HomeMy WebLinkAboutZoning Administrator Hearing 2025-05-07 Agenda PacketZoning Administrator Hearing Wednesday, May 7, 2025 10:00 AM Join In-Person Meeting: Community Development Small Meeting Room, San Rafael City Hall 1400 Fifth Avenue, 3rd Floor, San Rafael, CA 94901 Zoom Website/App: https://tinyurl.com/2025-ZA-Meeting or Telephone: (669) 444-9171 Webinar ID: 894 2390 5067# Agenda 1. 193 Hillside Avenue, Design Review Request for a Minor Environmental and Design Review permit for a second story addition at 193 Hillside Avenue. APN: 012 -081-20; R1a-H; PLAN25-034 2. Adjournment -1 - Community Development Department – Planning Division Meeting Date: May 7, 2025 Project Number(s): PLAN25-034 Project Planner: Kristina Estudillo, Principal Planner Agenda Item: 1 REPORT TO ZONING ADMINISTRATOR SUBJECT: 193 Hillside Avenue. Request for a Minor Environmental and Design Review permit for a second story addition at 193 Hillside Avenue. APN: 012-081-20; R1a-H; PLAN25-034 EXECUTIVE SUMMARY The proposed project (Project) includes additions to an existing single-family residence, including a new two car garage and downstairs addition (totaling 317 square feet), upstairs addition (totaling 730 square feet. The applicant also proposes a 440-square foot Accessory Dwelling Units (ADU) on the lower level which is not subject to Design Review. A Minor Design Review is required as the upper-story addition adds a bedroom and exceeds 500 square feet. PROJECT DESCRIPTION The project site totals 7,700 square feet and is zoned R1A-h (Single-family Residential and Hillside). The site is developed with an existing one-story, 1,142-square-foot single family residence containing two bedrooms and one bathroom. The lot contains existing mature trees and landscaping. No creeks or other significant natural features are present The project proposes a two-story horizontal addition to the existing residence that would increase the size of the 1,142 sf residence to 2,755 square feet. Proposed additions include a 317-sf downstairs addition, 730-sf upstairs addition and a 446-sf attached garage. The applicant has also submitted a building permit for a 440-sf ADU on the lower level of the residence, behind the new garage. The ADU does not require Design Review. Required parking would be provided in the new two car garage. Applicable development standards for the zoning district are contained in SRMC Section 14.04.030 (Property development standards-R) and Section 14.12.030 (Property development standards (-H). R-1a Development Standards: The proposed project complies with all applicable standards for the R1a zoning district. The project meets all required setbacks as demonstrated below: Table 1. Development Standards Development Standard Proposed Setback Front 20 ft 20 ft - 2 - Side (North) 15 ft 15 ft Side (South) 15 ft Rear 25 ft 25 feet Height 30 feet 20 feet Maximum Lot Coverage 25% = 1,925 sf 1,918 sf Maximum Upper Story Size 75% = 1,438 sf 730 sf Hillside Development Standards: The Hillside Development regulations contained in SRMC Section 14.12.020 apply to all lots with an average slope of twenty-five percent (25%) or greater, or located in the hillside resource residential or hillside residential general plan land use designations. Building Stepbacks. The proposed project is located on a non-downhill slope and walls facing the front and side property lines are required to be no taller than 20-feet tall within fifteen feet (15′) of the maximum building envelope limit. To allow for design flexibility on non-downhill slopes, an encroachment into the street front, street side and interior side stepback is permitted along twenty- five percent (25%) of the building length. The project would comply with this standard as the maximum height of the addition is 20 feet at the ridgeline. Natural State. The project is required to meet Natural State requirements which establish a minimum portion of the property to be left in an undisturbed state. SRMC Section 14.12.020 requires that twenty-five percent (25%) of the lot area plus the percentage figure of average slope, not to exceed a maximum of eighty-five percent (85%), must remain in its natural state. The average slope of the proposed project is 35 percent and therefore the Natural State standard is 60 percent (25 percent plus 35.33 percent) of the property, which is 4,645 sf (7,700 sf X 60.33%). The project proposes a total natural state of 4,823 sf, which exceeds the minimum required. Note that the ADU is exempt from this calculation. Gross Building Square Footage. The maximum permitted gross building square footage of all structures (including garages and accessory structures over one hundred twenty (120) square feet) is limited to two thousand five hundred (2,500) square feet plus ten percent (10%) of the lot area with the maximum gross square footage set at six thousand five hundred (6,500) square feet. As the lot is 7,700 sf, 10 percent of the lot area is 777 sf and the maximum gross building square footage is 3,277. The project proposes a total gross building square footage of 2,755 square feet and therefore complies with this standard. Ridgeline Development. Development of new structures is generally prohibited within one hundred (100) vertical feet of a visually significant ridgeline. The nearest ridgeline is at an elevation of about 310 feet above mean sea level (amsl) and the project site is at an elevation of 210 feet amsl and therefore complies with standards for ridgeline development. Parking Requirements. Development in the hillside overlay has additional parking requirements on streets less than twenty-six feet (26') wide; however, Hillside Ave appears to meet the minimum 26- foot width. Additionally, the site does not currently have any covered parking and the project would add two new covered parking spaces and the project would comply with this standard. Additional guest parking is available on the driveway and garage approach. - 3 - FINDINGS The following findings include those required by San Rafael Municipal Code (SRMC) Section 14.25.090, and the California Environmental Quality Act (CEQA). Table A. CEQA Finding Yes No The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) and none of the exceptions of Section 15300.2 apply. X The project has been determined to be exempt from the provisions of CEQA pursuant to CEQA Guidelines Section 15303 – New Construction as the project includes additions to an existing single-family residence that exceeds 50 percent of the existing floor area. Table B. Environmental and Design Review Permit (SRMC §14.25.090) Yes No Finding A That the project design is in accord with the general plan, the objectives of the zoning ordinance and the purposes of this chapter X The project is in accord with the residential and development standards of General Plan 2040. Finding B The project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located X The project has been designed to respect its location in the Hillside Overlay by concentrating development on the existing disturbed area and minimizing the height of the proposed structure. The design includes contemporary design with exterior materials including Hardie shiplap siding painted charcoal gray, painted wood trim, and a walnut hardwood entry door. The garage door will feature a slat design with a black finish and matching wood fascia. Finding C That the project design minimizes adverse environmental impacts X The proposed addition would minimize environmental impacts by concentrating development on the existing disturbed area. The addition would be located on the existing driveway and paved area. Minimal grading and retaining walls would be associated with the additions. Finding D -4 - That the project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity X The project will be reviewed by the Building Division, the Fire Department, and the Department of Public Works so as not to be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity. CONDITIONS OF APPROVAL Conditions of Approval for ED25-003 1.Approved Project. This Environmental and Design Review Permit (PLAN25-034) conditionally approves the construction of additions to an existing single-family residence including a 317- sf lower level addition, 446 sf garage, and 730 sf upper story addition, resulting in a 2,309-sf single family residence with a 446-sf attached garage at 193 Hillside Avenue. Plans submitted for building permit shall be in substantial conformance to the approved plans dated March 19, 2025, with regard to building techniques, materials, elevations, and overall project appearance except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by the Community and Economic Development Department, Planning Division. Modifications deemed greater than minor in nature by the Community and Economic Development Director shall require review and approval by the Zoning Administrator. 2.Subject to All Applicable Laws and Regulations. The approved use and/or construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to construction, the applicant shall identify and secure all applicable permits from the Building Division, Public Works Department and other affected City divisions and departments. 3.Permit Validity. This Permit shall become effective on May 15, 2025 and shall be valid for a period of two (2) years from the date of final approval or May 15, 2027, and shall become null and void if a building permit is not issued or a time extension granted by May 15, 2027. A permit for the construction of a building or structure is deemed exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced. A permit for the use of a building or a property is exercised when, if required, a valid City business license has been issued, and the permitted use has commenced on the property. 4.Building Permit. Prior to the commencement of work, a building permit shall be obtained from the Building Division. 5.Construction Hours. Except as otherwise provided in subsection B of the San Rafael Municipal Code Section 8.13.050, or by the planning commission or city council as part of the development review for the project, on any construction project on property within the city, construction, alteration, demolition, maintenance of construction equipment, deliveries of materials or equipment, or repair activities otherwise allowed under applicable law shall be allowed between the hours of seven a.m. (7:00 a.m.) and six p.m. (6:00 p.m.), Monday - 5 - through Friday, and nine a.m. (9:00 a.m.) and six p.m. (6:00 p.m.) on Saturdays, provided that the noise level at any point outside of the property plane of the project shall not exceed ninety (90) dBA. All such activities shall be precluded on Sundays and holidays. Violation of the foregoing may subject the permittee to suspension of work by the chief building official for up to two (2) days per violation. 6. Colors, Materials, and Lighting. Colors, materials and lighting shall be designed to avoid creating undue off-site light and glare impacts. New or amended building or site colors, materials and lighting shall comply with San Rafael Municipal Code Section 14.16.227, subject to review and recommendation by the police department, public works department, and community and economic development department. 7. Exterior Lightning. Exterior lighting shall comply with San Rafael Municipal Code Section 14.16.227 - Light and glare. 8. Landscape Maintenance. All landscaping shall be maintained in good condition and any dead or dying plants, bushes, trees, or groundcover plantings shall be replaced with new healthy stock of a size appropriate and compatible with the remainder of the growth at the time of replacement. PUBLIC COMMENT Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 14.29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the subject site and all other interested parties, 15 calendar days prior to the date of this hearing. A letter was received in support of the project April 27, 2025 (Attachment 1) ATTACHMENTS 1. Public Comment, received April 27, 2025 Outlook FW: Permit # PLAN25-034 - 193 Hillside Ave., San Rafael From Kristina Estudillo <Kristina.estudillo@cityofsanrafael.org> Date Mon 4/28/2025 12:44 PM To Renee Nickenig <Renee.Nickenig@cityofsanrafael.org> From: YETTA R ROBINSON <yearob@cs.com> Sent: Sunday, April 27, 2025 5:14 PM To: Krisna Estudillo <Krisna.estudillo@cityofsanrafael.org> Cc: Yea Robinson <yearob@cs.com> Subject: Fwd: Permit # PLAN25-034 - 193 Hillside Ave., San Rafael Begin forwarded message: From: YETTA R ROBINSON <yettarob@cs.com> Subject: Permit # PLAN25-034 - 193 Hillside Ave., San Rafael Date: April 27, 2025 at 4:51:55 PM PDT To: Kristina.estudillo@cityofsanrafael.or Cc: Yetta Robinson <yettarob@cs.com> We’re not able to attend the meeting on Wednesday May 7, 2025 at 10:00 a.m. with regard to a second story addition at the above address. We support the owners and their construction plans. Yetta and Bernard Robinson 154 Hillside Ave. San Rafael 94901