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HomeMy WebLinkAboutDRB 2020-01-07 #2REPORT TO DESIGN REVIEW BOARD SUBJECT: Vacant Parcel Behind 1450 Grand Ave. — Request for Environmental and Design Review Permit to allow the construction of a new 4,056 sq. ft. single-family residence on a vacant 12,512 sq. ft. panhandle/flag lot; APN: 015-201-39; Single -Family Residential (R10) District Zone; Robert and Lynn Porter, owner/applicant; Dominican/Black Canyon Neighborhood. ***Continued from the March 18, 2019 Design Review Board Meeting*** PROPERTY PACTS Location General Plan Designation Project Site; Low -Density Residential (LDR) North: LDR South: LDR East: LDR West: LDR Height (Max.) Allowed: 30' Proposed: 28'31/2" (Midpoint of Roof) Parking (Min.) Required: 2 Covered Spaces Proposed: 2 Covered Spaces Zoning Designation Single -Family Residential (R10) R10 R10 R10 R10 Existing Land -Use !Vacant Lot Single -Family Residence Single -Family Residence Single -Family Residence Single -Family Residence Lot Coverage (Min.) Required: 40% (5,005 sf of 12,512 sf site) Proposed: 22.6% (2,824 sf) Upper -Story Floor Size (Max.) Allowed: 3,754 sf (75% of Max. Lot Coverage) Proposed: 1,530 sf Setbacks (Min.) Required: Proposed: Front: 20' 20' Side: 10' 13' 9" (Southwest) / 15' 9" (Northeast) Rear: 10' 44' Creek: 25' (Recommended; From Top -of -Bank) 156" (Garage only) BACKGROUND AND ANALYSIS On March 19, 2019, the Design Review Board (Board) conducted formal review of a project proposing a new, 4,049 sq. ft, two-story single-family residence on a vacant, 12,512 sq. ft. `flag' lot, located behind 1450 Grand Ave. (Tentative address is 1446 Grand Ave.). At that time, the Board continued the item and requested that the project return for their review to address specific design issues (The meeting video is available for review on the City's website 'at http://www.cityofsanrafael.org/meetings/). The project has been revised and resubmitted for the Board's follow-up review. The Board's consensus recommendations are provided below in bold, followed by staff's comments: The proposed exterior color scheme shall be re-evaluated to include more earthtones. The project has always proposed a modern farmhouse -style design that includes 12" -wide board - and -batten exterior facades, white in color (Benjamin Moore "Simply White"; OC -117) with contrasting dark trim color. In response to the Board's recommendation, the owner/applicants now propose a slightly darker, or more earthtone, shade of white base color (Benjamin Moore "Swiss Coffee"; OC -45). The proposed new Material and Color Board will be provided at the Board's meeting. The prior Material and Color Board also will be available at the Board Meeting, upon request. • A landscape plan shall be included in the resubmittals which proposes appropriate design for the creek setback area and more clearly identifies how the existing trees will be treated. The project resubmittals include a revised landscape plan (See Exhibit 3; Revised Project Plans; Sh. L-1.0) which shows the location, species and size of existing trees on the site proposed to be preserved, in addition to the proposed landscape improvements. These new proposed landscape improvements (trees, shrubs and grasses) are proposed to be located along the front of the residence and within the creek setback and will augment existing trees located along the driveway (Flowering Plum), the northeast side property (Coastal Redwood) and the southwest side property (Big Leaf Maple). The revised landscape plan proposes to remove three (3), 5-6" diameter non- native (Acacia) trees located within the Sister's Creek bank and one (1) mature (36" -diameter) non- native (Acacia) located within the 25' creek setback. The revised landscape plan proposes to plant three (3) native (Coastal Redwood) trees outside the creek bed and creek bank though within the creek setback, along the northeast side property. The owner/applicant proposes removal of these non-native trees to improve the wildlife corridor value of Sister's Creek. • The proposed creek setback encroachment shall be minimized. Examples of potential design revisions include reducing the size of the garage to minimum interior dimensions (20'x 20'), shifting the garage further northwest, shifting the entire residence more northeast and/or reducing the size/dimensions lower level bedroom suite. In response to the Board's recommendation, the project design has been revised generally to reduce the overall size of the main floor and specifically to reduce the creek setback encroachment, as follows: 1) The depth of the garage has been reduced one and one-half feet (1 '/2') and the entire garage has shift one foot (1') towards the driveway; 2) The width of the bedroom suite, laundry room and powder room 'wing' along the northeast elevation has been reduced two feet (2'). 3) The entire footprint of the new residence has shifted two feet (2') towards the northeast side elevation; and 4) The existing detached structure, located within the creek setback and previously proposed for improvement into a new accessory dwelling unit, is now proposed for removal and that area of the site will be replanted with native landscaping. • On-site drainage system needs re-evaluating and redesign, as necessary. Consider the use of permeable pavers. In response to the Board's recommendation, the proposed drainage system has been re -designed. The previous civil drawings designed three (3) bioretention areas: one (1) bioretention area located in front of the new residence with overflow draining to Grand Ave. and two (2) bioretention areas located within the creek setback with overflow draining into Sister's Creek. The revised drainage plan now proposes a single larger bioretention area located in front of the new residence with all 2 overflow draining to Grand Ave. The revised drainage plan also proposes the use of permeable pavers throughout the new driveway and vehicle turnaround area. This revised drainage plan has been reviewed and recommended for approval by the City Engineer at the Department of Public Works. • A site survey shall be included in the resubmittals by a licensed professional and should be recorded. The revised plan set now includes a topographic boundary survey by a licensed land surveyor which would be recorded with the Marin County Recorder's office, as a condition of approval if the project is approved. • Provide ADU (accessory dwelling unit) details, including; identifying proposed and required improvements to the structure, access and elevations. The proposed colors and materials of the ADU shall coordinate with those of the new single-family residence. The revised project no longer proposes to improve the existing detached accessory structure for use as an accessory dwelling unit and, instead, proposed to remove it from the creek setback. • The architectural design shall be re-evaluated to better fit the site specifically; the project needs to be more sensitive to the site. Integrate the upper and lower levels better. In response to the Board's recommendation, the project design has been revised to better fit the site and better integrate the main and upper -story by: 1) Improving proportionality by reducing the overall size of. the main floor footprint by 110 sq. ft. and increasing the size of the upper -floor by 196 sq. ft.; 2) Shifting the entire footprint of the new residence two feet (2') towards the northeast side elevation and away from the creek setback; 3) Increasing the building height by increasing the floor plates for both the main and upper -story, from nine feet (9') to 10'; 4) Improving the proposed farmhouse -style design eliminating the prior lower pitch (4" -in -12" and 5" -in -12") hipped roof forms for taller, higher pitch (4" -in -12" and 6" -in -12") gabled roof forms; 5) Incorporating a distinct exterior siding detail (narrow, 3 -4" -wide vertically boards) to break up the upper -story massing; 6) Redesigning a portion of the upper -story to cantilever out over the main floor along the rear both to reduce encroachment into the creek setback and to create visual articulation; and 7) Redesigning the master bedroom to now include a covered balcony over the garage to break up the upper -story massing along the rear of the new residence. 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 project site, the appropriate neighborhood groups (the Dominican/Black Canyon Neighborhood Association and the Federation of San Rafael Neighborhoods), and all other interested parties (applicant and planner), a minimum of fifteen (15) calendar days prior to the date of this hearing. Additionally, notice was posted on the project site, along the Grand Ave. frontage, a minimum of fifteen (15) calendar days prior to the date of this hearing. At the time of printing staff's report, no comments have been received as a result of this noticing. 3 CONCLUSION Staff finds the proposed revisions to the project design responds well to the recommendations provided by the Board, by expanding the earthtones in the proposed color and material palette, re-evaluating the new planting proposed within the creek setback and providing details on the existing trees, locating the proposed project on the site more appropriately with less impact the existing creek setback, improving the proportionality of the new residence and re-evaluating and redesigning the proposed drainage plan. Staff requests the Board comment on the appropriateness of these revisions to the project design made in response to the previous directions provided by the Board. Should the Board recommend approval of the proposed site and building design, the project would move onto review and action by the Planning Commission. EXHIBITS 1. Vicinity Map 2. 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