HomeMy WebLinkAboutDRB 2017-09-19 #2Community Development Department – Planning Division
Meeting Date: September 19, 2017
Case Numbers: ED17-051
Project Planner: Alicia Giudice – (415) 485-3092
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: Fair Drive-Lot 19 – Environmental and Design Review to allow the construction of a new
2,615 square foot single family residence on a vacant 6,834 square foot parcel; APN: 011-
023-19; R5-H Zone; Jared West, Applicant; Fair Drive Partners, LLC, Owner; Lincoln/San
Rafael Hill Neighborhood
PROPERTY FACTS
Location General Plan Designation Zoning Designation Existing Land-Use
Project Site: Low Density Residential Single-family residential (R5) Vacant
North: Low Density Residential
Parks and Open Space
Single-family residential (R10)
Single-family residential (R5)
Vacant
South: Low Density Residential Single-family residential (R7.5) Single-family residential
(under construction)
East: High Density Residential
Public/Quasi-Public
Multi-family residential(HR1.8)
Public/Quasi-Public (P/QP)
Multi-family residential
and Vacant lots
West: Low Density Residential Single-family residential (R7.5)
Single-family residential (R10)
Vacant
Lot Size Lot Coverage (Max.)
Required: 5,000 sq. ft.
Existing: 6,834 sq. ft.
Standard: (2,000sf / 40% max. lot coverage)
Max allowed Proposed:
2,732 sq. ft. 1,282 sq. ft.
Gross Building Square footage Natural State Max
Standard (2,500+ 10% of lot area; includes
garage and accessory structures)
Max allowed Proposed
3,183 sq. ft. 2,615 sq. ft.
Standard: (25% of lot plus percent slope (81%))
Min. Required Proposed:
5,535 sq. ft. 5,542 sq. ft. (81.1%)
Height * Parking
Allowed: 30 feet
Proposed: 30 feet
Required: 2 covered parking spaces
Proposed: 2 covered parking spaces
Min. Lot Width (Lot area/lot depth) Setbacks
Required: 50 feet (60 feet corner lot)
Existing: 56 feet
Proposed: 56 feet
Required Existing Proposed
Front:
Side(s):
Ext. side:
Ped. side:
Bldg. sep:
Rear:
15 feet
10 % of lot width
(Min 3 feet and
Max 5 feet)
n/a
n/a
n/a
10 feet
N/A
10 feet
5 feet (north)
5 feet (south)
+50 feet
Tree Removal
Total(No./Species): 6 Eucalyptus
Replacement with 9 trees in 24” box containers
(combination of Coast Live Oaks,
Strawberry Trees & Redwood Trees)
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SUMMARY
The project is being referred to the Board for Environmental and Design Review recommendation on a
2,615 square foot single-family residence on a vacant hillside parcel.
The applicant is requesting to deviate from the front setback by 5 feet for the residence and by 10 feet
for the driveway. Setback deviations of no more than ½ of the required setback are allowed pursuant to
Section 14.12.030 with recommendation by the Board if the reduction will minimize impacts of hillside
development and grading. The proposed reduction in the front yard setback will allow for an increased
setback in the rear lower portion of the lot and thus will result in less grading. The applicant proposes
to comply with all other development standards including height limit, gross building square footage,
and natural state requirements.
On March 7, 2017, the Board provided conceptual review of the project. At the meeting the Board
provided feedback related to design, tree removal and replacement and color. Staff requests that the
Board review this report and provide a recommendation on compliance with all pertinent design criteria
and on the applicants response to comments provided previously by the Board. Specifically, staff asks
the Board to consider the following:
Site Plan
Whether a front yard setback waiver is appropriate.
Architecture
Whether the proposed architectural design is appropriate given recently approved development to
the south and based on the Board’s prior guidance.
Materials and Colors
Whether proposed colors and materials are appropriate.
Landscaping
Whether the proposed landscape plan provides an appropriate tree replacement and landscape
solution.
BACKGROUND
Site Description & Setting:
The project is for a single family residential development on a vacant lot (Lot 19) on Fair Drive. The site
has a slope of over 25% and therefore is subject to the Hillside Development Standards. There are
nine (9) mature trees on the property, three (3) of which will be removed to accommodate the
development. Three additional on-site trees will be removed as part of site improvements that will
occur as part of a slide repair and drainage improvement project. Replacement of trees removed as
part of the grading and drainage will occur as part of the grading and drainage permit project.
History:
The applicant has previously received Environmental and Design Review approvals and building
permits for construction of single family home on Lots 20 and 21, located south of the project site.
On March 7, 2017, the Board provided feedback on the applicant’s conceptual design of four (4)
remaining lots (lots 16-19). The Board generally supported the proposed design approach, colors and
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materials and advised the applicant to focus on quality versus quantity in the tree replacement effort.
The applicant is now back for formal Environmental and Design Review for Lot 19.
PROJECT DESCRIPTION
Use: The project consists of a 2,615 square foot, family residential development on Lot 19 of the
development:
Site Plan: The project site plan and grading and drainage plans demonstrate the effort that will be
involved in addressing the existing site constraints (i.e. landslide, drainage). This effort will involve the
other lots that are part of this development. As part of the prior approvals for Lots 20 and 21, the
applicant was required to widen Fair Drive along the frontage of this lot and to extend to the frontage of
Lot 18 where Fair Drive curves in an easterly direction. Additional widening will likely be required as
future development occurs on the remaining lots.
Architecture: The architectural style for Lot 19 proposes traditional design elements, such as the gable
roof, shingle siding and the use of trellises. Colors and materials include a blending of natural (“timber
bark”) shingle siding, and brown (“deep chocolate”) stucco siding. Roof materials consist of a gray tone
composition shingle roof. Colors have been chosen to blend with the natural setting surrounding the
property.
Landscaping: • The applicant proposes removal of six (6) eucalyptus trees. All six (6) trees are
considered to be significant trees due to size. Therefore, tree replacement will be required at a ratio of
three (3) trees for every 1 removed. During Conceptual Design Review, the Design Review Board
asked the applicant to focus on quality tree replacement. In line with the Board recommendation, the
applicant proposes replacement with 24-inch box containers using a combination of live oak, redwood
trees and strawberry trees and the use of a combination of species including oaks, redwoods and
strawberry tree. In addition, the proposed plans include a concept Vegetation Management Plan that is
necessary for compliance with W ildland Urban Interface requirements.
Grading/Drainage: The applicant’s proposed to balance cut and fill on the property with 121 cubic
yards of cut and 121 cubic yards of fill.
ANALYSIS
General Plan 2020 Consistency:
The following General Plan Policies apply to the project:
Land Use – LU8 (Density of Residential Development) The applicant proposes development of a
single-family residence on legal building sites that are designated single family and zoned for single-
family residential development.
Land Use – LU12 (Building Heights) General Plan Land Use Policy LU12 has establishes a maximum
building height of 30 feet for these lots. The applicant proposes to maintain a maximum 30-foot height
limit
Housing – H2 (Design That Fits into the Neighborhood Context). The project site is located in a
neighborhood with a mix of architectural styles. The applicant proposes a traditional architectural style
similar to what has been approved on the adjacent lot south of the project site.
Neighborhood – N2 (New Development in Residential Neighborhoods) The applicant proposes a
design that use stepbacks and articulation in building walls and roof lines. From the street, the
residence will appear as single story structure when viewed from Fair. The use of steps that follow the
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site topography will minimize bulk and mass when viewed from all four sides of the building. Parking is
proposed within an enclosed 2-car garage.
Zoning Ordinance Consistency:
Chapter 4 – Single Family Residential District
Section 14.04.040 (Residential District) of the Zoning Ordinance identifies the development standards
of the Single Family Residential (R5) Zoning District. The plans demonstrate that the proposed
development would meet all the applicable development standards except for the front setback
deviations as discussed below.
Chapter 12- Hillside Development Overlay District
The applicant request a Setback W aiver proposing 5 foot front yard setback reduction for the residence
and a 10-foot front yard setback reduction for the garage. Staff requests the Board’s formal
recommendation as to whether the proposed decrease minimizes the impact of hillside development
and grading.
NEIGHBORHOOD CORRESPONDENCE
Notice was sent to property owners and occupants within 300 feet of the site and the Lincoln/ San
Rafael Hill Neighborhood association within 15 days of the Design Review Board meeting. Notice was
also posted on the site a minimum of 15 days prior to the meeting. No inquiries have been received as
of the distribution of this staff report.
CONCLUSION
Staff recommends that the Board provide the applicant with feed back regarding the proposed design of
the residence and proposed landscape plan. The Board should provide the applicant with feedback
regarding the grading that will be necessary to accommodate the proposed residence, the request for
Setback W aiver and the overall design approach.
EXHIBITS
1. Project Plans
cc: Jared West