HomeMy WebLinkAboutDRB 2012-12-04 #2 CITY OF
Community Development Department – Planning Division
Meeting Date: December 4, 2012
Case Numbers: ED12-066
Project Planner: Steve Stafford – (415) 458-5048
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1144-1146-1148 Mission Avenue – Request to amend an existing Environmental and Design
Review Permit (ED09-035), which approved a 3-unit condominium building on a vacant
Downtown lot, to add separate, 185 square-foot, rooftop decks for each residential unit. The
project also proposes to modify the approved upper-story decks along both the front and rear
elevations from a ‘Juliet’-style design to a larger, more useable design. No other modification
or additions are proposed to the approved project design; APN: 011-172-32; High Density
Residential (HR1) District; Rick Brereton of Architectural Design & Restoration, Inc., Applicant;
Barry O’Sullivan, Owner; Downtown Activity Center Neighborhood.
SUMMARY
The project is being referred to the Board for review as a modification to an approved project design
which is a 3-unit condominium building on a vacant Downtown lot. On October 6, 2009, the Board
originally reviewed the project and provided recommendations to the Planning Commission, which
conditionally approved the project on October 26, 2010. No Building Permits have yet to be issued for
the project and the site is under new ownership. The new owner proposes:
1. To add separate, 185 square-foot, rooftop decks for each of the three residential units; and
2. To modify the approved upper-story decks along both the front and rear elevations from a ‘Juliet’-
style architectural detail to a deeper, more useable design.
The original project (ED09-035; S09-003; EX10-002) approvals allow minor designs modifications,
subject to review and approval by staff. Due to the unique designs of the proposed rooftop decks,
which effectively recess deck ‘wells’ into the approved roof forms (2:12 and 4:12 gable and hipped
trusses), staff seeks guidance from the Board before taking action on the project. Staff believes the
proposed design of the new roof decks and enlarged upper-story balcony projections meet the
applicable design criteria and harmoniously integrate with the approved design of the original project, in
terms of colors and materials, architectural detailing and scale.
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:
• Whether the design of the proposed roof decks and enlarged upper-story balcony projections
harmoniously integrate with the approved design of the project, in terms of colors and materials,
architectural detailing and scale?
BACKGROUND
Site Description & Setting:
The site is a vacant, non-hillside lot located along northern side Mission Avenue, west of Laurel Place.
It is located along the most northern edge of the Downtown. It is legal, 4,450 square-foot parcel. There
is an average cross-slope of approximately 20% uphill from Mission Avenue. An 8’-wide private
driveway easement is located along the northern rear property line (shared driveway easement is a
total of 16’-wide; portion of access easement is 8’-wide on each parcel along shared driveway). Access
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to the lot is provided by either this private driveway easement and/or Mission Avenue along the
southern front property line. The site is currently developed with 6’-high wood fencing along the
downslope potion of the parcel, located 10’ setback from Mission Avenue, and a gravel parking pad,
approximately 400 square feet in size, located within the upslope portion of the parcel, adjacent to the
private driveway easement. The site currently has eleven (11) trees (Cypress, Elm, Acacia, and Cedar)
growing on the parcel in various stages of maturity and health. Until 2005, the lot was owned in
common with the adjacent single-family residence at 1150 Mission Avenue.
The surrounding neighborhood is primarily characterized by multifamily development along Mission
Avenue and single-family residential along the private driveway easement. Three structures in the
vicinity of the site are listed on the City’s Historic / Architectural Survey: the “Boyd Gatehouse” (1125 B
Street), located west of the site at the northwestern corner of Mission Avenue and B Street and the
“Coleman House” (1130 Mission Avenue) and the DeCourtieux House” (1135 Mission Avenue), both
located east of the site along Mission Avenue. The Boyd Gatehouse is the most visible of the three
historic structures and it is also located closest to the site.
History:
On October 26, 2010, the Planning Commission, with the recommendation of the Board, conditionally
approved an Environmental and Design Review Permit (ED09-035), Minor Subdivision /Tentative
Parcel Map (S09-003) and Exception (EX10-002) to the Subdivision Ordinance, to allow the
construction of a new, three-story, three-unit, residential condominium building and associated site and
landscape improvements at the subject site. These approvals were valid for a period of two years, or
until October 26, 2012.
On July 13, 2011, Governor Brown signed Assembly Bill 208 (AB208) which automatically extended the
approved Tentative Parcel Map (S09-003) for an additional two years, or until October 26, 2014. Since
the Subdivision Ordinance provides for the automatic extension of all unexpired land use entitlements
simultaneously approved with the map, the entire project approvals are valid until October 26, 2014.
On November 17, 2011, the Community Development Department issued a Building Permit (B1111-
016) for the relocation/reconstruction of concrete stairs and walkway, encroaching onto the subject site,
at the adjacent parcel (1150 Mission Avenue). The encroachments were remedied and the Building
Permit was finaled on December 20, 2011.
PROJECT DESCRIPTION
Rooftop Decks
The project proposes to modify the existing approved design (Environmental and Design Review Permit
(ED09-035) of the 3-unit condominium building to add separate, rooftop decks wells for each residential
unit. Each roof deck is proposed to be 230.1 gross square feet in size and provide 185.1 net square
feet of usable outdoor area after removing the unusable portions of the roof decks needed to provide
access. The design of the proposed rooftop decks is recessed into the approved roof forms (2:12 and
4:12 gable and hipped trusses with parapets) to create deck ‘wells’ where each roof deck is completely
enclosed by 2’ 2”-tall, ‘board-and-batten’ walls (approx.) with another 16”-tall decorative wrought iron
railing matching the ironwork details approved throughout the project design. Access to the rooftop
decks is through internal staircases in each unit, glass translucent hatches and out swinging hatch
doors. Each proposed roof deck is designed with low-maintenance composite deck boards and both a
primary and separate overflow storm water drain system.
Upper-Story Decks
The project also proposes to modify the approved upper-story decks along both the front and rear
elevations from a ‘Juliet’-style design to a larger, more useable design. The design of these two upper-
story decks along each elevation was approved as, essentially, decorative wrought iron railing fronts
with returns. The project proposes to create four (4) uncovered decks, 43.3 sq. ft. in size; two (2) decks
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on the third floor along the front elevation and two (2) decks on the second floor along the rear
elevation. These proposed new, larger decks would continue to be surrounded by the same decorative
wrought iron railing design approved throughout the project.
Rear Patio
No modifications, alterations or additions are proposed to the approved, uncovered shared patio area
along the rear elevation.
ANALYSIS
Zoning Ordinance Consistency:
Chapter 4 – Property Development Standards (HR1 District)
The approved project is designed consistent with the applicable development standards for the
Multifamily Residential – High Density (HR1) District, pursuant to Chapter 4 (Section 14.04.040) of the
San Rafael Municipal Code (the Zoning Ordinance), including minimum usable outdoor area. A
minimum 100 square feet of usable common or private outdoor area is required per residential unit. The
approved design of the project provides 508 sq. ft. of shared, common patio area along the rear
elevation.
Staff’s Comments. The common rear patio is proposed to remain as a shared outdoor amenity in the
project design. The new rooftop decks and enlarged upper-story deck projections would create 228.4
sq. ft. of new private usable outdoor area for Units #1 (along the Mission Avenue frontage) and #3
(along the common rear driveway frontage) and 185.1 sq. ft. of new private usable outdoor area for Unit
#2, the interior residential unit. As proposed, the design of the project would continue to be consistent
with the applicable development standards for the site, including minimum usable outdoor area.
Chapter 16 – Site and Use Regulations
Open, uncovered decks, landings and outside stairways may project no more than six feet (6’) into any
required front yard, pursuant to Section 14.16.130 of the Zoning Ordinance. The new, enlarged upper-
story deck or balcony projections, along the Mission Avenue frontage, would encroach four feet (4’) into
the required 15’ front setback.
Chapter 25 – Environmental and Design Review Permit
The project is subject to the review criteria for Environmental and Design Review Permits, pursuant to
Section 14.25.050 (Review criteria; Environmental and Design Review Permits) of the Zoning
Ordinance; whereby, the project should harmoniously integrate as an architectural component of the
building design in terms of colors and materials, scale and design.
Staff’s Comments. Staff believes the proposed roof decks and enlarged upper-story balcony
projections harmoniously integrate with the approved architectural design of the project. The design of
the proposed rooftop decks is recessed into the approved roof forms (2:12 and 4:12 gable and hipped
trusses) to create deck ‘wells’ where each roof deck is completely enclosed by 2’ 2”-tall, ‘board-and-
batten’ walls (approx.) with another 16”-tall decorative wrought iron railing matching the ironwork details
approved throughout the project design. The design of the proposed upper-story deck projections
would be, essentially, the same as originally approved with decorative wrought iron railing fronts and
returns to match the project’s ironwork design and a 9”-wide trim board around the decking.
The proposed project would not increase the approved building height and would also not significantly
affect the approved roof forms. The proposed roof deck for Unit #3 would include minor modification of
the approved roof form, from an approved 2:12 gable roof with a parapet front along the along the
common rear driveway to a 2:12 gable roof with a parapet front along both the common rear driveway
and between Unit #2, the interior residential unit.
Staff requests the Board’s comments on the following:
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• Whether the design of the proposed roof decks and enlarged upper-story balcony
projections harmoniously integrate with the approved design of the project, in terms of
colors and materials, architectural detailing and scale?
The review of the new upper-story decks for privacy impacts is limited to single-family residential
development. Though single-family residential development is located north of the site, across the
common rear driveway, and immediately west of the site at 1150 Mission Avenue, the subject site is
located within a high-density residential (HR1) zoning district. Even if staff were to review the proposed
project for privacy impacts, the review criteria encourages front facing decks while designing rear and
side facing decks to not create unfiltered and direct views into primary living, bedroom or backyard
recreation areas of adjacent residences. The proposed roof decks would be located above any window
plane of the adjacent single-family residence at 1150 Mission Avenue by at least one floor height.
Additionally, due to the legal nonconforming lot size, the significant lot coverage and the configuration
of single-family residence and the detached garage at 1150 Mission Avenue, no active recreation areas
exist. Similarly, the proposed upper-story rear balcony projections would be located below any window
plane of the closest single-family residence (337 Laurel Place) across the common driveway frontage
by approximately one floor height. Also, the design of the recessed roof decks would, essentially,
create recessed deck ‘wells’ in which the approved roof forms (2:12 and 4:12 gable and hipped trusses
with parapets) would provide screening.
San Rafael Design Guidelines:
Historic / Architectural Significant Building Design Guidelines
The project site is located within close proximity of identified historic/architecturally significant
structures, where new buildings, additions or major remodels in the vicinity of a building in the City’s
Historical/Architectural Survey should respect the pattern, scale and design of the older building, and
not create visual distractions.
Staff’s Comments. Staff has no additional issues or concerns with the design of the project beyond
those listed elsewhere in Staff’s report. Staff believes the proposed roof decks and enlarged upper-
story balcony projections are a minor modification of an approved project design.
NEIGHBORHOOD CORRESPONDENCE
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, the appropriate neighborhood group (the Lincoln
– San Rafael Hill Neighborhood Association), and all other interested parties, 15 calendar days prior to
the date of this hearing. Additionally, notice was posted on the project site along both the Mission
Avenue and private driveway easement frontages.
At the time staff’s report to the Board was printed, no comments on the project were received.
CONCLUSION
The project returns to the Board as a modification to an approved design; staff believes, based on the
discussion above, the proposed design of the roof decks and enlarged upper-story balcony projections
harmoniously integrate with the approved design of the original project, in terms of colors and
materials, architectural detailing and scale.
Staff requests the Board’s comments and recommendations on the following design issue related to the
project:
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• Whether the proposed roof decks and enlarged upper-story balcony projections
harmoniously integrate with the approved architectural design of the project.
In addition, staff welcomes the Board’s guidance on any additional design details that would further
improve the project.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
Full-sized plans have been provided to the DRB members only.
cc: Rick Brereton – Architectural Design & Restoration, Inc.; 301 Petaluma Blvd. South; Petaluma,
CA 94952
Barry O’Sullivan – 743 New Orleans Blvd., Novato, CA 94947