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Home My WebLink AboutDRB 2017-10-17 #3REPORT TO DESIGN REVIEW BOARD SUBJECT: 6 Tamal Vista —Environmental and Design Review 1,180 square foot addition to an existing single family residence; APN: 010-252-06; R5 -H Zone; Stewart Summers, Applicant; James McDowell, Owner; West End Village Neighborhood PROPERTY FACTS Location General Plan Designation Project Site: Low Density Residential North: Low Density Residential South: Low Density Residential East: Low Density Residential West: Low Density Residential Zoning Designation Single-family residential (R5) Single-family residential (R5) Single-family residential (R5) Single-family residential (R5) Single-family residential (R5) Existing Land -Use Single-family Residential Single-family residential Single-family residential Single-family residential Single-family residential Lot Size Lot Coverage (Max.) Required: 5,000 sq. ft. Standard: (40% max. lot coverage) Existing: 5,718 sq. ft. Max allowed Proposed: 2,287 sq. ft. 1,596.4 sq. ft. Gross Building Square footage Natural State Max Standard (2,500+ 10% of lot area; includes Standard: (25% of lot plus percent slope (31.5%) garage and accessory structures) Min. Required Proposed: Max allowed Proposed 3,230.67 sq. ft. N/A 3,072 sq. ft. 3,067 sq. ft. (includes garage) Height Parking Allowed: 30 feet Required: 2 covered parking spaces Proposed: 21.5 feet Proposed: 2 covered parking spaces Min. Lot Width (Lot area/lot depth) Setbacks Required: 50 feet (60 feet corner lot) Required Existing Proposed addition Existing: 55 feet Front: 15' 16' (5' to garage) 7.5' (5' to garage) Tree Removal Total(No./Species): 0) Side(s): 10% of lot width 3' (south) 6.5' (south) (Min T and Max 5' (north) 5.5' (north) 5') Ext side: n/a Ped. side: n/a Bldg. sep: n/a Rear: 10' +17.5' +17.5' SUMMARY The project is being referred to the Board for Environmental and Design Review permit recommendation for a setback waiver related to a proposed 1,180 square foot addition to an existing single-family residence. The setback waiver would allow the upper story addition will encroach 7.5 feet into the required 15 -feet front yard and would require an increased rear yard setback of at least 17.5 feet where 10 feet is required for this district. The applicant proposes to comply with all other development standards including height limit, gross building square footage, and natural state requirements. Staff requests that the Board review this report and provide a recommendation on the proposed front yard setback waiver. Specifically, staff asks the Board to consider the following: Site Plan • Whether a front yard setback waiver is appropriate given the increase in the rear yard setback. Architecture • Whether the proposed architectural design provides enough variation in wall setbacks and variation in roof and wall articulation to minimize the impact of the setback waiver. • Whether the upper story addition is proportionately smaller than the lower level floor area such that bulk and mass is minimized. Materials and Colors Whether proposed colors and materials are appropriate. BACKGROUND Site Description & Setting: The project site is located on a developed site in the West End Village neighborhood. The site has a slope of over 31.57% and is currently developed with a 1,556 square foot single family residence. Access to the residence is from an exterior stairway that provides access to the upper level of home. The rear of the property is terraced with a concrete patio and terraced landscaped and play areas flowing upslope toward the rear property boundary. A large redwood tree is located on the northerly corner of the site and will not be affected by the proposed addition. The project is subject to the Hillside Development Standards given the site slope is greater than the 25% threshold. PROJECT DESCRIPTION Use: The project consists of a 1,180 square foot single family addition to an existing 1,556 square foot residence. Site Plan: The project site plan demonstrates that there will be very little expansion beyond the existing foot print of the building. Some regrading and resurfacing of the existing driveway will occur. Architecture: The project proposes to add 1,180 square feet to an existing residence as follows: First level (within crawlspace): 311 square feet to accommodate new entry, stairs, laundry, etc. Second level: 211 square foot addition to accommodate interior stairs and a living room addition Third level: 657 square foot addition to accommodate a master bedroom suite. Landscaping: • Existing site landscaping will not change ANALYSIS General Plan 2020 Consistency: The following General Plan Policies apply to the project: Land Use — LU8 (Density of Residential Development) The applicant proposes an addition to an existing single-family residence. The proposed addition will not change the use of the building and will not cause an increase in density. Land Use — LU12 (Building Heights) General Plan Land Use Policy LU12 has establishes a maximum building height of 30 feet for this lot. For hillside overlay lots, height is measured from natural grade to highest elevation. The will comply because the height that will result from the addition will not exceed 21.5 feet. Housing — H2 (Design That Fits into the Neighborhood Context). The project site is located in a neighborhood with a mix of architectural styles. The applicant proposes a Mediterranean architectural style which is one of the architectural styles that exist in the neighborhood. Neighborhood — N2 (New Development in Residential Neighborhoods) The applicant proposes a design that use stepbacks and articulation in building walls and roof lines. The use of steps as well as wall and roof variations serve to minimize bulk and mass when viewed from all four sides of the building. Zoning Ordinance Consistency: Chapter 4 — Single Family Residential District Section 14.04.040 (Residential District) of the Zoning Ordinance identifies the development standards of the Single Family Residential (R5) Zoning District. The plans demonstrate that the proposed development would meet all the applicable development standards except for the front setback deviations as discussed below. Chapter 12- Hillside Development Overlay District The applicant requests a Setback Waiver proposing a 7.5 -foot front yard setback reduction for the residence. Staff requests the Board's formal recommendation as to whether the proposed decrease minimizes the impact of hillside development and grading by avoiding development toward the back of the lot. NEIGHBORHOOD CORRESPONDENCE Notice.was sent to property owners and occupants within 300 feet of the site and the West End Village Neighborhood association within 15 days of the Design Review Board meeting. Notice was also posted on the site a minimum of 15 days prior to the meeting. The city received two letters of concern from neighboring property owners. The primary concerns expressed are related to impacts on views and privacy. Views: The San Rafael Zoning Code identifies the need to respect major views from public vantage points. Views to be protected are those that are directed toward the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills. The proposed addition will not affect major views to any of the above resources as seen from the public vantage points. Privacy: The San Rafael Zoning Code identifies the need to protect privacy when upper story additions are reviewed. Specifically, the code requires the following: • There shall be a minimum number of upper -story windows facing the rear where privacy of adjacent residential structures would be significantly affected • Avoid unfiltered and direct views from a primary living area into a primary living room, bedroom or backyard recreational area of an adjoining residential property would result. • Windows above the first story shall be designed so that they do not look directly onto private patios or backyards of adjoining residential property. • Skylights, opaque glass, permanently affixed louvers, inset windows or windows with high sills may be required where appropriate when other window designs would severely affect the privacy of rear yards or patios of adjacent residences The project is designed such that the master bedroom window is directed toward the front yard facing the street. Rear yard windows are limited to closet and bathroom windows which are not considered primary living areas. As such the privacy of adjacent residential structures would not be significantly affected. CONCLUSION Staff recommends that the Board provide the applicant with feedback regarding the proposed setback waiver and general design feedback as deemed necessary. The Board should also provide a formal recommendation to be forwarded to the Zoning Administrator to consider as part of the Environmental and Design Review permit consideration. EXHIBITS Project Plans cc: James McDowell, owner Stewart Summers, sksarch(u)-gmail.com Cindy Stier, Cynthia. Stier(a)-usdoi.gov Nancy Boughey, nancyboughey@gmail.com 4