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Home My WebLink AboutDRB 2016-02-17 #2• Community Development Department -Planning Division Meeting Date: February 17, 2016 Case Numbers: ED15-096; SDU15-007 Project Planner: Alan Montes -(415) 485-3092 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; R1a-H Zone; Fouad Hashem, Applicant; Lewis Persons, Owner; Glenwood Neighborhood; Case Numbers ED15- 096, SDU15-007. (Consent Item) PROPERTY FACTS Location Project Site: North: South: East: West: Parking General Plan Designation HR LDR HR P/HR LDR/HR Required: 3(+2 guest spaces) Proposed: 3 Existing: 1 Grading Total: Cut: Fill: Off-Haul: 111 cubic yards 111 cubic yards o Not specified Tree Removal Total: 1 Pine Tree 3 New Trees Requirement: Zoning Designation R1a-H R5 R1a-H P/OS and R1a-H R7.5/R1a-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. Setbacks Reguired Existing Front: 20' 16' Side: 15' 8' Rear: 30' 30'+ Proposed: o (3 will be required as a Condition of Approval) SUMMARY The applicant is proposing to convert the basement/garage into a second dwelling unit. In doing so the applicant has elected to expand the existing one car garage into a two car garage, in order to satisfy parking demand and requirements for providing at leilst one additional on-site parking space for the second unit. The proposed work includes widening the existing driveway, which 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 a retaining wall 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). Staff has scheduled the matter for review on the ORB's consent calendar. The Design Review Board (ORB) recommendation will be forwarded to the Zoning Administrator. Based on review of the applicable design criteria staff has concluded that the project adequately addresses the applicable criteria; with minor revisions recommended to the wall treatment. Staff requests that the ORB review this report and provide its recommendation on compliance with all pertinent design criteria. BACKGROUND Site Description & Setting The subject property is approximately 1 acre and located on a hillside with a 56.54% slope. The adjacent R1a-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. PROJECT DESCRIPTION Use: The project proposes to build a retaining wall up to six feet (6') in height in the required front and side yard setbacks 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 concrete and will match the existing retaining wall, see Exhibit (2). However based on the Design Review Criteria staff shall require the retaining wall to be colored, textured, sculptured and/or patterned in a way that is consistent with the guidelines. Landscaping: The project proposes to remove one significant tree and will be required to plant three new trees as part of the conditions of approval. GradinglDrainage: The project is proposing 81 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 SOU 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 ORB must recommend approval for a retaining wall over 4 feet in height in a hillside area. San Rafael DeSign Guidelines . The materials and colors section of the Design Guidelines apply to this project, which requir~s that "all concrete walls shall be colored, textured, sculptured and/or patterned to'serve a design as well as a structural function. " Staff would require that the retaining wall be stained with a natural earth-tone color, or provide a similar appropriate treatment, as a condition of project approval. Hillside Design Guidelines The Hillside, guidelines encourage retaining walls to be colored concrete, split faced concrete masonry in natural colors, or stone/masonry. The Property Owner has expressed. interest in providing a stone fa<;ade on the retaining wall, but has concern over the cost. As noted above, staff would require the wall be finished to address these criteria, as a condition of approval. Tree replacement at a ratio of 3 trees for removal of 1 mature native specimen is also required. Staff would require replacement with the same genus and species qr similar native/compatible species, as a condition of project approval. NEIGHBORHOO.D CORRES·PONDENCE 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. 3 CONCLUSION Staff recommends that the ORB support the project, on consent, with the recommended conditions of approval to address the requirements for three new native/compatible trees and that the retaining wall is colored, textured, sculptured and/or patterned to serve a design as well as a structural function. EXHIBITS 1. Vicinity Map 2. Existing Retaining Wall Photo Plans have been provided to the DRB members only. 4 ~ --\--,- ~ . -...s::: JJ .-v :> I "C o o 3: --~ CO • ! i I , , i ,. ~ , ~ / -- .-c .-ra +' C1I a:: t),O c .-+' VI .-X LU I N +' .-.c .-.c x LU