HomeMy WebLinkAboutDRB 2013-06-18 #4CITY OF
Community Development Department — Planning Division
Meeting Date: June 18, 2013
Case Numbers: ED13-018; UP13-010
Project Planner: Sarjit Dhaliwal -- (415) 485-3397
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 1735 Lincoln Ave (Colonial Motel) — Environmental and Design Review Permit and Use
Permit to allow remodel of an existing (motel) unit, main floor level addition of 394.5 sq. ft.,
and upper story addition of 755 sq. ft. for a caretaker's unit; APN: 011-064-06; High Density
Residential (HR1) District; Michael Pasquan, applicant; Stephen Pasquan, et al, owner;
Lincoln neighborhood.
PROPERTY FACTS
Site Characteristics
Site Development Summary
Lot Size
General Plan Designation
Zoning Designation
Existing Land -Use
Project Site;
High Density Residential (HDR)
HR1
Motel
North:
HDR
HR1
Multifamily residential
South:
HDR
HR1
Single family residential
East:
HDR
HR1
Multifamily residential
West:
HDR
HR1
Single family residential
Site Development Summary
Lot Size
Required
Required:
6,000 sf
Proposed:
26,430 sf (existing)
Height
15 ft.
Allowed:
36 ft.
Proposed:
24 ft.- 4 in.
Parking
Required: 21
Proposed: 21
Min. Lot Width (New lots)
Required: 60 ft.
Proposed: 300 ft.+ (existing)]
Outdoor Area OR Landscape Area
Required: 50% of front yard (2,280 sf)
Proposed: 3,198 sf (existing)
Grading
Total: None
Cut:
Fill:
Off -Haul:
Lot Coverage (Max.) OR Natural State (Min.)
Standard: 15,858 sf / 6060% max. lot coverage
Proposed: 6,290 sf / 23.8%
Residential Density OR Gross Building/Floor Area
Allowed: 1 unit/ 1,000 sf
Proposed: N/A
Upper Floor Area (Non -hillside residential)
Allowed. No requirement
Proposed: N/A
Setbacks
Tree Removal
Total(No./Species): One palm tree
Requirement: N/A
Proposed: No new trees
* 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.
Required
Existing
Proposed
Front:
15 ft.
29 ft.
15 ft.
Side(s):
3-5 ft. (10%)
5 ft.
5 ft.
Ext. side:
n/a
Ped. side:
n/a
Rear:
5 ft.
12 ft.
No change
Tree Removal
Total(No./Species): One palm tree
Requirement: N/A
Proposed: No new trees
* 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 subject project is being referred to the Board for review of site and design improvements of an
existing motel, as required pursuant to San Rafael Municipal Zoning Code Chapter 25.050.040.B.g.
The project also requires Planning Commission review for a Use Permit for locating a motel in an HR
District. The Board's recommendation will be forwarded to the Planning Commission. 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. 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
C Whether the proposed building location is appropriate with respect to the existing development.
Architecture
• Whether the proposed design is consistent with the existing building and the neighborhood design.
Materials and Colors
O Whether the proposed materials and colors are appropriate.
Landscaping
O Whether the existing landscaping is appropriate.
BACKGROUND
Site Description/Setting:
The project site is located on the west side of Lincoln Avenue, between Glenwood Drive and the
Highway 101 off -ramp. The property is approximately 26,430 sq. ft., gently sloping in the front to
steeply sloping towards the rear. The property is accessed through a central driveway off Lincoln Ave.
and is currently developed with a 20 unit single story motel (Colonial Motel), parking lot with 21 spaces
and associated improvements. Two of the motel units are currently being used as the motel
office/caretaker unit. The existing building sits on an almost level pad, approximately 9 feet above the
Lincoln Avenue level. The building has greenish beige stucco walls, gable roof with brown shingles and
tan trim.
An approx. 124 wide strip located between the sidewalk and the parking lot contains shrubs and a
number of trees as follows:
Common Name No. Size dia.
Canary island 13 18"-32"
palms
Coast live oaks
6
4"-18"
Valley oaks
4
3"-8"
Apple
1
6"
Purple leaf plums
4
6"
Monterey cypress
6
4"
Crape myrtles
3
2"-4"
Three small accessory structures are currently located at the northeast, northwest and southwest
corners of the building.
The adjoining development to the north is a 30 -ft. high multifamily residential building and to the south
a 12 -ft. high single family residence. To the east across Lincoln Avenue are 20 ft. -30 ft. high multifamily
residential buildings. There is a single family residence located to the west (rear) of the property.
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Although this residence is not a designated landmark or historic building, it appears as a nice colonial
building.
History:
The site is known to have been developed with the motel structure in 1947. According to the applicant,
the property was developed with a similar structure, prior to the current use. In 2007, the property
owners applied for a Pre -Application to redevelop the property with a 33 -unit residential condominium
building. In 2008, a Conceptual Design Review application was reviewed for the proposed
condominium project. An Environmental and Design Review Permit and Tentative Map applications
submitted for the project were withdrawn by the property owner.
PROJECT DESCRIPTION
Use: The proposed project proposes to remodel an existing unit at the north end of the motel building
and add an approximately 1,150 -sq. ft. caretaker unit adjacent to the remodeled unit. The project would
result in the addition of approx. 395 sq. ft. on the ground level and 755 sq. ft. on the upper level.
Approx. 360 sq. ft. of the upper level area of the new caretaker unit would be located above the
remodeled unit. The project also includes the remodel of two other existing units which have been
modified for use as the motel office/caretaker unit, and replacement of all brown shingles with
'brandywine dusk' asphalt shingles.
Site Plan: Currently, the project site is accessed through an approx. 24 -ft. wide central driveway off
Lincoln Ave. An approx. 12 -ft. wide landscape strip located along Lincoln Ave provides an approx.
3,348 sq. ft. landscape area that contains a number of different types of trees and shrubs. The parking
lot located directly off the driveway provides 21 parking spaces. Except for clearing approx. 150 sq. ft.
area of the existing landscaping for the required building pad, the project proposes no other changes to
the existing site design.
Architecture: Materials and colors for the proposed project would match the existing. The existing C-
shaped single -story motel building has greenish beige stucco walls, brown shingle gable roof with tan
trim.
Landscaping: The project would not change the existing landscaping. An approx. 12 -ft. wide strip
located between the sidewalk and the parking lot contains a number of shrubs and trees. An
approximately 150 sq. ft. (4 -ft. wide strip including one palm tree) of the existing landscape strip would
be removed for the project pad. Apart from this change, the proposed project would not change the
existing landscaping.
Lighting: The project would not change the existing lighting on the property. Currently, two 'carriage'
lamps facing Lincoln Ave are located on both sides of the existing freestanding sign structure located
south of driveway and three LED lights directed to the parking lot are located behind each of the two
`carriage' lamps. One small rectangular fluorescent light is located by the entrance door of each of the
units. The proposed office/caretaker unit would have one similar rectangular fluorescent light by its
entrance door.
Trash Enclosure: The project would provide a trash collection/recycling area between the north fence
and the building. The area will be screened from Lincoln Ave.
Grading/Drainage: Except for fine grading, the project proposes no grading. Therefore, the existing
drainage pattern would continue.
ANALYSIS
General Plan 2020 Consistency:
The proposed project is generally consistent with the General Plan policies with regard to its HDR
designation; allowable building height (LH -12 Building Heights); redevelopment and upgrading of
existing motels and hotels (LU -20 Hotels, Motels and Inns); property maintenance (NH -4 Improve
Property Maintenance and CD -16 Property Maintenance); and support of tourism (EV -3 Tourism).
Zoning Ordinance Consistency:
The proposed project complies with the maximum lot coverage, required setbacks, allowable height,
upper floor area and landscaping standards for HR1 zoning district.
The proposed project is also consistent with other applicable sections of the San Rafael Municipal
Code as follows:
Chapter 14-04 — Residential Districts
According to SRMC Table 14.04.020, hotel/motel is an allowable use with a Conditional Use Permit to
be reviewed by the Planning Commission. Since the existing motel was built without a Use Permit, it is
a nonconforming use. Therefore, any expansion of the motel would require a Use Permit. The required
Use Permit application is part of this project. Upon approval of the Use Permit, the project would be
consistent with use requirements contained in Chapter 14.04.
Chapter 18 — Parking Standards
The existing number of parking spaces for the 20 -unit motel is 21. The existing number of parking
spaces is consistent with SRMC Chart 14.18.040 which requires 1 space per sleeping room, plus 1
space for manager plus 1 space for every 2 employees (the motel has no employees, other than the
manager).
Chapter 25 — Environmental and Design Review Permit
The project architecture with greenish beige stucco walls, 'brandywine dusk' asphalt shingle gable roof
is consistent with the architecture of the existing motel structure. Natural materials and earth -tone
colors are also consistent with the context of the surrounding area. Existing landscaping would be
generally preserved since the project would remove only 150 sq. ft. of the existing landscaping.
The project is subject to the provision of Chapter 25 (Section 14.25.030) that requires shadow diagram
if deemed necessary to evaluate potential shading of adjacent properties. A shadow diagram was not
required for this project since the adjoining property that could be potentially impacted by the shading
of its side yard contains only a parking area and does not contain a useable side yard.
San Rafael Design Guidelines:
As discussed above, the project is generally consistent with the San Rafael Residential Design
Guidelines criteria regarding building design, building scale, building height, front landscaping, roof
shapes, windows, driveways and parking meas, and lighting.
NEIGHBORHOOD CORRESPONDENCE
A courtesy notice for the Design Review Board meeting was mailed to all property owners and
occupants within a radius of 300 feet of the subject property within 15 days prior to the Board's
meeting. A public notice sign was posted in front of the subject property. Staff received one phone call
from a neighbor in opposition of the project. She expressed concern that with the proposed addition,
she will lose her view of Lincoln Ave and the palm trees on the subject property.
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CONCLUSION
Staff believes the project generally complies with the required design and development standards.
Staff requests Board's direction on the points specified in the Summary section.
EXHIBITS
Vicinity Map
Full-size and 11 "x17" plans have been provided to the DRB members only.
cc: Michael Pasquan, PO Box 516, Belvedere, CA 94920
Lincoln/San Rafael Hill, Kay Karchevski, 42 Hillcrest Drive, San Rafael, CA 94901
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EXHVBff 1 Vubm'ty Map
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Thursday, June 06, 2013 11:52 AM