HomeMy WebLinkAboutDRB 2013-06-18 #5CITY OFJr//w,
Community Development Department - Planning Division
Meeting Date: June 18, 2013
Case Numbers: ED12-085
Project Planner: Steve Stafford — (415) 458-5048
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 46 Scenic Avenue (Vacant Lot Between 40 & 50 Scenic Ave.) — Request for an
* Hillside building height is measured from natural grade to top of roof at any given point. Non -hillside building height
is measured from finished grade pursuant to the "UBC" method.
Environmental and Design Review Permit to allow the construction of a two-story, 2,887 sq.
ft., single-family residence and associated site and landscape improvements on a vacant,
6,340 sq. ft., hillside infill parcel. The project includes a request to allow a 7.5' front yard
setback reduction, where a minimum of 15' is required. The project also requests a parking
waiver to develop the site without two additional required `guest' parking spaces; APN: 010-
241-26; Duplex Residential (DR) District; William Kirsch of W.W. Kirsch & Associates,
Applicant; Steve Zamlich, Owner; Sun Valley Neighborhood.
PROPERTY FACTS
Site
General Plan Designation
Zoning Designation Existing Land -Use
Project Site: DR
DR Vacant Infill Hillside Parcel
North:
DR
DR Single -Family Residence
South:
DR
DR Duplex Residence
East:
DR
DR Single -Family Residence
West:
DR
DR Duplex Residence
Lot Size
Lot Coverage (Max.)
Required:
5,000 sf
Standard: 2,536 sf / 40% max. lot coverage
Proposed:
6,340 sf (existing)
Proposed: 2,031 sf; 32%
Height Y
Gross Building/Floor Area (n/a)
Allowed:
30'
Allowed: (3,314 sf)
Proposed:
22'
Proposed: (2,628 sf)
Parking
Natural State (n/a)
Required:
.1; 2 covered, 2 guest
Required: (3,550 sf)
Proposed:
2 covered
Proposed: (4,281 sf)
Landscape Area (Min.)
Setbacks
Required:
381 sf
Required Existing Proposed
Proposed:
388 sf
Front: 15' n/a 8'6"
Sidc(s): 5' n/a 6' (North); 8'
Outdoor Area (Min.)
Ext. side: n/a n/a South
(South)
Required:
200 sf (200 sf/unit)
Ped. side: n/a n/a
Proposed:
246 sf Total
Rear: 10' n/a 50'6"
Grading
Tree Removal
Total:
60 Cu. Yds.
Total(No.ispecies): None (7 New Stumps; 2 "Mature" or Oaks)
Cut:
60 Cu. Yds.
Requirement: None
Fill:
0
Proposed: 7 Trees; Redwood
Off -Haul: 60 Cu. Yds.
* Hillside building height is measured from natural grade to top of roof at any given point. Non -hillside building height
is measured from finished grade pursuant to the "UBC" method.
SUMMARY
The project is being referred to the Board for review of proposed site and design improvements for the
development of a new single-family residence on a vacant infill hillside parcel. The project also requires
the Board's recommendation on a proposed front yard setback reduction and parking waiver of `guest'
parking spaces. The Board's recommendations 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 criteria. However, 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 the proposed 8.5' side yard setback is appropriate and, therefore, a setback reduction
should be granted for the project.
Parking
• Whether the proposed 'guest' parking waiver is appropriate and, therefore, should be granted for
the project.
Architecture
• Whether the design of the proposed street front (west)/garage elevation provides an adequate
sense of entry.
Materials and Colors
• Whether the proposed exterior stucco materials and earthtone colors are high-quality, appropriate
for the proposed `ranch' -style architectural design, and complementary to the existing hillside
conditions.
Landscaping
• Whether the proposed front yard setback meets the minimum landscape requirement for the site if
maintained in a `natural state' and with the addition of one (1) Redwood tree.
BACKGROUND
Site Description & Setting:
The site is a vacant infill parcel, located along the southern hills above the Sun Valley neighborhood.
The site is a 6,340 square foot, hillside parcel with an approximate 31% cross -slope, which is
southwest -to -northeast trending from the Scenic Avenue frontage to the rear of the parcel. Seven (7)
existing trees on the site, two of which were `mature' and/or Oak trees, have been removed recently, all
within the proposed building envelope. A 4' -wide sanitary sewer easement is located mid -parcel,
parallel with Scenic Avenue and a 5' -wide storm water drain easement is located along, and parallel
with, the side (south) property boundary line. An open section of Mahon Creek is located along, and
parallel with, the rear property boundary line.
PROJECT DESCRIPTION
Site Plan: The project proposes to construct a new, 2,238 square foot, two-story, single-family
residence. The project proposes an 8.5' front yard setback, where a minimum 15' is required. This
proposed setback reduction requires the Board's recommendation, under the hillside development
standards.
Floor Plan: The project proposes a bi-level floor plan with the garage area located at the street level
and two -stories of conditioned living space located behind, and downslope of the garage. The "Main
Floor" proposes 1,158 sq. ft. of common living area, including a kitchen, dining room, living room,
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family room and full bathroom. The "Lower Floor" proposes 1,040 sq. ft. of 'sleeping' area, including
three (3) bedrooms, two (2) full bathrooms, laundry room and mechanical room. Enclosed stairwells
connect the garage level to the "Main Floor" and between the "Main Floor" and the "Lower Floor".
Decks: The project proposes two (2) rear decks with the larger, 160 sq. ft., "Main Floor" deck
effectively covering the smaller, 86 sq. ft., "Lower Floor" deck.
Architecture: The project proposes a traditional, 'Ranch -style', inspired architecture that includes open
living spaces with a simple, cost-effective design ("Beige" stucco textured exterior walls with "off-white"
trim, "white" vinyl windows and low -slope (3" -in -12" pitch) gabled roof forms with "black" composite
asphalt shingles. A Material and Color Board will be provided by the applicant during the Board's
hearing.
Parking: The project proposes two (2) "garage" parking spaces which comply with the minimum
dimensions required by the City's parking standards. The project proposes to develop the site without
two (2) additional 'guest' parking spaces as required by the City's hillside development standards. This
proposed parking waiver requires the Board's recommendation, under the hillside development
standards.
Landscaping: The project proposes to preserve the entire site outside the development envelope in its
existing natural state. The project proposes to plant seven (7) "Redwood" trees total within the front,
rear and side (north) side yards. The project proposes no tree removal; however, seven (7) existing
trees on the site, two of which were 'mature' (under the hillside development guidelines) and/or Oak
trees, have been removed recently (since May 2011 per Google Street), all within the proposed
building envelope.
Grading: The project proposes an estimated 60 cu. yd. of site grading. This earthwork is exclusively
excavation, with all of the proposed 'cut' exported off-site as 'off -haul'.
Retaining Walls: The project proposes three (3) retaining walls, none of which are exposed or would
be visible from off-site.
Drainage: The project proposes a "disbursement trench" drainage system that would divert the site's
storm water runoff around the building foundation and outlets from 4" -diameter, perforated piping into a
37.5 cu. ft. (12" x 18" x 25'), W 'clean' crushed gravel retention/infiltration trench, located downslope
between the sanitary sewer easement and the open section of Mahon Creek.
ANALYSIS
The project is subject to Environmental and Design Review Permit approval for the proposed new
single-family residential development on a vacant infill hillside parcel and for the requested front
setback reduction and 'guest' parking waiver. The pertinent design -related General Plan policies, the
property development standards of the Duplex Residential (DR) District and the City's Hillside
Residential Design Standards and Guidelines are discussed below:
General Plan 2020 Consistency:
The General Plan land use designation for the site is Medium Density Residential (MDR). In
accordance with Land Use Policy LU -23 (Land Use Map and Categories), the MDR designation allows
for residential uses typical of duplex, 'garden' apartment and condominium densities (i.e., gross
densities of 6.5 — 15 residential units/acre), similar to that which is proposed by the project. Also, the
project's proposed 22' building height is in accordance with Land Use Policy LU -12 (Building Height),
which allows for a maximum of 30'. Staff has provided for effective community involvement in the
review of this project by referring the project to the appropriate neighborhood group (Sun Valley
Homeowners Association) early on and by providing notice of the Board's hearing is in accordance
with Community Design Policy CD -15 (Participation in Project Review). Staff requests the Board's
guidance in evaluating the project for consistency with the following design -related General Plan
Policies:
Housing Policy H-3 (Design That Fits into the Neighborhood Context) strives to design new
housing, remodels and additions to be compatible in form to the surrounding neighborhood by
incorporating transitions in height and setbacks from adjacent properties to respect the existing
development character and privacy and to minimize the negative effects on adjacent properties.
H-1 8b (Efficient Use of Multifamily Housing Sites) recommends not approving development
below minimum designated General Plan densities unless physical or environmental constraints
preclude its achievement.
Neighborhoods Policy NH -2 (New Development in Residential Neighborhoods) strives to
maintain and enhance the residential character of neighborhoods to make them desirable
places to live by seeking to have new development: 1) Enhance the neighborhood image and
quality of life; 2) Incorporate sensitive transitions in height and setbacks from adjacent
properties to respect adjacent development character and privacy; 3) Respect existing
landforms and natural features; 4) Maintain or enhance infrastructure service levels; and 5)
Provide adequate parking.
• NH -151 (New Development; Sun Valley) states that new development and significant remodels
should retain the existing neighborhood character, particularly in areas of smaller or historic
homes.
• Community Design CD -3 (Neighborhoods) seeks to recognize, preserve and enhance the
positive qualities that give neighborhoods their unique identities, while also allowing flexibility for
innovative design. New development should respect the context and scale of existing
neighborhoods.
• CD -5 (Views) strives to respect and enhance to the greatest extent possible, views of the bay
and its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt.
Tamalpais, Marin Civic Center, and hills and ridges from public streets, parks and publicly
accessible pathways.
• CD -6a (Hillside Design Guidelines) seeks to implement hillside design guidelines through the
design review process.
• CD-11(Multifamily Design Guidelines) seeks to recognize, preserve and enhance the design
elements that ensure multifamily housing is visually and functionally compatible with other
building in the neighborhood; new development should fit within and improves the character
defining elements of the neighborhoods.
• CD -14 (Recreational Areas) requires private and/or common outdoor spaces for multifamily -
high density development. Common areas may include recreation facilities, gathering spaces,
and site amenities such as picnicking and play areas.
• CD -18 (Landscaping) recognizes landscaping as a significant component of all site design.
Staff's Comments. Staff believes the site is a challenging in -fill site, based on its topography and the
unique location of utility easements and a portion of Mahon Creek on the site. The site slopes steeply
(31 %) from the Scenic Avenue frontage to the rear property boundary. Existing storm water drainage
and sanitary sewer easements and Mahon Creek traversing the site effectively reduce the available
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development envelope. These site challenges are the basis for the applicant to propose a site design
with an 8.5' front yard setback, where a minimum of 15' is required, and without two (2) additional
guest or `hillside' parking spaces. Staff believes that the project is consistent with all applicable design -
related General Plan policies. The project is designed to minimize the loss of public views of the hills
surrounding Sun Valley by proposing a single -story garage at street level with a low -profile (3" -in -12"
pitch) gabled roof form and locating two -stories of conditioned living space located behind, and
downslope of, the garage. Staff requests direction from the Board on the whether the proposed project
meets these applicable General Plan policies.
Zoning Ordinance Consistency:
Chapter 4 — Property Development Standards; Residential Districts (R10 District)
The project is subject to the development standards for the Duplex Residential (DR) District, pursuant
to Chapter 4 (Section 14.04.040) of the San Rafael Municipal Code (the Zoning Ordinance). Those
property development standards applicable to the project are identified in the Site Development
Summary matrix located on the front of this report.
Staff's Comments. As designed, staff believes the proposed project would comply with all applicable
property development standards for the DR District, including maximum building height and lot
coverage and minimum landscaping, usable outdoor area and yard setbacks, with the exception of the
required front yard setback. The proposed 8.5' front yard setback requires the approval of a setback
reduction through an Environmental and Design Review Permit, with the recommendation by the
Board.
Development standards for the DR District require 50% of the front and street side yard to be
landscaped. The project proposes to maintain the required front setback in a `natural state" with the
addition of one (1) Redwood tree located adjacent to the common property boundary line with 50
Scenic Avenue.
Staff requests the Board's comments on the following:
• Whether the proposed front yard setback meets the minimum landscape requirement for
the site if maintained in a `natural state' and with the addition of one (1) Redwood tree.
Chapter 12 — Property Development Standards: Hillside Development Overlay (-H) District
The project is also subject to the hillside development standards, pursuant to Chapter 12 (Section
14.12.020) of the Zoning Ordinance, given that; the average cross -slope on the site is greater than
25%. As noted in the Site Development Summary matrix located on the front of this report and the
attached Hillside Development Compliance Checklist (Exhibit 3), the proposed project meets the
hillside property development standards, including building 'stepback' (with allowable encroachment),
gross building square footage, and minimum `natural state' requirements.
While not applicable due to the site's MDR General Plan land use designation, the project voluntarily
complies with both maximum gross building square footage and minimum natural state requirements.
As noted on Sheet Al of the plans, the project proposes 2,628 square feet of gross building square
footage where a maximum of 3,134 square feet is allowed. The project also proposed to maintain
4,281 square feet in a `natural state', undisturbed and undeveloped, where a minimum of 3,550 square
feet is required. The prohibition to ridgeline development is not applicable since the proposed project is
not located within 100 vertical feet of a visually significant ridgeline.
Setback Reduction
The hillside development standards allow a setback reduction for encroachment of structures up to
one-half of the required yard, subject to Environmental and Design Review Permit approval and
recommendation by the Board that the decrease minimizes the negative impacts of hillside
development and grading. Further, any reduction in setback is required to be compensated by
increasing the opposing setback by the same encroachment.
The granting of a front yard setback reduction for the project would result in a required front yard
setback of 7.5', where a minimum of 15' is required, and an opposite rear yard setback of 15' (10'
minimum rear yard setback plus an additional 5' transferred from the opposite front yard setback).
Staff's Comments. Staff recommends that the front yard setback reduction is appropriate given the
challenging site conditions. Steep slopes characterize approximately the first 4/5th of the site from
Scenic Avenue while the remainder of the site is an open portion of Mahon Creek. The existing 4' -wide
sanitary sewer easement, which traverses the site approximately mid -parcel, also results in further
shifting the allowable building envelop closer Scenic Avenue. The project proposes a modest, 2,628
square foot, new single-family residence with a non -conforming front yard setback which is in character
with nearly all of the immediate surrounding properties; most duplexes along the downslope portion of
Scenic Avenue (including 26-30, 40, 50, 52, 54-56, 58-60, 62-64, 66-68, 70-72, 76-78, 82-84, and 88-
90 Scenic Ave.) have structures, either the principle structure or a detached accessory garage, located
within the required 15' front yard setback.
In addition, the City's Assistant Public Works Director/City Engineer has reviewed the project and
supports the requested setback reduction, given that; 1) the driveway is proposed to be 22.5' in length,
from edge of roadway pavement to the garage, which can adequately accommodate driveway parking;
and 2) the proposed setback reduction would not limit the safe sight distance for vehicles along Scenic
Avenue.
Staff requests the Board's comments on the following:
® Whether the proposed 8.5' side yard setback is appropriate and, therefore, a setback
reduction should be granted for the project.
'Stepback' Encroachment
The hillside development standards also limits the building height of wall planes to a maximum of 20',
as measured from existing grade, within 15' of the maximum building envelope or the required setback
lines, along both street front and side elevations and downslope elevations. The intent of this building
`stepback' requirement is to avoid excessive building bulk on hillsides. To allow for design flexibility;
however, an encroachment into the street front, street side and interior side building 'stepback' is
permitted for up to 25% of the building length.
No portion of the project is located within the 'stepback' zone along the downslope or rear (east)
elevation. The entire street front (west or upslope) elevation of the proposed single-family structure is
located within the 'stepback' zone and meets the maximum 20' building height. Similarly, the entire
length of the proposed single-family residence, or 58' of structure, is proposed to be located within the
'stepback' zone along both the north and south (side) elevations. All portions of the project, located
within the 'stepback' zone along the north and south (side) elevations, are proposed to meet the
maximum 20' building height with the exception of the rear portion of the garage. The garage wall
along the north building elevation is 20.5' in height for 10' 10" in the 'stepback zone or 19% of the
allowable 'stepback' encroachment. Similarly, the garage wall along the south building elevation is
21.5' in height for 12'8.5" in the 'stepback zone or 22% of the allowable 'stepback' encroachment. This
architectural feature is 27' 3" in height for 11' 7" within the 'stepback' zone along the eastern
(downslope) elevation or 20% of the allowable 'stepback' encroachment. The maximum allowable
encroachment into this 'stepback' zone is 14.5' or 25% of the length (58') of the proposed single-family
residence located within the 'stepback' zone along the side elevations.
Staff's Comments. Staff recommends that the proposed project would comply with the 25% building
`stepback' encroachment allowance. The rear portion of the garage walls along the side elevations are
only slightly taller than the 20' wall height allowed in the 'stepback' zone. In order to eliminate the
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`stepback' encroachment, the garage would need to be redesigned to `sit' lower in underneath
crawlspace area which would necessitate an increase in the driveway slope from Scenic Avenue.
Parking Waiver
Scenic Avenue, along the frontage of the site, is 23' -wide. On streets less than 26' -wide, the hillside
development standards require two (2) on-site `guest' parking spaces in addition to the two (2) covered
parking spaces required for the single-family residence. The hillside development standards allow a
`guest' parking waiver when the size or shape of the lot or the need for excessive grading or tree
removal makes it infeasible. A `guest' parking waiver is subject to Environmental and Design Review
Permit approval and recommendation by the Board.
Staff's Comments. Staff recommends that the `guest' parking waiver is appropriate given the location
of existing utility easements within the front yard of the site and inability to meet the landscape
requirement as part of the development standards for the DR District.
An existing, 5' -wide, storm water drain easement is located along, and parallel with, the side (south)
property boundary line. It is located 1.6-1.7' from the side (south) property boundary line. The City's
Department of Public Works (DPW) has reviewed the project and does not support permanent
construction over or within the existing storm water drainage easement or the planting of new trees
within the easement that will compromise the existing storm water drainage piping or prevent access of
it by DPW for maintenance.
Additionally, the development standards for the DR District require that 50% of the required front yard
be landscaped. The project proposes to maintain the required front yard, and much of the site outside
the building envelopment, in a `natural state' with the exception of the proposed planting of one (1) new
Redwood tree. Essentially, the landscape requirement under the zoning development standards is in
direct conflict with the `guest' parking requirement under the hillside development standards. Staff
believes the project either provides the front yard landscaping or the `guest' parking spaces. The
existing site conditions and applicable development standards make it impossible to comply with both.
Staff requests the Board's comments on the following:
• Whether the proposed `guest' parking waiver is appropriate and, therefore, should be
granted for the project.
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, as follows:
• Site Design. There should be harmonious relationship between the proposed building and site
development, and with existing development in the vicinity. Major views of the San Pablo Bay,
wetlands, bay frontage, the San Rafael Canal, Mt. Tamalpais and surrounding hillsides should
be preserved from public streets and public vantage points. Site design should respect site
features and recognize site constraints by minimizing grading and removal of natural
vegetation.
• Architecture. The project architecture should be harmoniously integrated in relation to the
architecture in the vicinity in terms of colors and materials, scale and building design. Design
elements and approaches which are encouraged include: a) creation of a sense of building
entry; b) variation in building placement and height; c) bedrooms and decks oriented away from
high noise sources; and d) equal attention to design given to all facades in sensitive location.
Materials and colors. There must be consistent organization and balanced relationship of
materials and colors. Exterior finishes should be consistent with the context of the surrounding
area. Color selection shall coordinate with the predominant colors and values of the
surrounding landscape and architecture. High-quality building materials are required. Natural
materials and colors in the earth tone and wood tone range are generally preferred. Concrete
surfaces should be colored, textured, sculptured, and/or patterned to serve design as well as a
structural function.
Upper -Story Windows. Upper -story windows facing the rear yard shall not significantly affect
(e.g. unfiltered and direct views from a primary living area into a primary living room, bedroom
or backyard recreation area) the privacy of adjacent residences. Upper -story windows facing
the side yard shall be oriented so as not to have a direct line -of -sight into windows, balconies or
similar openings of adjacent residences. Upper -story windows facing the front yard are
encouraged.
o Neighborhood Compatibility. Where a prevailing design exists on both sides of the street for the
length of the block, the project shall be designed to be compatible with the design character and
scale of the neighborhood buildings.
Landscape Design. Landscaping shall be designed as an integral enhancement of the site and
existing tree shall be preserved as much as possible. Water -conserving landscape design shall
be required.
Staff's Comments. This is an in -fill development project; it is the only undeveloped hillside lot on the
downslope portion of Scenic Avenue which is predominantly characterized by 2,500 square foot,
duplexes built in 1960. Consequently, the surrounding residences in the neighboring vicinity of the site
were designed pre -Hillside Design Guidelines (adopted 1991). A wide variety of architectural styles are
found in the neighborhood including the split-level, 'ranch' -style design similar to the project. Staff
recommends that the predominant design features of the neighborhood are more generalized: single -
story development along the street front with additional stories of downslope development located
behind, and low -slope ("3 -in -12" pitch) forms. The proposed, 2,628 square foot, new single-family
residence generally appears to be in scale with the existing duplexes along Scenic Avenue.
The proposed setback reduction, located within the front yard setback area, respects the natural site
features, in which steep slopes (approximately 31 % average cross -slope, which is southwest -to -
northeast trending from the Scenic Avenue frontage to the rear of the parcel) characterize
approximately the first 4/5th of the site from street grade while the remainder of the site is an open
portion of Mahon Creek. The proposed non -conforming front yard setback generally appears to be in
character with the surrounding neighborhood in which either the principle structure or a detached
accessory garage is located within the required 15' front yard setback.
These existing steep slopes also limit possible landscape improvements on the site, particularly along
the Scenic Avenue street front. The project proposes to keep the site in its existing `natural state' with
minimal landscape improvements, with the exception of planting seven (7) new Redwood trees located
in the front yard setback (1), northern side yard setback (3) and in the rear yard, parallel with the
southern side property line (3).
The proposed stucco -textured exterior and predominant earthtone colors of the project, all complement
the predominant earthtone/woodtone values of the existing natural hillside conditions on-site.
Staff requests the Board's comments on the following:
Whether the proposed site landscaping, particularly the proposed new Redwood trees,
is appropriate in terms of the plant type or species, number and location.
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• Whether the proposed exterior stucco materials and earthtone colors are high-quality,
appropriate for the proposed `ranch' -style architectural design, and complementary to
the existing hillside conditions.
San Rafael Design Guidelines:
On November 15, 2004, the City Council adopted (by Resolution No. 11667) the interim San Rafael
Design Guidelines to give the City staff direction in the design of new development in accordance with
the San Rafael General Plan 2020 Community Design Element's implementing programs. These
guidelines provide a framework of design principals that builds on the strength of the existing character
of an area and that strives to improve the visual unity of the area. Planning staff requests the Board's
guidance in evaluating the project for consistency with the following applicable Residential Design
Guidelines:
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 by 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.
Building 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 area.
Building Entrances
• There should be a clear, well-defined sense of entry from the street to the building.
• Examples of elements that can be used to define the primary entrance and to further define the
street facade are a usable front porch or verandas, an overhead trellis canopy, or other similar
feature.
Windows
The placement and size of windows in the building should be consistent with the overall building
design and the neighborhood streetscape. Where windows do not reflect an existing pattern,
greater attention should be paid to other means such as balcony overhangs, porches,
materials, colors, etc. of articulating the fagade.
Window proportions should be consistent with the proportions of the building and with other
windows on the building.
Windows should overlook the street, parking and public areas to permit surveillance and
increased safety.
• Window placement along rear and side elevations should consider privacy needs of adjacent
neighbors.
Driveways and Parking Areas
• Driveway cuts and widths should be minimized, in compliance with zoning.
• Minimize large paved areas, for example by using alternative materials (i.e., turf block, stamped
concrete or pavers).
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.
• Landscaped areas adjacent to sidewalks are encouraged.
Staff's Comments. The project proposes an understated inset entry porch, underneath the gabled
roof and located adjacent to the garage door, where an internal stairwell connects to the conditioned
living space located downslope, behind and below the garage.
Staff requests the Board's comments on the following:
• Whether the design of the proposed street front (west)/garage elevation provides an
adequate sense of entry.
Hillside Design Guidelines
The project is also subject to the Hillside Residential Design Guidelines, which are intended to provide
a guiding framework of design principals that builds on the unique challenges that often accompany
hillside development. These guidelines are recommendations intended to measure overall design
quality and to insure high-quality projects. The proposed project's compliance with these pertinent
hillside residential design guidelines is summarized in the attached Hillside Design Guidelines
Compliance Checklist (Exhibit 3).
Staff's Comments: Staff recommends that the proposed design of the project displays sensitivity to
the unique hillside setting. The proposed setback reduction respects the natural site features, steep
slopes which characterize approximately the first 4/5th of the site from street grade while the remainder
of the site is an open portion of Mahon Creek. The project proposes to replace seven (7) recently
removed trees on the site, two of which were 'mature' (under the hillside development guidelines)
and/or Oak trees, with seven (7) Redwood trees, a recommended tree species in Appendix B of the
Hillside Residential Design Guidelines. All grading is estimated to be minimal (60 Cu. Yds.), limited to
within the footprint of the proposed single-family residence, and exported off-site as 'off -haul'. The
project proposes a subsurface drainage system to divert storm water runoff away from the building
foundation to a crushed gravel retention/infiltration trench, located downslope between the existing
sanitary sewer easement and the open portion of Mahon Creek.
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 groups (the Sun
Valley Homeowners Association), and all other interested parties, 15 calendar days prior to the date of
all meetings, including this hearing. Additionally, notice was posted on the site along the Scenic
Avenue frontage.
Staff received one (1) comment from the public on the project. On June 6, 2013, staff met with the
adjacent property owners of 40 Scenic Avenue, Jeffrey Jones and Rachel Lankford. Mr. Jones and Ms.
10
Lankford provided verbal comment that they would like to see the project maintain a level of privacy for
their existing and future tenants. Specifically, they would like to see the project provide 6' -tall, side yard
privacy fencing between their property and the project site, similar to the new fencing recently
constructed between 50 Scenic Avenue and the project site. On June 10, 2013, Ms. Lankford
contacted staff with the following additional comments, many of which are also with the intent of having
the project maintain a level of privacy for her existing and future tenants:
• The recent removal of trees, including a mature Maple tree, should be replaced with appropriate
replacement trees in appropriate locations;
• Upper -story windows along the south building elevation in the proposed 'Family Room', 'pantry
hallway' and "Kitchen' should be opaque glass or high -sill windows;
• The Topographic Survey included in the project plans is 'preliminary' only and is not signed by the
Surveyor (Larry Stevens) but, rather, is wet -stamped and signed by the architect;
• The existing detached garage structure, located on the adjacent property (50 Scenic Avenue)
should be shown on the Site Plan (Sheet Al); and
• If ground -mounted mechanical equipment is proposed, such as an air conditioning unit, it should be
not be located adjacent to the common side property boundary line with 40 Scenic Avenue and
should be mitigate for noise, if necessary.
Staff's responses to these comments are as follows:
The review criteria for Environmental and Design Review Permits limits staff's purview to windows
located above the ground floor; however, staff supports the recommendation that project provide
side yard fencing along the common property line between 40 Scenic Avenue and the site. Any
side yard fencing proposed by the project shall comply with the Zoning Ordinance for height and
creek setback (i.e., minimum 25' setback from high top of creek bank).
The project is proposing to maintain the existing landscape character, which is effectively in a
`natural state' with the addition of seven (7) Redwood trees total planted in the required front and
north side yard setbacks and in the rear yard (See Sheet A1.2). Staff is requesting the Board to
review and provide recommendations on the proposed landscape plan. Staff believes the existing
5' -wide, storm water drainage easement, located along, and parallel with, the side (south) property
boundary line, makes it difficult to provide any meaningful landscape improvements intended to
provide screening between the site and 40 Scenic Avenue, given that; the DPW has reviewed the
project and does not support the planting of new trees within the easement that may compromise
the existing storm water drainage piping or prevent access to it by DPW for maintenance.
Staff has requested the owner and applicant study the proposed location of the upper -story
windows facing the side yards and the placement of existing upper -story windows on both 40 & 50
Scenic Avenue in order eliminate any direct line -of -sight issues by re -orienting the proposed
windows or reducing them to high -sill windows. Staff recommends a more permanent solution,
such as relocation or design, rather than using opaque glass to eliminate direct line -of -sight issues.
Staff concurs that the submitted Topographic Survey is incomplete. It appears to propose an illegal
Lot Line Adjustment (LLA) by way of mutual agreement only. It appears that concrete stairs,
walkway and retaining wall and wood decking for use of 40 Scenic Avenue encroach onto the
subject site. It appears to propose relocating the common side yard property line 1.57-1.7' to the
north, transferring a sliver of land from the site to 40 Scenic Avenue. Both the owner of the site and
those of 40 Scenic Avenue have been instructed by staff that any LLA requires the City's approval.
Staff find no value to requiring revision of the Site Plan to show the location of the existing
detached garage structure at 50 Scenic Avenue, in that; it is located no closer to Scenic Avenue
than the existing detached garage structure at 40 Scenic Avenue. The City's Assistant Public
Works Director/City Engineer has reviewed the project and supports the requested setback
reduction, given that; 1) the driveway is proposed to be 22.5' in length, from edge of roadway
pavement to the garage, which can adequately accommodate driveway parking; and 2) the
proposed setback reduction would not limit the safe sight distance for vehicles along Scenic
Avenue.
11
The project does not propose any ground -mounted mechanical equipment, such as an air
conditioner unit. These units are requirement to meet City standards for minimum setback (5') and
noise abatement (if located within 15' of a bedroom window on an adjacent property, it must
incorporate an enclosure to reduce noise impacts). An electrical permit is necessary to install a
ground -mounted air conditioner unit and, at that time, staff will review the project for compliance
with required setback and noise abatement, if necessary.
CONCLUSION
Staff requests the Board's recommendations to the Zoning Administrator on whether the project should
be granted a reduction in the minimum required front yard setback to 8' 6" where 15' is required. Staff
requests the Board's recommendation on whether the project should be granted a waiver from
requiring two (2) additional `guest' parking spaces. Staff also requests the Board's comments on the
design -related issues identified earlier in staff's report. Staff also welcomes the Board's guidance on
the any site or building design details that would further improve the project.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
3. Hillside Residential Design Guidelines Compliance Checklist
Full-sized and reduced project plans have been provided to the Board members only.
cc: William Kirsch — W.W. Kirsch & Assoc.; P.O. Box 66; Sausalito, CA 94966
Steve Zamlich — 128 Fairview Ln.; Sonoma, CA 95476
Sun Valley Homeowners Assoc. — Kelly Celli; P.O. Box 151132.; San Rafael, CA 94915
Jeffrey Jones and Rachel Lankford — 3974 Waterhouse Rd.; Oakland, CA 94602
12
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COMPLIANCE CHECKLIST
HILLSIDE RESIDENTIAL DESIGN GUIDELINES MANUAL
The following checklist summarizes development guidelines and standards. See the appropriate
section for a complete explanation of the item.
A "yes" indicates the project complies with the recommendation, a "no" indicates it does not. N/A is
the abbreviation for "not applicable."
This checklist is intended to measure overall design quality. The manual incorporates standards and
suggested guidelines to insure high quality projects. Standards are indicated with an asterisk and
are mandatory. They are indicated in the text by the term 'shall". Exceptions to standards can only
be granted by the City Council (indicated by a *) or the specific hearing body designated in the
Manual (indicated by a •). Guidelines are recommendations and are indicated in the text by the
term "should." Staff and Design Review Board will be guided by compliance with these guidelines
in making their recommendations on the project design. The project architect or engineer must
justify any variations. Only projects with high quality designs will be approved.
Zoning Standards (Chanter III, Hillside Residential Development Standards)
Y
N
NA
X
Natural State Requirement (25% + % of average slope)
X
----
X ---
3,550 s ft. Required 4 s . ft. Proposed -Voluntary
q' q— '281 p
_
X Roads and streets located and landscaped to minimize visual impacts.
L
: ---- _9
x Gross Building Square Footage (2500 sq. ft. + 10% of lot size, maximum of 6,500 sq.
X Access provided too en space areas.
X
' ft.) 3,314 sq. ft. max. gross sq. ft. 2,628 sq. ft. proposed gross sq. ft. - Voluntary
X
* Building Height (30 feet measured from natural grade).
Building stepback (20 foot height limitation on walls within 15 feet of the building
X
envelope limit, encroachment allowed along 25% of building length). Proposed height
22'
_
• Setback Waiver proposed (permitted for a distance of not more than V2 of the required
X
setback with DRB approval and special findings, requires compensating increase in
setback on opposing setback).
* Ridgeline prohibition of development within 100 vertical feet of a visually significant
X
rid eline.
X
• Parking requirement of two additional spaces on substandard streets.
X
* Lot standards of minimum sizes and widths established in Subdivision Ordinance.
IV.A. Design Guidelines Applicable to All Hillside Residential Development Proiects
IVAL Preservation of Existing Natural Features:
EXHIBIT 3
X .Maintains mature trees and preserves significant vegetation.
X
Minimizes gradin and alterations of natural land forms with balanced cuts and fills.
X
Drainage minimizes off-site impacts and preserves natural drainage courses.
_
X Roads and streets located and landscaped to minimize visual impacts.
L
X Access provided too en space areas.
EXHIBIT 3
MA2. Preservation of Sianificant trees
Y
N
NA
. . ....................................... . . . . . . . . . . ..... ... . . . ..... . .............
X
Building setbacks are varied or staggered.
... . ........... . .......... . ... . ..... . . . ......... ...
Retains significant trees or criteria for removal is met and *replacement criteria of 3:1
X
Building locations are not located near visually prominent ridgelines and existing view
of residences are respected.
X
with 15 gallon trees is met.
X
Existing trees are preserved by avoiding grading in the dripline, or change in grade or
X
co!ppaction. Arborist's recommendations are met.
IVA3. Hillside Grading and Drainage
Y
N•N,
NA
X 1 Flag lots with a common drive are encouraged.
X
Building setbacks are varied or staggered.
-------- ------
Grading is minimized and all grading maintains a natural appearance with slopes of 2:1
X
Building locations are not located near visually prominent ridgelines and existing view
of residences are respected.
IX
to 5:1. Grading within 20 feet of property lines is minimized or similar to existing
X
adjacent slopes.
Visible retaining walls are of a maximum height and use stone or earth colored
X
materials.
. .............. . . ....... ........ . ......................
Pads are of a minimum size for structures and open space (pads for tennis courts and
X
swimming pools are discouraged).
Off-site drainage impacts are minimized and drainage plans avoid erosion and damage
X
to on-site and adjacent properties. Impervious surfaces are minimized and storm water
from roofs is conveyed to a comprehensive site drainage system Storm drainage
improvements and drainage devices create a natural appearance.
Debris Collection and overflow routes are provided where needed and located to
X
minimize visual impacts.
X
Erosion control plans and revegetation plan provided.
Geotechnical review has been done and mitigation measures will not substantially
X
modify the character of the existing landform, expose slopes that cannot be re -vegetated
or remove large areas or existing mature vegetation. Existing geologic hazards have
been corrected.
IVA4. Lot Configuration, Building Setbacks and Location (Complete for Subdivisions)
IVA5. Street Layout, Driveway and Parking Design
Y
. .............. . . ..... . . ........... . ......
NA
Lot configurations provide a variety of shapes based on topography and natural features
X and lot lines are places on the top, not the toe, of slope.
NA
X 1 Flag lots with a common drive are encouraged.
X
Building setbacks are varied or staggered.
Streets use narrower street widths if it reduces grading, visual impacts are
minimized by terracing any retaining walls, and split roadways are encouraged.
X
Building locations are not located near visually prominent ridgelines and existing view
of residences are respected.
IX
Front yard setbacks are minimized on downhill lots.
IVA5. Street Layout, Driveway and Parking Design
Y
N
NA
X
Streets use narrower street widths if it reduces grading, visual impacts are
minimized by terracing any retaining walls, and split roadways are encouraged.
Xavoided.
* Street layout follows the natural grade and long stretches of straight road are
_?rqpq sight s
distance are maintained.
. . . . ..................... ............. .. .
Street grades do not exceed 18 % of have received an exception.
X
Y
N
NA
X
X
2-13%
• Driveway grades do not exceed 18% or an exception has been granted. Parking
X
_
grade
has been designed so that vehicles will not back out into substandard streets.
j
Large expanses of a wall in a single plane are avoided on downhill elevations.
X
Driveways over 18% have grooves and asphalt driveways are not proposed on
Building materials blend with the setting.
slopes over 15%.
j X
Parking bays are established or if parallel parking is permitted it is located on one
I
X
side only and limited to 8 feet in width.
IVA6. Reduction of Building Bulk on Hillsides
Y
N
NA
The building steps up the slope and/or has been cut into the hillside.
—€
X
X
Roof forms and rooflines are broken up and parallel the slope. The slope of the roof
does not exceed the natural contour by 20%.
X
_
Overhanging or elevated decks and excessive cantilevers are avoided.
X
j
Large expanses of a wall in a single plane are avoided on downhill elevations.
X
membranes or built up roofing materials are discouraged when visible.
Building materials blend with the setting.
IVA7. Hillside Architectural Character
Y_
�X
N
NA
i_ -. ............ _..- -----............_-_ _
Rooflines are oriented in consideration of views from adjacent areas and properties.
X
Gabled, hip and shed roof forms with a moderated pitch are encouraged. Changes in
X
_
roof form accompanied with offsets in elevations are encouraged. Flat roofs with
j
membranes or built up roofing materials are discouraged when visible.
Multi -Building Projects have different floor elevations to achieve height variation and
j X
avoid long continuous building masses. Articulated facades and variations in roof
I
forms are required. Buildings near hillside rims have a staggered arrangement and are
screened with planting.
Building Materials, texture and color meet criteria andcolor coordinate with the
X
predominant colors and values of the surrounding landscape. Building walls and
roofs are of recommended materials.
Walls, fences and accessory structures are compatible with adjacent buildings and are
X
designed to respect views. Front yard fences are of an open design and provide a
landscaped buffer. Walls and materials areof appropriate materials.
• Retaining walls meet height restrictions of 4 feet on upslopes and 3 feet on
X
downslopes. Terraced retaining walls are separated by a minimum of three feet and
landscaped. Retaining walls holding back grade to accommodate a patio or terrace
conform to the natural contours as much as possible and excessively high retaining
—
-
-
walls are rohibited.
- p -- -- -- -- . -. — ---
X _
--
----
* Decks do not create excessively high h distancesbetween the structure and grade.
_
_
X
- ---- - - - -- -
* Mechanical equipmentis screened from view.
IV.A8. Planting Design for Hillside Residential Development
Y
N
NA
X
Major rock outcroppings and planting patterns of native plants and trees are respected
and retained. Replacement trees are planted with irregularly_grouped trees which
retain a similar appearance from a distance.
Y
N
NA
-
Requirements for preservation of existing natural features, street layout and design,
hillside grading and drainage, and lot configuration, building setback and locations
have been met and building envelopes established on all lots.
X
lighting which is visible is indirect or incorporates full shield cut-offs. Adjacent
New plantings have been selected for their effectiveness of erosion control, fire
resistance and drought tolerance and consider neighbors' views. Native plants are
used.
X ISite
properties are not illuminated and light sources are not seen from adjacent properties
X
* Irrigation systems and mulching are provided.
X
Overhead lighting in parking areas is mounted at a maximum height of 15 feet and
' Existing scarred or graded areas with high visibility are revegetated.
X does not interfere with bedroom windows.
X
j Special planting guidelines for 2:1 slopes are followed.
Overhead lighting in pedestrian areas does not exceed 8 feet in height and low-level i
_
X
Graded slopes have trees planted along contour lines in undulating groups and trees
are located in swale areas. i
X
*Exteriorfloor lighting is located and shielded so that it does not shine on adjacent
Public rights-of-way are landscaped.
X 3 properties. Decorative lighting to highlight a structure is prohibited and not shown.
X
Transition zones are planted in high fire hazard areas and building envelopes are
located to minimize risk to structures. Planting materials are fire retardant.
Subdivisions have provided an arborist's report to analyze site fire hazards.
1V.A9. Site Liahtina
Y
N
-.... .-- ..... - --- --- - - ------
- NA
-
Requirements for preservation of existing natural features, street layout and design,
hillside grading and drainage, and lot configuration, building setback and locations
have been met and building envelopes established on all lots.
lighting which is visible is indirect or incorporates full shield cut-offs. Adjacent
Cluster developments meet the following criteria: Flexible front and side setbacks a e
X ISite
properties are not illuminated and light sources are not seen from adjacent properties
or public rights-of-way.
Overhead lighting in parking areas is mounted at a maximum height of 15 feet and
sited with units having different floor elevations to achieve height variation; buildings 1
X does not interfere with bedroom windows.
near hillside rims are sited in a staggered arrangement and screened with planting;
Overhead lighting in pedestrian areas does not exceed 8 feet in height and low-level i
_
X lighting is used along walkways.
*Exteriorfloor lighting is located and shielded so that it does not shine on adjacent
minimize cuts and fills are allowed.
X 3 properties. Decorative lighting to highlight a structure is prohibited and not shown.
W.M. Subdivisions and Planned Development Proiects
Y
N
NA
X
-
Requirements for preservation of existing natural features, street layout and design,
hillside grading and drainage, and lot configuration, building setback and locations
have been met and building envelopes established on all lots.
Cluster developments meet the following criteria: Flexible front and side setbacks a e
provided; large expanses of flat areas, such as parking lots, are avoided; buildings are
X
sited with units having different floor elevations to achieve height variation; buildings 1
near hillside rims are sited in a staggered arrangement and screened with planting;
existing vegetation is retained; and flag lots which encourage terracing of buildings and
minimize cuts and fills are allowed.
Long continuous building masses are avoided and groups of building are designed with
visible differences through materials, colors, forms and fagade variation. Facades are
X `
articulated and rooflines avoid extended horizontal lines. Building facades have a
mixture of vertical and horizontal elements, but emphasize verticality. Alignments of
units are staggered horizontally and vertically to create unit identity, privacy at
entryways and in private outdoor spaces and to shape open space. Buildings may be
—
terraced and building clusters are separated with expanses of open space.
IV.B2 Single Family Residences on Individual Lots
--
Y
--
N
NA � ----_ — ----
Requirements for preservation of existing natural features, hillside grading and
X
Requirements for preservation of existing natural features, hillside grading and
drainage, reduction of building bulk, architectural character, and planting design are
X
met.
—
—
* An exception is necessary to allow tandem parking on lots served by an access drive
design are met.
X if it minimizes the impact p
--of hillside develop ment.
ridges and on slopes are designed to accommodate grade and cut slopes are rounded
off.
:-..
-act
—....-_.... — ---- -_ — -- --
X Common driveways are encouraged.
X
* The driveway grade does not exceed 18% or an exception is required. Drainage
X
from the driveway is directed in a controlled manner. The finished grade of the
The site design utilizes opportunities such as outdoor decks, roof gardens, terraces,
driveway conforms to the finished grade of the lot. i
IV.133 Multi -family Residential Development
Y
N
NA
X
Requirements for preservation of existing natural features, hillside grading and
X
drainage, reduction of building bulk, architectural character, site lighting and planting
—
—
__
design are met.
ridges and on slopes are designed to accommodate grade and cut slopes are rounded
off.
Yard setbacks and group common and private open space meet zoning ordinance
X
requirements. A children's play area is- provided on developments with over 25 units.
The site design utilizes opportunities such as outdoor decks, roof gardens, terraces,
X
bay windows, framing of views, pergolas, view lookouts, and sculptured stairs and
'
walkways.
expanses of flat areas, such as parking lots, are avoided; buildings are sited with
iLarge
units having different floor elevations to achieve height variation; buildings near
X
hillside rims are sited in a staggered arrangement and screened with planting; existing
vegetation is retained; and flag lots which encourage terracing of buildings and
minimize cuts and fills are allowed.
_
Long continuous building masses are avoided and groups of building are designed
with visible differences through materials, colors, forms, and fagade variation.
Building facades do not create a ground level wall of repetitive garage doors. Facades
X
are articulated and rooflines avoid extended horizontal lines. Building facades have a
mixture of vertical and horizontal elements, but emphasize verticality. Alignments of
units are staggered horizontally and vertically to create unit identity, privacy at
entryways and in private outdoor spaces and to shape open -space. Buildings may be
terraced and building clusters are separated with expanses of open space.
X
Tuck under parking is encouraged. 10% of the parking lot area is landscaped or trees '
planted as required by the zoning ordinance.
IV.C1 Highly Visible Ridgeline Areas
Y
N
NAS
X
* Development is located within 100 f ........... -----
Designs minimize grading and building pads. Structures and fences do not project
X
above the ridgeline and views of the natural ridge silhouettes is retained. Roads near
ridges and on slopes are designed to accommodate grade and cut slopes are rounded
off.
IV.C2 Hillside Drainage Swales and Drainage Ravines
- - _ --
Y
N
NA
.... -. _.... __...... ---............... .--
X
* A hydrologic analysis has been prepared and inadequate on and of -site existing
X
hillside storm drainage facilities will be replaced. Appropriate setbacks from
X
drainages have been established to preserve natural drainage patterns and public
X
safety. Slope stability hazards in watersheds have been studied and measures
X
Photo. Monta e and/or model
proposed to protect downslope properties (Subdivisions)
X
I
Site Staking
General plan setbacks from drainageways, creeds, and wetlands are met. (General
X
iPlan standard, exceptions cannot be granted) Subdivisions and other major projects
have provided a biotic report to establish the appropriate setback.
`
* Debris basins, rip -rap, and energy dissipation devices are provided when necessary
to reduce erosion when grading is undertaken. Significant natural drainage courses
X
are protected from grading activity and are integrated into project design. When
crossing is required, a natural crossing and bank protection is provided. Any brow
ditches are naturalized with plant materials and native rocks.
Steam bank stabilization is done through stream rehabilitation and not through
X
concrete channels or other mechanical means. Stream planting utilizes indigenous
ri arianvegetation.
IV.C3 Hillslope Habitat Areas
1Y N NA_
Cluster housing is encouraged and provisions regarding reduction of building bulk on
X hillsides, architectural character, and site lighting are followed.
Existing vegetation is incorporated into the project design and used to screen
X development from offsite views.
f-- -. _._ _.. ........ .._...........
Indicate any special requirements
Y
N
NA
X
Geotechnical Review
X
Drainage Report
X
Biological §yryey
Arborist's Report
X
X
Photo. Monta e and/or model
X
Site Staking
Comments on overall project compliance and design quality
See staffs report
Exceptions or waivers reauired for the broiect which can be approved by the Zonina Administrator
or Planning Commission with the recommendation of the Design Review Board
• Front Setback Reduction
• "Guest" Parking Waiver
Exceptions which require the approval of the City Council upon the recommendation of the Design
Review Board and Planning Commission