HomeMy WebLinkAboutDRB 2012-03-06 #2 CITY OF
Community Development Department – Planning Division
Meeting Date: March 6, 2012
Case Numbers: ED11-056
Project Planner: Sarjit Dhaliwal – (415) 485-3397
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1499 Lucas Valley Road – Environmental and Design Review Permit and Exception to add a
268 sq. ft. crafts room, 1,214 sq. ft. theater room, 535 sq. ft. attached covered courtyard and a
622 sq. ft. detached garage. The property is currently developed with a single family residence
and several accessory structures. Approval of an Exception is required to allow the single
family residence to exceed the maximum allowed 6,500 sq. ft. (8,517 sq. ft. proposed) on an
approximately 8.9-acre lot with an average 9.4% slope; APN: 165-010-89; Planned
Development District (PD-H); Michael Stone, owner; Matt Guthrie, applicant; File No.: ED11-
056; Terra Linda Neighborhood
__________________________________________________________________________________
PROPERTY FACTS
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: Hillside Residential PD(1701)-H (Planned
District)
Single Family Residence
North: Unincorporated area Unincorporated area Single Family Residence
South: OS (Open Space) P/OS (Parks/Open
Space District)
Open Space
East: OS P/OS Open Space
West: OS P/OS Open Space
Site Development Summary
Lot Size Natural State1
Required: No requirement
Proposed: 8.9 acres (387,684 sq. ft. (existing)
Required: 133,363 sq. ft.; 34.4% of lot area
Proposed: 331,056 sq. ft.; 85.3% of lot area
Height1 Floor Area1
Allowed: Stepback height: 20’; Total height: 30’
Proposed: Step back height: 14’; Total height: 19¾’
Allowed: Total: 18,800 sq. ft.; Residence: 6,500 sq. ft.
Proposed: Total: 21,439 sq. ft. Residence: 8,517 sq. ft.
Parking Upper Floor Area
Required: 2 covered
Proposed: 4 covered
Allowed: 576 sq. ft. (per development plan)
Proposed: 576 sq. ft. (no change)
Landscape Area Setbacks
Required: No requirement
Proposed: All existing landscaping as approved
under the development plan to remain
Required Existing Proposed2
Front:
Side(s):
Rear:
100’
20’
25’
385’
63’-2”/225’
55’
250’
20’-5”/225’
55’
2
Grading Tree Removal
Total: None except fine grading Total(No./Species): None
Cut: None
Fill: None
Off-Haul: None
Requirement: Minimum 3 15-gallon oaks
Proposed: None
Notes: 1For hillside parcels, development standards are based upon the parcel size and percent slope, and height is measured from the natural
grade. Non-hillside building height is measured from finished grade pursuant to the UBC method.
2Proposed setbacks are indicated from new exterior walls of buildings or additions.
See body of staff report for detailed discussion of project compliance and/or any issues with non-compliance.
SUMMARY
The subject project is being referred to the Board for review of site and design improvements for a
2,017 sq. ft. addition to an existing single family residence located on an 8.9-acre hillside lot. The
project includes the addition of a 500 sq. ft. pool cabana and a 7,000 sq. ft. covered arena which were
approved by the City Council in 1996 but were never constructed. The project also requires an
Exception to the Planned Development Ordinance (PD1701-H) for the existing single family residence
to exceed 6,500 sq. ft. as allowed in the development plan for the project. The Board’s
recommendation will be forwarded to the Planning Commission for recommendation to the City Council.
Based on review of the applicable design criteria, which is discussed in detail below, staff has
concluded that the project adequately addresses the applicable criteria. Staff requests that the Board
review this report and provide a recommendation on compliance with all pertinent design criteria.
Specifically, staff asks the Board to consider the following:
Site Plan
• Whether an Exception to the maximum allowed size of 6,500 sq. ft. single family residence is
warranted for this large, hillside designated property;
Architecture
• Whether the project size and design is appropriate for the project site; and
• Whether the building materials and colors are compatible with the site and surrounding
neighborhood.
Landscaping
• Whether the existing landscaping palette is appropriate for the project; and
• Whether additional tree planting with native species should be required.
BACKGROUND
Site Description & Setting:
The subject parcel is located on Lucas Valley Road, south of the Lucas Valley Road and Mount Muir
Court intersection (Exhibit A: Vicinity Map). Lucas Valley Road is a County road with a 48-ft. right-of-
way in this area and is improved with one lane and a bicycle lane in each direction. There are two
adjoining properties. Both are large lots. The one to the north of the property contains a single family
residence. The other is a County open space lot which wraps around the property along north (partial
length), south and east property lines.
The project site is an upsloping property with an average slope of 9.4%. Although the property does not
have an average slope of 25% or over, it is considered as Hillside property since the property is
designated Hillside Residential by General Plan 2020. The front 400 feet of the property is gently
upsloping. From that point on, the property has a steeper upslope with the eastern portion of the
property sloping more than the driveway (western) side. A long driveway is located along the western
side of the property. The driveway provides access to an open arena and 3,700 sq. ft. barn located
3
towards the front of the property, and to the existing single family residence and accessory structures
located towards the rear of the property. The front of the property does not contain a lot of trees
whereas the steeper area in middle of the property contains a large number of trees which screen the
existing development at the rear of the property.
History:
The existing development on the property was approved by the City Council in accord with a Planned
Development Ordinance (PD1701-H) adopted for the development on August 5, 1996 (Exhibit B). The
current proposal includes some new construction accessory to the residence and two structures that
were approved in 1996 but were never constructed: covering of an existing 7,000 sq. ft. arena and a
500 sq. ft. cabana with bathrooms and equipment room.
PROJECT DESCRIPTION
Use: The applicant is proposing to add single story additions of a 268 sq. ft. crafts room, 1,214 sq. ft.
theater and 535 sq. ft. covered courtyard attached to the existing 6,500 sq. ft. single family residence
and a 622 sq. ft. detached garage. The proposal also includes two structures that were approved in
1996 but were never constructed: covering of an existing 7,000 sq. ft. arena and a 500 sq. ft. cabana
with bathrooms and equipment room for the pool.
Site Plan: The property is accessed with a long driveway off Lucas Valley Road. The proposed project
would not modify the existing driveway. The proposed arena building would be located north of the
existing barn in the front of the property and would maintain a front setback of 250-ft. The remaining
additions except the garage are attached to the south and west of the existing residence. The
proposed arena structure would have a front setback of 250 ft. The remaining additions along with the
existing residence are screened from public view from Lucas Valley Road.
Architecture: The proposed additions would have hip roofs and materials and colors would match the
existing residence as follows:
• Concrete tile roofing
• Fascia and gutter painted to match existing
• Cement plaster siding to match existing
• Dual pane, Low E windows, prefinished aluminum clad window frames, frames to match existing
• Wrought iron hand and guardrail at outside access to crafts room
• Wrought iron security gate
Landscaping: None proposed.
Lighting: No external lighting is proposed at this time.
Grading/Drainage: Only fine grading is proposed to prepare building pads. Any Increase in drainage
due to new additions would be added to the existing drainage pattern.
ANALYSIS
General Plan 2020 Consistency:
The property is designated Hillside Residential under the General Plan 2020. A single family residence
is a permitted use under the Hillside Residential designation. The General Plan 2020 contains a
number of design related policies. These policies are implemented through various provisions of the
Zoning Ordinance, Planned Development Ordinance (PD1701-H) and Hillside Design Guidelines, which
are established to ensure proper hillside design of homes on lots with an average slope greater than
25%. Compliance with the Zoning standards and Hillside Design Guidelines would assure development
4
that is consistent with the property’s hillside designation and related policies. Pertinent design criteria
are identified and discussed below.
Zoning Ordinance Consistency:
Planned District (1701-H)
As indicated in the Site Development Summary table, the proposed residence complies with the
development standards for building height, setbacks, lot coverage and parking under the PD1701-H
zoning district. However, it does not comply with the development standard regarding maximum
allowed floor area for a single family residence on the property. According to the PD1701-H subsection
J. Additions/Modifications of Section II. Development Standards, an Exception would be required for
the proposed 8,517 sq. ft. residence. The two other proposed structures (a 500 sq. ft. pool cabana and
covering of a 7,000 arena) were already approved in 1996. According to SRMC 14.12.040 Exceptions
to Property Development Standards, approval of an Exception to the maximum 6,500 sq. ft. allowed for
the single family residence would require the following findings:
A. The project design alternative meets the stated objectives of the hillside design guidelines to
preserve the inherent characteristics of hillside sites, display sensitivity to the natural hillside
setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship
to the natural setting; and
B. Alternative design solutions which minimize grading, retain more of the project site in its natural
state, minimize visual impacts, protect significant trees, or protect natural resources result in a
demonstrably superior project with greater sensitivity to the natural setting and compatibility with
and sensitivity to nearby structures.
The above findings can be made by the City Council, upon the recommendation of the Design Review
Board and the Planning Commission, when the applicant has demonstrated that the proposed design
carries out the objectives of this chapter. Staff believes the proposed project carries out the objectives
of hillside development in that the proposed project would provide a lot coverage of 5.38% where 20%
is allowed, maintain the existing natural state of 85.3% where 85% is required, protect significant trees
and the main project would not be not visible from public right of way.
Staff is requesting the Board’s direction on whether the requested Exception to the maximum allowed
6,500 sq. ft. single family residence is warranted;
Chapter 12 - Hillside Development Overlay District
The PD1701-H zoning district for the property establishes all other development standards of Chapter
12, except gross building square footage, stepback height and Ridgeline Development. The project is
consistent with Chapter 12 of the Zoning Ordinance in terms of stepback height and Ridgeline
Development. Consistency with gross building square footage criteria is discussed above. The
PD1701-H zoning establishes the single family residence size to be a maximum of 6,500 sq. ft. unless
an exception is granted by the City Council consistent with Hillside Design Guidelines.
Chapter 25 Environmental and Design Review Permits
The project is subject to the provisions of Chapter 25 (Section 14.25.030) that requires:
• Shadow diagram if deemed necessary to evaluate potential shading of adjacent properties;
• Story poles reflecting the proposed height of the structure(s) if needed to evaluate project
impacts.
The proposed project maintains large setbacks (front 250 ft., sides 20 ft./225 ft. and rear 55 ft.) and no
structures on the adjoining properties are located in the vicinity of the project area. Clearly the project
would not impact active recreational areas in the rear and/or side yards of adjacent properties.
Therefore, a shadow diagram was not required for this project.
5
Pursuant to SRMC14.25.030.C, story poles reflecting the proposed height of the structure(s) may
required if needed to evaluate project impacts. The proposed additions to the existing residence have
been designed with materials, finish, colors and height to become part of the existing residence. The
proposed project is screened from offsite views. Therefore, story poles were not required for the
project.
The project is consistent with design criteria of Chapter 25 of the Zoning Ordinance in that the project
design, including its building scale, materials and colors, is consistent with the existing residence. Due
to the rural nature of the area, there is no neighborhood development to compare the proposed project
with.
San Rafael Design Guidelines:
As discussed above, the project is generally consistent with the San Rafael Residential Design
Guidelines criteria regarding building design, building scale, building height, front landscaping, roof
shapes, windows, driveways and parking areas, and lighting.
Hillside Design Guidelines:
The proposed project provides a gross building square footage of 21,439 sq. ft. as follows:
Single Family Residence: 8,517 sq. ft. [(25%+9.4%) x 387,684 sq. ft. (lot area)] = 133,363 sq. ft.
(subject to a maximum of 6,500 sq. ft.)
Accessory structures: A total 12,300 sq. ft. approved for four structures in 1996. Out of the four
approved accessory structures, 7,000 sq. ft. covered arena and 500 sq. ft.
pool cabana with bathrooms were not constructed, are part of this project.
The project proposes a maximum building height of 24 ft. with four covered parking spaces. Existing
and proposed natural state is 85.3%.
The Hillside Design Guidelines Checklist prepared for this project is attached (Exhibit C). The project
complies with maximum building height, required natural state, stepback height, preservation of
significant trees, hillside grading and drainage, driveway and parking design, reduction of building bulk,
hillside architectural character and site lighting. However, as stated earlier the project does not comply
with the maximum allowed 6,500 sq. ft. for a single family residence.
NEIGHBORHOOD CORRESPONDENCE
A courtesy notice for the Design Review Board meeting was mailed to all property owners and
occupants within a radius of 300 feet of the subject property within 15 days prior to the Board’s
meeting. A public notice sign was posted in front of the subject property. Staff has not received any
phone calls or letters regarding this project.
CONCLUSION
Staff believes the requested Exception from the maximum allowed size of 6,500 sq. ft. for a single
family residence on this property may be justified. Staff requests Board’s direction on the points
specified in the Summary section.
EXHIBITS
A. Vicinity Map
B. Planned Development (PD1701-H)
C. Hillside Design Guideline Checklist Form
Full-sized and reduced (11”x17”) plans provided to the DRB members only.
6
cc: Michael Stone
1499 Lucas Valley Road
San Rafael, CA 94903
Forsher+Guthrie
c/o Matt Guthrie
10 H Street
San Rafael, CA, CA 94901