1 41 111 O Staff generally supports the development concept and requests the DRB's recommendations and guidance on design matters, specifically the items summarized in this report. EXHIBITS 1. Vicinity Map 2. Hillside Compliance Checklist 3. Lot 21 Plan Set (for comparison) Half -sized plans have been provided to the DRB members only 4 Exhibit 1—Vicinity Map (Lot 20 Fair Drive) Exhibit 2 COMPLIANCE CHECKLIST HILLSIDE RESIDENTIAL DESIGN GUIDELINES MANUAL PLANNING The following checklist summarizes development guidelines and standards. See the appropriate section for a complete explanation of the item. A "yes" indicates the project complies with the recommendation, a "no" indicates it does not. N/A is the abbreviation for "not applicable." This checklist is intended to measure overall design quality. The manual incorporates standards and suggested guidelines to insure high quality projects. Standards are indicated with an asterisk and are mandatory. They are indicated in the text by the term "shall'. Exceptions to standards can only be granted by the City Council (indicated by a *) or the specific hearing body designated in the Manual (indicated by a •). Guidelines are recommendations and are indicated in the text by the term "should." Staff and Design Review Board will be guided by compliance with these guidelines in making their recommendations on the project design. The project architect or engineer must justify any variations. Only projects with high quality designs will be approved. Zoning Standards (Chapter III, Hillside Residential Development Standards) Y N NA Maintains mature trees and preserves significant vegetation. X Minimizes gKading and alterations of natural land forms with balanced cuts and fills. X Natural State Requirement (25% + % of average slope) X Roads and streets located and landscaped to minimize visual impacts. x 72.o%Re uired 72.1% Proposed _ * Gross Building Square Footage (2500 sq. ft. + 10% of lot size, maximum of 6,500 sq. X ft.) 3145 max. gross sq. ft. 2423 proposed gross sq. ft. (2877 with garage) x * Building Height 30 feet measured from natural grade). * Building stepback (20 foot height limitation on walls within 15 feet of the building X envelope limit, encroachment allowed along 25% of building length). Proposed height 9 Setback Waiver proposed (permitted for a distance of not more than %2 of the required setback with DRB approval and special findings, requires compensating increase in X setback on opposing setback). * Ridgeline prohibition of development within 100 vertical feet of a visually significant X rid eline. X • Parkin requirement of two additional spaces on substandard streets. X * Lot standards of minimum sizes and widths established in Subdivision Ordinance. IV.A. Design Guidelines Applicable to All Hillside Residential Development Proiects IVA1. Preservation of Existing Natural Features: Y N NA X Maintains mature trees and preserves significant vegetation. X Minimizes gKading and alterations of natural land forms with balanced cuts and fills. X Drainage minimizes off-site impacts and preserves natural drainage courses. X Roads and streets located and landscaped to minimize visual impacts. x Access provided too ens ace areas. IV.A2. Preservation of Significant trees Y N NA X Retains significant trees or criteria for removal is met and *replacement criteria of 3:1 X X with 15 gallon trees is met. X Existing trees are preserved by avoiding grading in the dripline, or change in grade or x com action. Arborist's recommendations are met. IVA3. Hillside Grading and Drainage Y N NA X Grading is minimized and all grading maintains a natural appearance with slopes of 2:1 x X to 5:1. Grading within 20 feet of property lines is minimized or similar to existing X ad'acent slopes. X Terracing uses incremental steps and visible retaining walls are of a minimum height X and use stone or earth colored materials. Pads are of a minimum size for structures and open space (pads for tennis courts and x _ swimmLnZ pools are discouraged). X Off-site drainage impacts are minimized and drainage plans avoid erosion and damage to on-site and adjacent properties. Impervious surfaces are minimized and storm water from roofs is conveyed to a comprehensive site drainage system Storm drainage in rovements and drainage devices create a natural appearance. * Debris Collection and overflow routes are provided where needed and located to X minimize visual impacts. x Erosion control plans and revegetation planrp ovided. Geotechnical review has been done and mitigation measures will not substantially x modify the character of the existing landform, expose slopes that cannot be re -vegetated or remove large areas or existing mature vegetation. Existing geologic hazards have been corrected. IVA4. Lot Configuration, Building Setbacks and Location (Complete for Subdivisions) Y N NA X Lot configurations provide a variety of shapes based on topography and natural features and lot lines are places on the top, not the toe, of the slope. x X Fla,g lots with a common drive are encouraged. X Building setbacks are varied or staggered. X Building locations are not located near visually prominent ridgelines and existing view of residences are respected. X * Front yard setbacks are minimized on downhill lots. IVAS. Street Layout, Driveway and Parking Design Y N NA Streets use narrower street widths if it reduces grading, visual impacts are minimized x by terracing any retaining walls, and split roadways are encouraged. x * Street layout follows the natural grade and long stretches of straight road are avoided. Proper sight distances are maintained. x • Street grades do not exceed 18 % of have received an exception. Y N NA X 16% _ • Driveway grades do not exceed 18% or an exception has been granted. Parking has X grade been designed so that vehicles will not back out into substandard streets. Driveways X over 18% have grooves and asphalt driveways are not proposed on slopes over 15%. x Parking bays are established or if parallel parking is permitted it is located on one side X only and limited to 8 feet in width. IVA6. Reduction of Building Bulk on Hillsides Y N NA X The building steps up the slope and/or has been cut into the hillside. X Roof forms and rooflines are broken up and parallel the slope. The slope of the roof does not exceed the natural contour by 20%. X Overhanging or elevated decks and excessive cantilevers are avoided. x Large expanses of a wall in a single plane are avoided on downhill elevations. x Building materials blend with the setting. IVA7. Hillside Architectural Character Y N NA X Rooflines are oriented in consideration of views from adjacent areas and properties. X Gabled, hip and shed roof forms with a moderated pitch are encouraged. Changes in roof form accompanied with offsets in elevations are encouraged. Flat roofs with membranes or built up roofing materials are discouraged when visible. X Multi -Building_ Projects have different floor elevations to achieve height variation and avoid long continuous building masses. Articulated facades and variations in roof forms are required. Buildings near hillside rims have a staggered arrangement and are screened with planting. Building Materials, texture and color meet criteria and color coordinate with the X predominant colors and values of the surrounding landscape. Building walls and roofs are of recommended materials. Walls, fences and accessory structures are compatible with adjacent buildings and are X designed to respect views. Front yard fences are of an open design and provide a landscape buffer. Walls and materials are of appropriate materials. • Retaining walls meet height restrictions of 4 feet on upslopes and 3 feet on X downslopes. Terraced retaining walls are separated by a minimum of three feet and landscaped. Retaining walls holding back grade to accommodate a patio or terrace conform to the natural contours as much as possible and excessively high retaining walls are rohibited. X * Decks do not create excessively high distances between the structure and grade. X * Mechanical equipment is screened from view. IV.A8. Plantine Design for Hillside Residential Development Y N NA Major rock outcroppings and planting patterns of native plants and trees are respected X and retained. Replacement trees are planted with irregularly grouped trees which retain a similar appearance from a distance. Y N NA X New plantings have been selected for their effectiveness of erosion control, fire resistance and drought tolerance and consider neighbors' views. Native plants are used. X * Irrigation systems and mulching are provided. X Existin scarred or graded areas with high visibility are reve etated. X Special planting guidelines for 2:1 slopes are followed. X Graded slopes have trees planted along contour lines in undulating groups and trees are located in swale areas. X Public rights-of-way are landscaped. X Transition zones are planted in high fire hazard areas and building envelopes are located to minimize risk to structures. Planting materials are fire retardant. Subdivisions have provided an arborist's report to analyze site fire hazards. IV.A9. Site Li2htin2 Y N NA Site lighting which is visible is indirect or incorporates full shield cut-offs. Adjacent X properties are not illuminated and light sources are not seen from adjacent properties X or Dublic rights-of-way. Overhead lighting in parking areas is mounted at a maximum height of 15 feet and X does not interfere with bedroom windows. Overhead lighting in pedestrian areas does not exceed 8 feet in height and low-level X ing is used along walkways. * Exterior floor lighting is located and shielded so that it does not shine on adjacent X properties. Decorative lig]lting to highlight a structure is prohibited and not shown. W.M. Subdivisions and Planned Development Proiects Y N NA Requirements for preservation of existing natural features, street layout and design, X hillside grading and drainage, and lot configuration, building setback and locations have been met and building envelopes established on all lots. Cluster developments meet the following criteria: Flexible front and side setbacks are X provided; large expanses of flat areas, such as parking lots, are avoided; buildings are sited with units having different floor elevations to achieve height variation; buildings near hillside rims are sited in a staggered arrangement and screened with planting; existing vegetation is retained; and flag lots which encourage terracing of buildings and minimize cuts and fills are allowed. Long continuous building masses are avoided and groups of building are designed with X visible differences through materials, colors, forms and fagade variation. Facades are articulated and rooflines avoid extended horizontal lines. Building facades have a mixture of vertical and horizontal elements, but emphasize verticality. Alignments of units are staggered horizontally and vertically to create unit identity, privacy at entryways and in private outdoor spaces and to shape open space. Buildings may be terraced and building clusters are separated with expanses of open sace. IV.B2 Single Family Residences on Individual Lots Y N NA Requirements for preservation of existing natural features, hillside grading and X drainage, reduction of building bulk, architectural character, and planting design are x met. * An exception is necessary to allow tandem parking on lots served by an access drive x if it minimizes the impact of hillside development. X Common driveways are encouraged. * The driveway grade does not exceed 18% or an exception is required. Drainage from the driveway is directed in a controlled manner. The finished grade of the x X drivewLay conforms to the finished grade of the lot. IV.B3 Multi -family Residential Development Y N NA Requirements for preservation of existing natural features, hillside grading and X drainage, reduction of building bulk, architectural character, site lighting and planting design are met. Yard setbacks and group common and private open space meet zoning ordinance X requirements. A children's play area is provided on developments with over 25 units. X The site design utilizes opportunities such as outdoor decks, roof gardens, terraces, bay windows, framing of views, pergolas, view lookouts, and sculptured stairs and walkwa s. X Large expanses of flat areas, such as parking lots, are avoided; buildings are sited with units having different floor elevations to achieve height variation; buildings near hillside rims are sited in a staggered arrangement and screened with planting; existing vegetation is retained; and flag lots which encourage terracing of buildings and minimize cuts and fills are allowed. X Long continuous building masses are avoided and groups of building are designed with visible differences through materials, colors, forms, and fagade variation. Building facades do not create a ground level wall of repetitive garage doors. Facades are articulated and rooflines avoid extended horizontal lines. Building facades have a mixture of vertical and horizontal elements, but emphasize verticality. Alignments of units are staggered horizontally and vertically to create unit identity, privacy at entryways and in private outdoor spaces and to shape open -space. Buildings may be terraced and building clusters are separated with expanses of open sace. Tuck under parking is encouraged. 10% of the parking lot area is landscaped or trees lanted as required by the zoning ordinance. IV.C1 Hi$hly Visible Rid$eline Areas x * Development is located within 100 feet of a significant ridgeline. X Designs minimize grading and building pads. Structures and fences do not project above the ridgeline and views of the natural ridge silhouettes is retained. Roads near ridges and on slopes are designed to accommodate grade and cut slopes are rounded off. IV.C2 Hillside Drainage Swales and Drainage Ravines Y N NA Geotechnical Review x Drainage Report X * A hydrologic analysis has been prepared and inadequate on and of -site existing X Arborist's Report X hillside storm drainage facilities will be replaced. Appropriate setbacks from X Site Staking drainages have been established to preserve natural drainage patterns and public x safety. Slope stability hazards in watersheds have been studied and measures ro osed to protect downslope properties Subdivisions X General plan setbacks from drainageways, creeds, and wetlands are met. (General Plan standard, exceptions cannot be granted) Subdivisions and other major projects have provided a biotic report to establish the appropriate setback. x * Debris basins, rip -rap, and energy dissipation devices are provided when necessary to reduce erosion when grading is undertaken. Significant natural drainage courses are protected from grading activity and are integrated into project design. When crossing is required, a natural crossing and bank protection is provided. Any brow ditches are naturalized with plant materials and native rocks. x Steam bank stabilization is done through stream rehabilitation and not through concrete channels or other mechanical means. Stream planting utilizes indigenous ri arian vegetation. IV.C3 Hillslope Habitat Areas Y N NA Geotechnical Review X Drainage Report X Cluster housing is encouraged and provisions regarding reduction of building bulk on X Arborist's Report X hillsides, architectural character, and site lighting are followed. X Site Staking Existing vegetation is incorporated into the project design and used to screen x development from offsite views. 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