HomeMy WebLinkAboutDRB 2015-10-20 #2Meeting Date: October 20, 2015
Case Numbers: CDR15-006
Project Planner: Caron Parker (415) 485-3094
Community Development Department -Planning Division
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 258 and 262 Woodland Avenue -Conceptual Design Review for the redevelopment of this
11,033 square foot site with a total of five units, 7 covered parking spaces and 3 uncovered
parking spaces; consisting of two new units in a new two-story structure at the rear of the site,
conversion of 262 Woodland from one unit into two units, and retaining 258 Woodland as
single family house; APN: 013-102-12; Multi-Family Medium Density Residential (MR2)
Zoning District; Jeffrey Greenberg, property owner/applicant.
PROPERTY FACTS
Site Characteristics
I General Plan Designation I Zoning Designation Existing Land-Use
Project Site: Medium Density Residential Medium Density Multi-Single Family Residence,
(MDR) Family (MR2) carport one unit
North LDR SinQle Family (R5) School
South: MDR MR2.5 Residential and school
East: MDR MR2 Residential
West: MDR DR Residential
Site Development Summary
Lot Size Lot Coverage
Required: 11,033s1 Allow/Req: 50% (5,516 sl)
Proposed: no change Proposed: 29% (3,253 sri
Height Density or Floor Area
Allowed: 36 ' Allowed: 2,000 sf/dwelling unit (5 units)
Proposed : 20 .5' Proposed: 3 new units (plus 2 existihQ units) = 5 units
Parking Setbacks
Existing: 1 garage space Required Existing Proposed
Required: 11 Front 15' No change
Proposed: 10 Side 10' No change
Rear 10' 5'
Ped access 15' Not proposed
Required Usable Open Space 200 sf/unit = 1,000 sf = 5 units
Proposed Usable Open Space 200 sf/unit
SUMMARY
The project site consists of a parcel with two existing residential structures: a one-story single family
house (no garage) and a two story structure containing a two bedroom unit upstairs and a one-car
garage and storage downstairs. A portion of the existing buildings on site encroach into the required
front and side yard setbacks, and as such, the structures would be considered "legal, non-conforming".
The existing site with two 2 bedroom units would be redeveloped with 3 additional units (two 2 bedroom
units and one 1-beroom unit) and 6 parking spaces (3 of which are proposed as uncovered compact
spaces). The proposed project is defined as a "Major Physical Improvement", pursuant to San Rafael
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Municipal Zoning Code Chapter 14.25.040A, and as such, is required to undergo conceptual design
review pursuant to 14.25.030B. Staff has not had the opportunity to refer the project to other City
Departments because the applicant did not submit for a pre-application review. As such, information
from other City Departments was not available for this staff report.
In terms of design, the exterior materials for the two existing structures on site are wood siding and
stucco. The neighborhood is a mixture of one to two-story stucco and wood siding buildings. The
adjacent property at 254 Woodland is a two-story wood shingle residence with a smaller shingled
residential building at the rear of the lot. Based on review of the applicable design criteria, staff has
identified issues with the project, as discussed below. Staff requests that the Board provide a
recommendation on the design concept's ability to comply with all pertinent design criteria. Specifically,
staff asks the Board to consider the following:
Site Plan
o Feasibility of a shift in the location of the proposed new building on site to improve vehicle
circulation, reduce noise from the adjacent middle school activities and increase privacy to the future
tenants. Also, a building repositioning may help improve access to usable open space on site.
o Location and size of the proposed private usable open space areas
o Possible provision of a rear yard area for the existing tenants at 258 Woodland, with secure fencing
to separate residence from the parking area.
o Provision of a pedestrian access path designed to access the lower floor unit at 262 Woodland and
provide a safe walkway to the new units at the rear.
Architecture
o That the design of the new building should include elements that provide more articulation
o Whether the new building should be designed with a stronger sense of entry to the upper units,
rather than the proposed primary access from the garage stairway.
o Design solutions to create a better entryway or porch for the proposed new lower unit at 262
Woodland
o Consider designing carports as a garage with door
Parking
o Whether the proposed existing driveways and curb cuts should be re-designed as one common
access driveway to the site
o Whether the proposed parking design provides adequate maneuvering for vehicles on site
o Whether the carport design should be modified to an enclosed garage
o Possible re-design of the access door to utility closet in carport (may block vehicle space)
Landscaping
o Recommendation for potential landscape design on the perimeter of the site. There is also a variety
of overgrown shrubs at the rear of the property. No information on tree removal was provided.
o Whether the proposed usable open space areas designated on Plan Sheet A-1 are appropriately
located or sized. Also, recommend details for amenities in the usable open space area.
o Possible inclusion of common usable open space on site for picnic tables and BBQ's
o Possible addition of screening trees along the side property line
o Possible use of permeable pavers along the access driveway and in the rear parking area.
o Possible addition of balconies to the new building at the rear.
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BACKGROUND
Site Description & Setting:
The proposed project site is an 11,033 square foot lot located on the east side of Woodland Avenue
(see Exhibit 1-Project Vicinity Map). The neighborhood is a mix of one and two-story single family
homes and duplex/multi-unit structures of a variety of architectural designs and materials. In addition,
the project site is across the street from Laurel Dell Elementary School and shares the rear property
line with Davidson Middle School. The project site is currently developed with 2 existing structures: 1)
a one-story house (2 bedroom/1 bath) and 2) a two-story structure, with a 2 bedroom/2 bath unit
upstairs and a one-car garage/storage area on the lower level.
PROJECT DESCRIPTION
The project site would be redeveloped from site with 2 units to a total of 5 units. A total of 10 parking
spaces are proposed for the site. No Below Marker Rate (BMR) units are required as the number of
units added (3 units) qualifies as exempt, pursuant to Zoning Ordinance Section 14.16.030.B.19 (e).
Site Plan: There are two existing dwelling units on site. One 2 bedroom/1 bath unit in a single story
structure (258 Woodland) and one 2 bedroom/1 bath unit on the upper floor of 262 Woodland. The
lower floor of 262 Woodland is comprised of a 1-car garage (12' x 19') and storage space. The project
proposes to construct 3 new residential units and a 6-car carport (see Exhibit 2-site plan). One new
two bedroom unit (858 square feet) would be located on the lower floor of 262 Woodland (existing
garage would remain). Please note that the floor plan on Sheet A-2 shows the proposed new lower
unit as a 1-bedroom unit with "study". However, the plan shows a closet feature in the room
designated as a "study" and as such, staff considers the unit as a 2-bedroom unit, and parking for the
project is calculated accordingly, with the proposed unit requiring 2 spaces instead of 1.5 spaces. The
other two units (742 square foot 2 bedroom/1 bath unit and a 390 square foot 1 bedroom/1 bath unit)
are proposed above the new carport (see Plan Sheet A-2).
Architecture: The existing residential structures are designed with wood siding, stucco and some
shingle materials. The proposed new structure would be wood siding (see Plan Sheet A-3). There is a
mixture of building materials in the project vicinity, including stucco, wood siding and wood shingles.
The applicant did not provide staff with a Color and Materials Board, but one will be presented at the
hearing.
Parking: The project proposes to construct a 6 car carport (9' x 19') as shown on Plan Sheet A-2.
Three additional 8' x 16' compacts spaces are proposed to be added to the site. The existing 12' x19'
garage at 262 Woodland would remain unchanged. No guest parking is proposed.
Landscaping: No information on existing or proposed landscaping was provided. The site has
existing trees in the front yard and rear yard at 258 Woodland, and existing trees on the front and side
yard at 262 Woodland.
Lighting: No lighting information was provided.
ANALYSIS
General Plan 2020 Consistency:
The Zoning designation for the project site is MR2 (Medium Density Multifamily Residential, 2,000
sf/unit) and the General Plan Land Use DeSignation is Medium Density Residential (6.5 -15 units per
acre). The proposed project is consistent with the General Plan policies with regard to: 1) Policy LU-8
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(Density of Residential Development); 2) Policy LU-12 (Building Heights); 3) Policy LU-23 (Land Use)
and 4) Policy H-2 (Neighborhood Improvement)
Staff is concerned about consistency with the following policies:
~ Policy H-3 (Designs that Fit Into Neighborhoods): Design new housing, remodels and additions
to be compatible in form to the surrounding neighborhood. Incorporate transitions in height and
setbacks from adjacent properties to respect adjacent development character and privacy.
~ CD-18 (Landscaping): Recognize the unique constitution provided by landscaping, and make it
a significant component of all site design.
The new building is at the rear of the lot, and while not visible from the street, it lacks architectural
detail as a stand-alone building. The proposed building meets the 10 foot side yard setback
requirement, but the usable outdoor space is designed to face the middle school property, which may
create privacy and noise concerns. Also, the area designated as usable open space for the new lower
unit at 262 Woodland is adjacent to the main driveway and parking area, which may conflict with
intended use of the private open space area. Further, there is no designated pedestrian walkway for
tenants to access the rear of the property. In terms of site landscaping, while there are existing trees
and shrubs at the rear of the site, they are not identified on the site plans and there is no additional
landscaping proposed. Staff analysis of these issues is detailed below in the Zoning Ordinance
Consistency section.
Zoning Ordinance Consistency:
Chapter 14.04 Base District Regulations
The proposed addition of 3 units to the existing 2 units on the site conforms to the MR2 density
requirements (1 unitl2,000 sf) in Section 14.04.040 (Medium Density Multifamily Residential) Zoning
District. The lot size (11,033 sf) allows for a density of 5 units, as proposed. The project is in
substantial compliance with the MR2 zoning regulations (as summarized in Property Facts chart on
Page 1 of this staff report). However, the following regulations need further examination:
1. Chapter 14 (Sase District Regulations: Side and Rear Yard Setback): Pursuant to Zoning
Ordinance Section 14.04.040, a 10 foot side yard setback is required in the MR2 zone. A
portion of the existing building at 262 Woodland encroaches into the required 10 foot side yard
setback on the rear northeast corner. As such, the structure is considered a "legal, non-
conforming structure". The proposed new unit on the ground floor would not expand the
building or change the extent of this non-conformity, and thus complies with the requirements in
Zoning Ordinance Section 14.16.270.C.2. The project proposes a non-complying rear yard
setback of 5 feet. This is typically the required rear yard setback in the MR2 zone; however; the
project is adjacent to an R5 District and in this instance, the Code requires a 10 foot rear yard
setback, pursuant to Section 14.04.040(H). The plans would have to be revised to comply with
the correct property development standard.
2. Chapter 14 (Sase District Regulations: Usable Open Space): Pursuant to Zoning Ordinance
Section 14.04.040,200 square feet of common and/or private usable open space per dwelling
unit is required in the MR2 zone. The existing two units both have code compliant usable open
space areas. However, the private open space for the upper unit at 262 Woodland will be
impacted because the private area will also be used as a path of travel to access the front door
to the proposed lower unit. As such, the area designated as "private" useable open space on
Plan Sheet A-1 for Unit #1 is not practical or private. Also, the usable open space for the
proposed lower unit at 262 Woodland does not appear practical as it abuts an area proposed
for uncovered parking. Without more information on the details of the open space (i.e., fencing,
landscaping) it is difficult to evaluate the efficacy of the proposed usable space. The two new
units above the carport are designed with 200 square feet of private usable open space, but no
information is presented on the plans about whether this area will be fenced, paved,
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landscaped, or what amenities would be provided. Also, the usable open space faces the
middle school and may be affected my noise levels during school days. More detail is needed
to evaluate the proposed usable open space for the project site.
Staff requests that the Board comment on the following:
• Whether the proposed side yard setback of 10 feet should be increased to 12 feet for pedestrian
access (and whether the project site design needs to incorporate a pedestrian access in the side
yard)
• Adequacy of the proposed usable open space areas and whether the project should be designed
with private terraces or an option for common usable open space.
• Consideration for designing a common usable open space area for the new units, with access to
seating and BBQ grills.
3. Chapter 18 (Parking Standards): Pursuant to Zoning Ordinance Section 14.18.040, the parking
requirement for the proposed is as flows:
~ 1 bedroom unit = 1.5 space/unit (including 1 covered space)
~ 2 bedroom unit = 2 space/unit (including 1 covered space)
~ Guest parking required = 1 space per 5 units
The project site has one garage space (12' x 19') located on the lower level of 262 Woodland. The
project proposes to provide 10 off-street parking spaces. However, the proposed redevelopment of
the site from 2 residential units to 5 units would require a total of 11 spaces (5 covered, 5
uncovered) and 1 guest space (uncovered). No guest space is delineated on the project site and it
is unclear whether there is space to accommodate a guest space. Three uncovered parking
spaces are proposed out of the 10 off-street spaces provided. The 3 uncovered spaces proposed
are compact spaces (8' x 16'), which complies with Section 14.18.110, which allows up to 30% to
be compact spaces. However, it appears that at least one of the uncovered spaces may not
comply with Ordinance Section 14.18.200, which requires that "parking or maneuvering areas,
excluding access driveways, shall be prohibited in all required rear yards in the medium and high
density residential districts". The last uncovered parking space to the west of the carport shown on
Plan Sheet A-1 may encroach into the required 10 foot rear yard while maneuvering out of the
space. Also, the first uncovered space shown on the west side of the carport may interfere with the
main driveway access.
The project proposes access to the rear of the site via an existing 12' wide curb cut and a 10' 3"
wide pathway between the two existing buildings on site (see Exhibit 3). The proposed curb cut
width does not comply with Zoning Ordinance Section 14.18.140, which requires a minimum 20'
wide curb cut width for two-way traffic on sites serving 7-24 cars (12' is required for 1-way traffic).
More DPW analysis is needed to evaluate the driveway access and proposed parking design.
Staff requests that the Board comment on the following:
• Whether the proposed parking plan needs further re-design
• Re-design of the parking to allow for safe pedestrian walkways to the rear units
• Design of the access parking, including the possibility of re-designing the existing two curb-cuts on
Woodland to one common driveway to access the existing garage and parking at the rear.
• Possible location of the required guest parking space
Chapter 25 -Environmental and Design Review Permit
The project should be evaluated for conformance with the review criteria identified in Chapter 25 of the
Zoning Ordinance and the San Rafael Design Guidelines (see Exhibit 4). Both emphasize that new
structures should be harmoniously integrated in relation to both the specific site design and the
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architecture in the vicinity in terms of colors and materials, scale and building design. Specific
architectural design considerations include, but are not limited to the following:
~ Creation of interest in the building elevation
~ Encouragement of natural materials and earth tone/wood tone color
~ The project size/scale should be analyzed as to the appropriateness to the existing
neighborhood scale
~ Equal attention to design of all facades
~ Shadowing on recreational spaces on adjacent properties
~ Landscape design
The proposed structure would not be visible from the street and is adjacent to buildings at rear of
Davidson Middle School. The proposed design is a basic wood frame structure over a 6-car carport.
The proposed horizontal wood siding on the new structure would tie into the materials on the existing
small single family home at 258 Woodland. The proposed project is generally consistent with many of
the design criteria of Section 14.25.050 of the Zoning Ordinance in that: 1) the proposed development
has been designed to be compatible with the height and architecture of the adjacent buildings in the
neighborhood; and 2) the proposed materials and colors are compatible with the existing home colors
in the vicinity. However, the new building lacks a sense of entry and articulation, and the site has no
proposed landscaping design. In addition, a shadow study will have to be submitted to evaluate the
impacts to the adjacent property at 268 Woodland. Impacts to the Middle School property are
expected to be minimal, as the shadow would likely fall on an area ofthe Middle School not used for
recreational purposes.
Staff requests that the Board provide comments on the concerns listed on Page 3, and also the points
summarized on Page 2 of this staff report.
NEIGHBORHOOD CORRESPONDENCE
Staff received no comments from the public hearing notice.
CONCLUSION
Staff supports the proposed addition of units to the site but feels there is an opportunity to improve the
proposed site and building design.
EXHIBITS
1. Vicinity Map
2. Site Plan
3. Site visit photo of driveway access way
4. San Rafael Residential Design Guidelines
Full-sized plans, 11" x 17" plans provided to the ORB members only.
cc: Jeffrey Greenberg, Greenberg Investments, 305 Vista Grande, Greenbrae, CA
Sarah Steen, 70 Manor Road, Fairfax, CA 94930
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70 MAN OR ROAO
fAIRfAX , CA S4S30
415-485 -4555
SAN RAFAEL
EGGDINS
Introduction
The 110 9 d ign ide es in de 0 a tie ign ne bui ngs
so they will integrate their surroundings. is for
ne eve pm to ha its nvir s a ac ve mm ty ues
"pedestrian and "people-oriented ll design.
some cases, new evelopmen ho em ate tab hed tte of sig
pre nt in vicinity there is an desirable
zon greg lati 5 0 uild he ht, th f ale m rial, ne
consistent with
uil gs
should to pattern development.
other cases, however, is no design theme or pattern, an more
var' m ex So e ing tte s ar nl fra ent f a tent' I pattern
difficult Identify.
Th uid es e in ati of hat e C co der 0 b esi Ie sig The
on how address public ,." ... ", ............
aut ob acc 5 a pa g, d in gra sig e.
guidelines are are intended assist projects achieving
qu d gn. pp nt re e ou ed se cre e Ign lut s.
suggest other means achieving the City's objective high
des , a roved in Zo ng in e.
guidelines are used by and the evaluate quality
of jec esi an 0 mer m nda ns
Review Board
ar 9 d gn ie ppr al
denial.
following Residential and
of R elf cep D nto an the
Montecito/Happy Valley Neighborhood where
an os ots er e sid esi Gu
Design Guidelines all the City
urt tre co or he
Downtown Design Guidelines apply,
lin app
The gUidelines are mten ed as an In oc ent til ch e t m de led
·del' s c develo with public in in accordance direction
tai d in e mm ty sig lem t 0 en I PI 20
Illustratwns by Ho-ward
X 81 4
San Rafael Design Guidelines
RESIDENTIAL DESIGN GUIDEUNES
Residential design guidelines are one way to protect and enhance existing attractive or historic
building~ and to improve de$ign of other buildings over time, as they are remodeled. The
residential design guidelines encourage the qualities that define and make each residential
neighborhood unique, and serve to strengthen the overall visual,and functional quality of each
neighborhood The guidelines allow for innovative architecture that is in context with the
surrounding neighborhoods,
Building Design
+!+ Where there is an existing pattern, particular attention should be given to maintaining a
consistent streetscape. '
.:. All building facades should be varied and articulated. Long monotonous walls should be
avoided.
, .:+ Attention should be paid to the street-and Canal-front facades of buildings QY
incorporating similar materials and details.
Scale
.:+ Where necessary to replicate existing patterns or character of development, design
techniques should be used to break up the volume of larger buildings into smaller units.
For example, a building can be articulated through architectural features, setbacks and
varying rooflines to appear more as an aggregation of smaller building components .
• :. Transitional elements, such as stepped facades, roof decks and architectural details that
help merge larger buildings into an existing neighborhood should be used.
BUi,lding Height
.:. Adjacent buildings should be considered and transitional elements included to minimize
apparent height differences.
Roof Shapes
.:. Where pOSSible, relate new roof form to those found in the a'rea.
·t+ Roof top eqUipment should be screened from view and integrated into the building
architecture .
• :. The visual impact of roof vents should be minimized.
2
an af I D J.[ Gu' elin ~ -------------:-----:-------
ui in· E ra e
• h e s ou be car, el e ed en 0 en f mere t to the building
• Wh e
rather
ss Ie, he nt nc
to the interior
a tr t f nt nit sh Id e . ent d t w
lot or the parking lot.
the street
Examples of elements that can be used to the primary entrance
e me e s ee ac de e us Ie on po h v an s, n er
r he im' ar at e.
further
ad rei c a
-Vi 0 s
• h pia m t d 'ze w' d s
•
building should be consistent
he ve II ild g si a t
ei b ho s ee a . her
do not an eXisting
a rn, gr te tt tio sh uld e
ai to th m n uch as balcony
overhangs, porches, colors,
tc of rtic at" g t f ad
Wi 0 pr a n
a 'stent with the
bUilding and with
bu in
ho d
roportions of
windows on t
• Wi 0 5 ul ov a th st et, ar 'ng nd ub' a as 0 rm su ei nc and
increased
•• ~ Window along rear and should consider privacy needs .
.: ..
.: ..
•
.:.
adjacent neighbors.
and Parking Areas
Dnveway cuts and wldt s soul be in iz co pli ce it zo ng
possible, ground eve ing ar s 5 au b ec se or la d th re 0
bu in -
si f ad qu e hic m ne er iii in ar 'ng re . V hid should n t b ck out
from a parking onto street.
Minimize large areas, for alternative materials II block,
s amped con et r p ve ).
or multi ami y b di gs, par g ou b di ib ed a p vi
d/ b' di e ra es Vis' Ie on r ru tured p kin
landscaped or have an design.
3
e y ce t un
be screened
San Rafael Design Guidelines
Front Landscaping and Fences
+!+ Landscaped front yards should contribute to the overall visual quality of the neighborhood
and to create a strong landscaped character for the site.
+!+ Fences in the front and street side yards should include detailing in character with the
house.
(+ Landscaped areas adjacent to sidewalks are encouraged.
Lighting
+!+ Limit the intensity of lighting to provide for adequate site security and for pedestrian and
vehicular safety.
+!+ Shield light sources to prevent glare and illumination beyond the boundaries of the
property.
+!+ Lighting fixtures should complement the architecture of the project.
Additions to Homes
+!+ An addition to a home should be related to the original building, respecting the
proportions, style and materials of the house.
+!+ The quality of materials! window placement! detailing! roof pitches and forms of additions .
should be consistent with or better than the original appearance of the building.
4