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HomeMy WebLinkAboutZoning Administrator Hearing 2025-09-10 Agenda PacketZoning Administrator Hearing Wednesday, September 10, 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. 27 Vineyard Drive, Design Review Request for design review of a rear upper story addition of 609 square feet over existing space; APN: 011-062-02; Zoning District; ED25-016 (PLAN25- 087) 2. Adjournment - 1 - Community Development Department – Planning Division Meeting Date: September 10/17, 2025 Project Number(s): ED25-016 (PLAN25-087) Project Planner: Michaela O’Brien, Assistant Planner Agenda Item: 1 REPORT TO ZONING ADMINISTRATOR SUBJECT: 27 Vineyard Drive. Request for design review of a rear upper story addition of 609 square feet over existing space; APN: 011-062-02; Zoning District; ED25-016 (PLAN25-087) EXECUTIVE SUMMARY Pursuant to San Rafael Municipal Code (SRMC) Section 14.25.040, a design review permit is required for upper story additions over 500 square feet. PROJECT DESCRIPTION The project site consists of a single parcel with an area of 12,437 square feet. The lot has a moderately steep slope and is characterized by mature landscaping, including one large oak tree and several bay trees. The hillside has been previously modified with retaining walls, stairs, walkways, patios, and a wood deck. The existing development includes a two-story, single-family residence with an attached two-car garage, totaling 3,135 square feet of habitable space, along with a detached 80 square foot storage shed. The garage provides two covered parking spaces, with two additional off-street parking spaces available that do not obstruct the driveway. This proposal is for the construction of a 609 square foot second-story addition to an existing single-family residence. The addition will extend the existing structure vertically to create a new bedroom suite and will be located directly above the existing lower floor footprint. The proposed addition will maintain consistency with the existing residence in terms of width, height, roof form, and exterior materials. As part of the project, the two existing exterior walls that align with the addition will have their current wood shingle siding replaced with new lap siding to match the addition. Demolition associated with this project will be limited to removal of the existing lower-level roof deck in the area below the proposed addition, removal of exterior wall cladding as needed, and the creation of a new wall opening to connect the addition to the existing structure. No grading or excavation will be required as part of this project. FINDINGS Findings for Environmental and Design Review Permit (ED25-016) - 2 - 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 Section 15301 (“Existing facility”) as the proposed does not result in an addition of more than 50% of the existing primary building, 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 property is designated Low Density Residential in the General Plan, which allows detached single-family residences. The proposed project consists of extending the rear second story over the existing ground-level footprint. The addition would be located above developed space and would not expand the building footprint into previously undeveloped areas. 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 R-7.5 Development Standards: The proposed project complies with all applicable standards for theR7.5 zoning district. The project meets all required setbacks as demonstrated below: Development Standards Development Standard Proposed Setback Front 15 ft 15 feet Side (North) 6 ft 6 feet I inch Side (South) 6 ft 11 feet 10 inches Rear 10 ft 50 feet 3 inches Height 30 feet 18 feet 2.5 inches Maximum Lot Coverage 40% = 4,975 sf 1,977 sf Maximum Upper Story Size 75% = 3,731.25 sf 1,928 sf The proposed project complies with all applicable hillside development standards. The design does not alter the natural state of the site beyond the existing developed footprint. The building height measures a maximum of 18 feet, 2.5 inches from the top of the structure to average grade, which is within the allowable height limit. Based on this review, the project is found to be consistent with the site, architectural, and landscaping design requirements of the district. Finding C That the project design minimizes adverse environmental impacts: X The project design minimizes adverse environmental impacts by limiting new construction to the existing building footprint. The second-story extension is located above previously developed space, which avoids additional grading, vegetation removal, or site disturbance. No expansion into undeveloped areas is proposed, thereby reducing potential impacts to natural resources and the surrounding hillside environment. Finding D 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 and the Fire Department, so as not to be detrimental to public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity. - 3 - CONDITIONS OF APPROVAL Conditions of Approval for ED25-016 1. Approved Project. This Environmental and Design Review Permit (ED25-016) conditionally approves the 608 square foot second level addition at 27 Vineyard Drive. Plans submitted for building permit shall be in substantial conformance to the approved plans dated May 1, 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 Development Department, Planning Division. Modifications deemed greater than minor in nature by the Community 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 September 18, 2025 and shall be valid for a period of two (2) years from the date of final approval or September 18, 2027, and shall become null and void if a building permit is not issued or a time extension granted by September 18, 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 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 development department. - 4 - 7. Exterior Lightning. Any exterior lighting shall be subject to a 90-day post installation inspection to allow for adjustment and assure compliance with San Rafael Municipal Code Section 14.16.227 - Light and glare. The project proponent is responsible for hiring a qualified lighting expert to conduct the inspection and to prepare a summary analysis verifying the projects meets City standards to be submitted to the Planning Division. 8. Rooftop Equipment. Equipment placed on the rooftop of a building or in an exterior yard area shall be adequately screened from public view. See Chapter 14.16 for exclusions to maximum height requirements and Chapter 14.25 for design review requirements. 9. Temporary Fences. Temporary security fences may be erected around construction sites during the time a valid building permit is in effect for construction on the premises. Temporary security fences need not comply with San Rafael Municipal Section 14.16.140 and must be immediately removed upon completion of the construction authorized by the building permit. 10. 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. 11. Approved Materials and Colors. The approved materials and colors for the project shall be indicated on project plans submitted for building permit and implemented in the field. Any changes in materials or colors shall be subject to prior review and approval by the City Planning Division, and a determination as to whether the change is major or minor. Any changes to the approved materials or colors shall be clearly indicated on plans and receive written verification that this change has been reviewed and approved by the Planning Division. 12. Revocation. The City reserves the right to bring this application up for revocation per SRMC 14.21.150 and as provided in Chapter 14.29 of the San Rafael Zoning Ordinance for any use that is found to be in violation of any of these conditions of approval. PUBLIC COMMENT Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 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. No public comment has been received by the date of this staff report.