HomeMy WebLinkAboutDRB 2012-07-17 #5 (Chula Vista Drive) CITY OF
Community Development Department – Planning Division
Meeting Date: July 17, 2012
Case Numbers: ED12-022; LLA12-002
Project Planner: Sarjit Dhaliwal – (415) 485-3397
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 207 Chula Vista Drive - Requests for Environmental and Design Review Permit and Lot Line
Adjustment to allow construction of a 4,144-sq. ft. (gross) new single family residence and
associated site and landscaping improvements, and to consolidate two existing lots into one
vacant 23,860-sq. ft. hillside site, with 44% slope; APN: 011-022-10 and 11; Single Family
Residential (R10) District; Craig Pilgrim, owner; Don Henderson, applicant; File No.: ED12-031;
LLA12-002; Lincoln-San Rafael Hill Neighborhood.
PROPERTY FACTS
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Project Site: Low Density Residential R10 Undeveloped
North: Low Density Residential R10 Undeveloped
South: Low Density Residential R10 Undeveloped
East: Low Density Residential R10 Undeveloped
West: Hillside Residential R1a Single Family Residence
Site Development Summary
Lot Size Lot Coverage or Natural State1
Required: 10,000 sq. ft.
Proposed: 23,860 sq. ft.
Required: 16,463 sq. ft. (69%)
Proposed: 17,091 sq. ft. (71.6%)
Height1 Floor Area1
Allowed: 30 ft./20 ft.
Proposed: 20 ft.
Allowed: 4,886 sq. ft.
Proposed: 4,144 sq. ft.
Parking Upper Floor Area
Required: 4; 2 covered, 2 guest
Proposed: 4 covered
Allowed: 7,158 sq. ft.
Proposed: 2,065 sq. ft.
Lot Width, Yard or Landscape Area Setbacks
Required: N/A
Proposed: None
Required: N/A
Proposed: N/A
Required Existing Proposed2
Front:
Side(s):
Rear:
Ext. side:
Ped. side:
20’
10’
10’
N/A
N/A
N/A
N/A
N/A
N/A
N/A
31’
18’/25’
46’
Grading Tree Removal
Total Onsite: 265 cy Total Road: 513 cy Total(No./Species): 13 eucalyptus (10 significant trees)
Cut: 265 cy
Fill: 148 cy
Off-Haul: 117 cy
513 cy
485 cy
28 cy
Requirement: 30 (1:3 for significant non-native trees)
Proposed: 12, 15-gallon Arbutus Unedo “Marina”
(Strawberry tree) plus shrubs, grasses and
groundcover
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.
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SUMMARY
The subject project is being referred to the Board for review of site and design improvements for a new
4,144 sq. ft. (gross area) single-family residence located on an approximately 23,860 sq. ft. hillside lot.
Since the project would not require an exception to any of the development standards contained in SRMC
Chapter 14.12 Hillside Development Overlay District (-H), the project would be reviewed by the Zoning
Administrator. The Board’s recommendation will be forwarded to the Zoning Administrator. Based on
review of the applicable design criteria, which is discussed in detail below, staff has concluded that the
project adequately addresses the applicable hillside design standards. Staff requests that the Board review
this report and provide its recommendation on compliance with all pertinent design criteria. Specifically,
staff asks the Board to consider the following:
Architecture
• Whether the project size and design is appropriate, including building articulation and stepping.
• Whether the building materials and colors are compatible with the site and surrounding
neighborhood.
Landscaping
• Whether additional tree replacement with native species should be required.
Grading
• Whether proposed grading is appropriate, including the utilization of cuts to step building mass into
the hillside.
BACKGROUND
Site Description & Setting: The subject property is located north of the future intersection of Chula Vista
Drive and Coleman Drive, both of which are unimproved in this area. The site is west of Fair Drive. Chula
Vista Drive that would be used to access the property has a 25 ft. right of way in this area. The property is
down-sloping with a 44% slope, consists of two separate lots and is undeveloped (Exhibit A: Vicinity Map).
An 18” storm drain toward Red Rock Way is located across the western corner of the property. The
property contains a large number of eucalyptus trees of varying sizes. Surrounding properties are
undeveloped except the property to the west which is developed with a single family residence.
The subject lot and surrounding undeveloped lots are depicted based upon the 1912 map of Chula Vista
Terrace. The proposed project is located on two separate lots. Therefore, an Environmental and Design
Review Permit application is accompanied with a Lot Line Adjustment application for lot consolidation.
On January 18, 2012, the Design Review Board favorably reviewed a conceptual design of the project. The
Board recommended that a stairway be provided from the rear deck to the ground.
PROJECT DESCRIPTION
The applicant is proposing a two level 4,144 sq. ft. (gross area) single-family residence. The proposed
residence would consist of a stepped, 20-23-ft. high structure with four bedrooms and three bathrooms.
The upper floor would consist of 2,958 sq. ft. area, a three-car garage, a one-car carport (893 sq. ft.) with
decks and walkway. The lower floor would be 1,186 sq. ft. area with a deck. In the east corner of the
residence, a garbage enclosure would be located next to the carport.
The proposed structure would provide a 31-ft. front setback, 18-ft. and 25-ft. side setbacks and 46-ft. rear
setback. The access would be directly off Chula Vista Drive with a long driveway to the garage/carport.
The proposed materials and colors would be as follows:
• Resawn Cedar, Olympic Stain-# 719 & # 721 horizontal siding;
• La Harbra Stucco-trabuco 278 color stucco; and
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• Blomberg windows, Terra Blue.
Twelve new (12) Arbutus Unedo (Strawberry trees) would be planted. Shrubs/perrenials would include:
• Iris Douglasiana (Douglass Iris)
• Myrica Califonrnica (Wax Myrtle)
• Polystichum Munitum (Sword Fern)
• Rhamnus Californica “Eve Case” (Coffee Berry) and
• Woodwardia Fimbriata (Chanin Fern).
Grasses would include:
• Carex Solondra (Sedge)
• Chondropetalum Tectorum (Cape Rush)
• Juncus “Elk Blue” (Blue Rush) and
• Lomandra “Breeze” (Dwarf Mat Rush).
Groundcover would be:
• Festuca Rubra “Molate” (Molate Fescue) and
• Hydroseeded Native Groundcover and Wildflower Mix.
Grading would include onsite for the building site, and offsite for the road work in the access easement.
Onsite grading consists of 265 cu. yds. cut and 148 cu. yds. fill with 117 cu. yds. to be exported. Offsite
grading consists of 513 cu. yds. cut and 485 cu. yds. fill with 28 cu. yds. to be exported. Roof drainage
would be channeled downslope away from the structure through a new 12” storm drain to an existing 18”
storm drain which is located across the western corner of the property.
ANALYSIS
General Plan 2020 Consistency:
The property is designated Low Density Residential under the General Plan 2020. A single family
residence is a permitted use under the Low Density Residential designation. The property is not designated
Hillside Residential under the General Plan, 2020. However, since the property slope is more than 25%,
the project would be analyzed for General Plan policies pertaining to hillside lots. The General Plan
contains a number of design related policies. These policies are implemented through various provisions of
the Zoning Ordinance, 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 that is consistent with the property’s hillside
designation and related policies. Pertinent design criteria are identified and discussed below.
Zoning Ordinance Consistency:
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 R10 zoning
district.
Chapter 12 - Hillside Development Overlay District
The project is consistent with Chapter 12 of the Zoning Ordinance in terms of gross building square
footage, stepback height, guest parking and Ridgeline Development.
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 31 ft., sides 18 ft./25 ft. and rear 46 ft.) and no
structures on the adjoining properties are located in the vicinity of the project area. Clearly the project
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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.
Pursuant to SRMC14.25.030.C, story poles reflecting the proposed height of the structure(s) may be
required if needed to evaluate project impacts. Therefore, story poles have been installed for this project.
The project is consistent with design criteria of Chapter 25 of the Zoning Ordinance for the project design,
including its building scale, materials and colors. 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 4,144 sq. ft. (3,251 sq. ft. living space
and 893 sq. ft. garage), a maximum building height of 20 feet, 71.6% natural state, a 3-car garage and 1-
car carport. The Hillside Design Guidelines Checklist prepared for this project is attached (Exhibit 2). Staff
requests that the Board consider staff’s review of the following hillside criteria, and comment on the issues
identified in the summary section above.
Section III - Building Stepback
The project complies with the requirement to provide downhill and side stepbacks with vertical wall planes
not exceeding 20 feet in height.
Section A2 - Preservation of Significant Trees
Thirteen, 2” to 40” eucalyptus trees are proposed to be removed to clear the building pad for the current
project. Ten of the eucalyptus trees are significant (12” or larger) trees. Based on a 1:3 replacement ratio
30 trees would be required to be replanted. The project plans include a landscape plan which proposes to
plant 12 new Strawberry trees and shrubs/perennials, grasses and groundcover as detailed under the
Project Description section above. Removal of non-native trees is acceptable, provided replacement with
native or comparable trees occurs.
Section A3 - Hillside Grading and Drainage
Onsite and offsite grading is proposed for the project. Onsite grading for the building site consists of 265
cu. yds. cut and 148 cu. yds. fill with 117 cu. yds. to be exported. Offsite grading for road work consists of
513 cu. yds. cut and 485 cu. yds. fill with 28 cu. yds. to be exported. A new retaining wall would be built
along the access road. A typical retaining wall would be a terraced, approximately 8-ft. high retaining wall.
Roof drainage would be channeled downslope away from the structure through a new 12” storm drain to an
existing 18” storm drain which is located across the western corner of the property. Staff requests the
Board’s input regarding the proposed drainage pattern.
Section A5 - Street Layout, Driveway and Parking Design
The currently improved portion of Chula Vista is a typical hillside street with a varying right of way and a
general paved width of 15-ft. In the vicinity of the project area, Chula Vista is unimproved. The applicant
proposes to construct the unimproved portion of Chula Vista Drive to an approximately 25-ft. right-of-way,
18-ft. paved width with retaining walls on one or both sides as needed. The current plans identify the road
would have a fire hydrant and stormwater collection points for a portion of the road.
An approximately 18-ft. driveway for the project would be provided directly off Chula Vista Drive. In front of
the garage and carport, the driveway would be approximately 31-ft. wide and would terminate with a
hammer head turn around. Parking on streets less than twenty-six feet (26’) requires a minimum of two (2)
additional on-site parking spaces. The project proposes 4 covered parking spaces (three in the garage and
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one in the carport). Staff believes the project meets the street layout, driveway and parking design
requirements.
Section A6 - Reduction of Building Bulk
The proposed design results in a low profile structure. The proposed residence would consist of 4
bedrooms with 3 bathrooms. The 20-ft. high building is designed to provide articulation and massing,
resulting in minimizing its mass and impact. Staff requests the Board’s input on whether the project size
and design is appropriate.
Section A7 - Hillside Architectural Character
Building materials and colors are required to blend with the setting and coordinate with the predominant
colors and values of the surrounding landscape. Staff believes the project colors and materials are
appropriate. The proposed building colors would have only a minimal impact on other neighborhood homes
due to their location away from the subject development. Staff requests that the Board comment on
whether the building design, materials and colors result in a project that is well designed and compatible
with the site and surrounding neighborhood.
Section A8 – Planting Design for Hillside Residential Development
Planting design is required to reflect the hillside character of the San Rafael landscape; plant selection
should recognize the importance of water conservation, fire resistance and erosion control and should be
used to effectively buffer existing residential neighborhoods from the impacts of new hillside development
projects.
The project plans include landscape plans. The project proposes to remove 13 eucalyptus trees.
Landscape plans identify replacement with 12 species of native Strawberry trees. Selection of
shrubs/perennials, grasses and groundcover is generally consistent with the Plant Selection Guide
contained in Appendix B of the Hillside Residential Design Guidelines (HRDG). At the time of building
permit issuance, the landscape plan would need to be reviewed by the Marin Municipal Water District
(MMWD) for compliance with their landscape plan requirements.
Section A9 - Site Lighting
The Hillside Design Guidelines require visible lighting to include full shield cut-off and not be visible from
adjacent properties or the public right-of-way. The provided plans do not include exterior lighting details.
However, staff believes a single family residence can easily comply with the requirements for external
lighting (e.g. shielded/low level).
Subdivision Ordinance:
The project includes a Lot Line Adjustment to consolidate two separate lots into one lot. In order to approve
a Lot Line Adjustment, the Community Development Director must find that the proposal would be: 1)
consistent with the General Plan and any specific plan or neighborhood plan; 2) in conformance with the
Zoning Ordinance and any pertinent municipal code provisions; and 3) in conformance with the California
Building Code (CBC). Based on the discussion above, the proposed Lot Line Adjustment would be
consistent with the General Plan and in conformance with the Zoning Ordinance. In addition, the Building
and Safety Division has reviewed the proposed Lot Line Adjustment and has found that it would be in
conformance with the CBC.
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 and interested persons within 15 days prior to the Board’s
meeting. In addition, the Lincoln-San Rafael Neighborhood Association was included in the notice
distribution. A public notice sign was posted in front of the subject property. Staff has not received any
phone calls or letters from anyone regarding this project.
CONCLUSION
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Staff concludes that the project appears to satisfy the intent of the Hillside Design criteria. Staff requests
that the Board provide its comments and direction, particularly on the points specified in the Summary
section.
EXHIBITS
1. Vicinity Map
2. Hillside Design Guideline Checklist Form
Full-sized and reduced (11”x17”) plans have been provided to the DRB members only.
cc: Don Henderson
588 Sutter Street, #136
San Francisco, CA 94102
Craig Pilgrim
369-B 3rd Street, #130
San Rafael, CA94901
Lincoln - San Rafael Hill NA
Kay Karchevski
42 Hillcrest Dr.
San Rafael, CA 94901