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Community Development Department— Planning Division .
Meeting Date: February 19, 2014
Case Numbers: ED13-083
Project Planner: Steve Stafford — (415) 458-5048
Agenda Item: 2
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 62 Hillview Avenue — Request for an Environmental and Design Review Permit to allow the
construction of a 667 square -foot, upper -story and ground -floor addition to an existing 1,467
sq. ft., single-family residence; APN: 013-213-27; Single -Family Residential (R5) District;
Lauren Ng and Daniel Kushner, owners/applicants; Bret Harte Neighborhood.
PROPERTY FACTS
Location General Plan Designation
Project Site: LDR
North:
LDR
South:
LDR
East:
LDR
West:
LDR
Lot Size
SFR
Required:
5,000 sf
Proposed:
5,200 sf (existing)
Height
Allowed:
Proposed
Setbacks
30'
24.5' (approx.)
Required
Existing
Front: 15'
15'
Side(s): 5'
5'
Rear: 10'
36.5'
Zoning Designation Existing Land -Use
R5
Single -Family Residential
R5
SFR
R5
SFR w/SDU
R5
SFR
R7.5
SFR
Lot Coverage
Allowed:: 2,080 sf (40%)
Proposed: 1,973 sf (37%)
Upper Floor Area (Non -hillside)
Allowed: 1,560 sf (75% of Max. Lot Coverage)
Proposed: 806 sf
Proposed
15'
5'
36.5'
* 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 site and design improvements proposing
primarily a new upper -story addition to an existing single-family residence. Upper -story additions of any
size require Environmental and Design Review Permit approval, pursuant to Section 14.25.040(B)(1)(a)
of the San Rafael Municipal Code (SRMC). The Board's recommendation will be forwarded to the
Zoning Administrator. Based on review of the applicable design criteria, which is discussed in detail
below, staff has concluded that the project adequately addresses the applicable 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:
Architecture
• That the proposed two-story project design adequately respects the context and scale of
existing neighborhood.
• That the proposed contemporary project design adequately fits in with the character -defining
elements of neighborhood's unique design qualities.
• That the proposed use of standing -seam metal roofing materials, natural -finished Ipe horizontal
siding boards with 1/2" spacing and `square' (single, row and stacked) wood windows, while
unique to the exterior finishes of the neighborhood, are appropriate for the site.
Parking
• That the existing legal nonconforming or 'grandfathered' substandard parking should remain as
adequate for the use.
BACKGROUND
Site Description & Setting:
The site is located within the Bret Harte Meadows subdivision, between Redding Way and Du Bois
Street. It is a relatively -flat (approx.12% average cross slope from Hillview Avenue to the back of the
site) 5,200 square -foot parcel. The building pad for the site is approx. 1-2' lower than that of the
adjacent lot to the south (66 Hillview Ave.) and approx.1' higher than that of the adjacent lot to the north
(58 Hillview Ave.). The site is currently developed with a 1,466 sq. ft., single -story, single-family
residence (a small loft area exists above the single -vehicle garage). The site also is developed with a
231 sq. ft. detached accessory building located in the rear yard.
The surrounding neighborhood is primarily characterized by single -story, single-family residences,
though many residences have been improved with upper -story additions. A second dwelling unit was
approved (1985) and constructed on the adjacent parcel south of the site.
History:
Since 2005, the current property owners have incrementally obtained City building permits for site
improvements, including partial foundation repair, furnace replacement and bathroom remodels.
PROJECT DESCRIPTION
Use: The project proposes to increase the existing 163 sq. ft. lot area, located above the single -vehicle
garage, by adding 642.7 sq. ft. to create an 805.7 sq. ft. upper -story which will contain a new master
bedroom suite, a children's playroom and a family room relocated from the ground -floor. The project
also proposes to increase the existing 1,466 sq. ft. ground -floor by adding 24 sq. ft. to create an interior
staircase up to the new upper -story area. Proposed ground -floor improvements also include
reconfiguring the current dining room, living room, laundry room and kitchen.
Architecture: The project proposes to continue the existing 'cottage -style' architecture features,
including low -profile (4" -in -12" pitch) roof form, horizontal wood lap siding, wood windows and a small
front porch projection, though with a contemporary update. Horizontal wood lap siding would be the
primary exterior material, though the project proposes to change the color from 'medium gray' to 'white'.
The existing exterior materials on the front porch are currently Ipe (also known as Ironwood or Brazilian
Walnut) horizontal wood siding, with mitered corners and 'natural' finish, and `dry stack' stone veneer
skirting in gray and tan earthtone shades. The project proposes to continue the use and design of the
1" x 6" Ipe horizontal wood siding, on a portion of the new upper -story, above the existing porch along
the Hillview Avenue frontage. The Ipe siding will continue to incorporate 1/z" spacing between boards.
The project also proposes to replace the existing light gray -tone, composite asphalt roof shingles with a
metal, standing -seam roof, dark gray (`pewter') in color, for the entire single-family residence (both
existing and new roofs). The project proposes new bronze anodized 'square' (single, row and stacked)
wood windows with 'white' window, door and corner trim boards.
A Material and Color Board will be provided by the applicant durina the Board's hearin
Parking: The existing parking is a single -vehicle garage with legal nonconforming interior dimension (9'
7" x 17'). The project proposes to continue to provide this existing parking.
Grading/Drainage: The existing foundation was previously repaired/upgraded with a building permit
between 2006 and 2010. The project proposes minor grading limited to the foundation work necessary
to construct the 24 sq. ft. ground -floor addition.
The existing storm water drainage is currently routed from the roofs to the downspouts and through
subterranean 6" PVC piping, located along the north and south side yards, before porting out at the
face of the sidewalk curb along the Hillview Avenue frontage and into the City's storm water drainage
system. The project proposes to continue to direct the storm water drainage through the existing
subterranean piping to the City's storm water drainage system.
ANALYSIS
General Plan 2020 Consistency:
The General Plan land use designation for the site is Low Density Residential (LDR). In accordance
with Land Use Policy LU -23 (Land Use Map and Categories), the LDR designation allows for residential
uses typical of single-family densities (i.e., gross densities of 2 - 6.5 residential units/acre), similar to
that which is existing on the site and proposed to continue by the project. Also, the project's proposed
24.5' building height (Non -hillside building height as measured from finished grade pursuant to the
"UBC" method). 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 (Bret Harte Community 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.
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.
Community Design CD -2 (Neighborhood Identity) recognizes and promotes the unique
character and integrity of the City's residential neighborhoods and Downtown. Strengthening the
"hometown" image of San Rafael by: 1) Maintaining the urban, historic, and pedestrian
character of the Downtown; 2) Preserving and enhancing the scale and landscaped character of
the City's residential neighborhoods; 3) Improving the appearance and function of commercial
areas; and 4) Allowing limited commercial uses in residential neighborhoods that serve local
residents and create neighborhood -gathering places.
3
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 -13 (Single -Family Residential Design Guidelines) seeks to recognize, preserve and
enhance the design elements that contribute to the livability of neighborhoods and their visual
appearance. Recognize the each neighborhood is unique, and that design review must consider
the distinct characteristics of individual neighborhoods. Ensure that new development fits within
and improves the character -defining elements of neighborhoods.
Staff's Comments. Staff finds the proposed two-story form or scale respects the existing development
character and privacy of the immediate neighborhood. The Bret Harte Meadows subdivision was
originally developed throughout the 1940s as single -story residences, some with mezzanine or loft
space above the single-family garages. New upper -stories have been added recently either through
building permit issuance (see 33 Redding Way and 12 and 23 Hillview Ave.) or design review permits
by the City's Zoning Administrator (see 11 Redding Way and 42 and 43 Hiilview Ave.) (Prior to the 2004
updates to the Zoning Ordinance, upper -story additions less than 500 sq. ft. require building permit
issuance only.). The applicants/owners have submitted a 'justification' package (see Exhibit 3) which
includes inventory photos of neighborhood two-story single-family residences.
Staff also finds the proposed project design would respect views of the Bret Harte Ridge as viewed
along Hillview Avenue. The project plans include a contextual street front rendering (Detail 5; Sheet
A1.1) that shows the height of the project in scale with the adjacent residence at 66 Hillview Ave. Staff
believes any reduction in public views would be negligible
Staff additionally finds the proposed project design incorporates sensitive transitions in height and
setbacks from adjacent properties to respect existing privacy. The applicants/owners 'justification'
package also includes upper -story view photos of the immediate adjacent sites.
Staff further finds the proposed project design preserves the character -defining elements of the
neighborhood, including low -profile (4" -in -12" pitch) roof forms, horizontal wood siding, wood windows
and a small front porch projection, while allowing for flexibility in design. The project proposes a
contemporary update to the existing 'cottage -style' architecture, such as expanded use of the existing
Ipe horizontal wood siding boards which 'wrap' the porch, standing -seam metal roofing materials and
`square' (single, row and stacked) wood windows. Staff finds that the project is consistent with all
applicable design -related General Plan policies.
Staff requests the Board's comments on the following:
• That the proposed two-story project design adequately respects the context and scale of
existing neighborhood.
• That the proposed contemporary project design adequately fits in with the character -
defining elements of neighborhood's unique design qualities.
4
Zoning Ordinance Consistency:
Chapter 4 — Residential Districts
The project is subject to the development standards for the Single -Family Residential (R5) District,
pursuant to Chapter 4 (Section 14.04.040) of the San Rafael Municipal Code (the Zoning Ordinance).
As noted in the Site Development Summary matrix located on the front of this report, the proposed
project complies with the applicable development standards for the site.
_Chapter 18 — Parking Standards
Single-family residences (non -hillside) are required to provide two (2) covered on-site parking spaces
which meet minimum size requirements. Currently, the site has legal nonconforming or'grandfathered'
parking; the site provides one (1) garage parking space which does not meet minimum size
requirements (10' x 20' interior dimensions required; 9' 7" x 17' existing). When parking for an existing
use is substandard, improvements or upgrades to the parking may also be required where feasible,
pursuant to Section 14.18.240 (Grandfathered Parking) of the Zoning Ordinance. Determination as to
the degree of parking improvements required to upgrade the existing substandard parking condition
shall be made by the Community Development Director or the appropriate hearing review body. Such
determination shall consider the size of the proposed project design in relation to the existing site
development and site constraints.
Staff's Comments. Based on past practices, Planning requires parking improvement to upgrade
substandard parking on projects proposing a 50% increase in existing development or site square
footage. If measuring the existing site square footage based on conditioned living space only
(residence and loft), the project design proposes a 43.8% increase (647.7 sq. ft. _ 1,466 sq. ft.) in site
development. If measuring the existing site square footage based on the residential structure only
(residence and garage), the project design proposes a 39% increase (642.7 sq. ft. = 1,630 sq. ft.) in site
development. If measuring the existing site square footage based on all structures on the site
(residence and garage plus detached non-residential studio), the project design proposes a 34%
increase (642.7 sq. ft. = 1,889.6 sq. ft.) in site development. Staff finds improving the substandard
parking on the site, by upgrading the existing single -vehicle garage to two (2) covered parking spaces,
is unwarranted and inconsistent with Planning's past practices. In addition, the existing site constraints
(i.e., a 12% average cross slope from Hillview Avenue to the back of the site) has resulted in the finish
floor elevation of the garage 28" lower than that of the residence. The applicants/owner have previously
widened the driveway from 10-14' in order to allow a larger uncovered on-site parking area.
Staff requests the Board's comments on the following:
• That the existing legal nonconforming or `grandfathered' substandard parking should
remain as adequate for the use.
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.
Design Consistency. Proposed roof slope, window style and building materials shall be
designed to be consistent with the roof slope, window style and materials of the existing
structure.
• 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.
• Shadowing. Shading of existing solar collectors and primary, active recreational areas in the
rear and/or side yards of adjacent properties should generally not exceed ten percent (109/0) of
the area or increase the existing shading by more than ten Percent (10%) between the hours of
noon and three p.m. (3:00 p.m.) on December 21St due to the proposed upper -story
construction.
Staff's Comments. As discussed previously in this report, the prevailing design character and scale of
the surrounding Bret Harte Meadows subdivision has not changed much since their original
development in the 1940s; `smaller' (1,100-1,300 sq. ft.), single -story, single-family residences was
originally developed throughout the 1940s though new upper -stories have been added recently either
through building permit issuance (see 33 Redding Way and 12 and 23 Hillview Ave.) or design review
permits by the City's Zoning Administrator (see 11 Redding Way and 42 and 43 Hillview Ave.). The
project plans include a contextual street front rendering (Detail 5; Sheet Al. 1) that shows the height of
the project also in scale with the adjacent single -story residence at 66 Hillview Ave.
Staff finds that the predominant design features of the neighborhood are more generalized, such as
low -profile (4" -in -12" pitch) roof forms, horizontal wood siding, wood windows and small front porch
projections. Staff finds the project design preserves these character -defining elements of the
neighborhood's cottage -style' architecture while proposing a contemporary update through the use of
standing -seam metal roofing materials, natural -finished, 1" x 6" Ipe horizontal siding boards with 1/2"
spacing and `square' (single, row and stacked) wood windows.
While these contemporary design materials or features are unique in relation to the existing architecture
in the neighborhood, the project architecture proposes to accentuate further the sense of entry to the
residence by increasing the existing use of Ipe horizontal siding boards, which currently `wraps around'
the porch area, to a portion of the upper -story above the porch. This Ipe horizontal siding will continue
0
to be distinguished from the predominant exterior material, which is horizontal lap siding, which is
proposed to be re -painted `white' color. Staff finds the expanded use of Ipe horizontal siding has the
appearance of a high-quality exterior finish which enhances the project design.
The applicants/owners have submitted a `justification' package (see Exhibit 3) which includes upper -
story view photos of the immediate adjacent sites. Staff finds these color photos demonstrate that the
location and size of the new upper -story windows will 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 the adjacent residences. These new upper -story windows appear to be oriented so as not to
have a direct line -of -sight into windows of the adjacent residences.
The project plans include (Detail 5 and 6; Sheet Al. 1) a shadow diagram showing the projected
shading impacts of the project design. This shadow study indicates shading resulting from the proposed
new upper -story will impact front yards and the side yard of the adjacent residence at 58 Hiilview
Avenue which is not a primary, active recreational area.
Staff requests the Board's comments on the following:
• That the proposed use of standing -seam metal roofing materials, natural -finished Ipe
horizontal siding boards with %" spacing and `square' (single, row and stacked) wood
windows, while unique to the exterior finishes of the neighborhood, are appropriate for
the site.
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 principles 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.
7
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. Staff requests the Board's comments on the following:
• Whether there are any specific modifications that would assure better design of the
proposed addition?
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 (Bret Harte
Community 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 Hillview Avenue
frontage.
At the time staff's report to the Board was printed, no comments on the project were received.
CONCLUSION
Staff requests the Board's recommendations to the Zoning Administrator on whether the proposed two-
story project design adequately respects the context and scale of existing neighborhood. Staff also
requests the Board's recommendation to the Zoning Administrator on whether the proposed
M
contemporary project design adequately fits in with the character -defining elements of neighborhood's
unique design qualities. Staff also welcomes the Board's guidance on the any building design details
that would further improve the project.
EXHIBITS
1. Vicinity Map
2. Reduced Project Plans
3. Applicants Justification Letter with Photos
Full-sized plans have been provided to the DRB members only.
cc: Lauren Ng and Daniel Kushner — 62 Hillview Ave.; San Rafael, CA 94901
Bret Harte Community Assn. — Jim Draper; 52 Glenaire Dr.; San Rafael, CA 94901
9
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Dear San Rafael Design Review Board,
When we purchased our house on Hillview in 2005 we dreamed of someday remodeling the house to
support the family we aspired to create. Since then we have put many improvements into our home to make
it safer, more functional, and more beautiful. Now, with three kids (7, 5, and 3 years), we are ready for the
"final phase" of adding a much-needed master bedroom and bathroom.
As designers ourselves, we appreciate the "do it right the first time" mantra. Rather than make incremental
changes to the exterior of our house as budget allows, we are proposing a holistic revision of the architecture.
We feel this design expertly unifies the previous owner's modifications, creating harmony in scale and flow.
We also feel the proposed design remains true to the original presence of our house. In the brief for this
design, we wanted to create what could be considered a "natural evolution' for a typical Hillview Avenue
residence. Rather than a conspicuous "pop-upP, we wanted to achieve a unified design that made the entire
house appear as if it was originally intended to take this form.
We have taken into account the Criteria for a Design Review Permit as well as the Residential Design
Guidelines, and we believe our proposed renovation follows all criteria and guidelines listed. We have taken
great care to make sure no sight lines or shadows are created into neighboring yards. We have incorporated
existing materials and construction techniques to remain consistent with our current look and that of the
surrounding area (such as extending the existing ipe wood siding of our front facade through to the upper
level addition). We have specified environmentally responsible building materials such as double pane
windows and metal roofing for increased safety, fire resistance, energy efficiency, proven performance and
timeless beauty.
We were excited to learn that our first -choice architect, Laura Hamlin, was actually our neighbor as well.
Having.lived here in Bret Harte for over 10 years, only four houses away, Laura's deep understanding of the
culture and aesthetic of our neighborhood allowed her to create a design with nuanced sensitivity toward
neighborhood factors that most architects would probably not have taken into account.
We would like to thank you for your time and consideration regarding our proposed renovation of 62
Hillview Avenue.
Sincerely,
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Daniel & Lauren (Sage, Soy & Canon)
EXHIBIT 3
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