HomeMy WebLinkAboutZoning Administrator Hearing 2025-05-07 Agenda PacketZoning Administrator Hearing
Wednesday, May 7, 2025
10:00 AM
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Community Development Small Meeting
Room, San Rafael City Hall
1400 Fifth Avenue, 3rd
Floor,
San Rafael, CA 94901
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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
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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
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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.
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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
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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
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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
