TO: Design Review Board

FROM: Brian Lynch, Associate Planner

SUBJECT: 44 Via San Fernando; file #702079

MEETING DATE: June 20, 2002 REVIEWED BY: DMW

APPLICANT/OWNER: Tim and Marla Kelly

PROJECT ARCHITECT: Sutton Suzuki Architects

ENVIRONMENTAL DETERMINATION:

This proposal is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as specified in Section 15303(e).

PROPOSAL:

The applicant has submitted a request to construct an addition to a single-family residence located at 44 Via San Fernando. The property is an average sized rectangular lot that backs up to the Ring Mountain Open Space. The property slopes moderately from the street up to the house, and then more dramatically towards the rear of the property.

The proposed addition would be located on the northeast side of the existing residence. The addition would increase the size of the garage, create a new kitchen area and laundry room on the ground floor, and create a media room/play area on the second level. The project would also include a second level deck over the roof on the east side of the residence. The existing home is approximately 2,689 square feet in size, and the addition would add approximately 1,094 square feet, for a total of 3,783 square feet. The project would remain within the limits for lot coverage and floor area.

The applicant is also proposing to install various landscaping improvements throughout the rear yard. The back patio would be constructed to include a hot tub, an outdoor fireplace, a barbeque counter, and a water fountain. Because the rear yard slopes upward towards the open space, a concrete retaining wall would be constructed around the perimeter of the patio.

Other landscaping improvements would include a timber-step path around the rear yard, a play area near the top of the slope, and a wire mesh deer fence around the perimeter of the property. Low stone retaining walls would be constructed in various locations and vegetation would be planted throughout the rear yard.

Zoning

The project appears to be in conformance with all of the development regulations of the RO-2 zoning district.

Design Issues

The proposed addition would add mass and bulk to the existing structure, although the visual impact of the project from the street would not be significant. The potentially most affected property would be 40 Via San Fernando, to the east of the subject property. The addition could easily be seen from the residence at 40 Via San Fernando, but no apparent views would be inhibited.

The colors and materials of the addition would be consistent with the existing structure, except for the proposed shiplap siding for the area above the garage. This would be painted to match the existing stucco on the house, but would be a contrasting feature. This being the desired effect, Staff does not foresee any concerns with the design of the addition.

The proposed landscaping features would be installed in an area that is currently unimproved, and in a fairly natural state. The more significant improvements would be contained within the site and would respect the required setbacks. This would create a gradual transition to the open space, which is an enviable design.

The landscape plan indicates that five, 24"-box Coast Redwoods, are proposed to be planted near the east property line. The zoning ordinance states that Coast Redwood trees are an "undesirable" species because of their growth rate and overall height, and a tree permit would be required to install them. Therefore, the project has been conditioned to ensure that a substitute species of tree is used.

Public Comment

To date, no public comment has been received regarding this application.

RECOMMENDATION:

It is recommended that the Board review this project with respect to Zoning Ordinance Sections 4.02.07 (Guiding Principles). If the Board finds that the design of the project is consistent with the Guiding Principles for Site Plan and Architectural Review, then it is recommended that the project be approved with the attached Conditions of Approval.

1.    Conditions of Approval

2.    Application and supplemental materials dated May 16, 2002

3.    Detail of proposed wire-mesh deer fence

4.    Plans prepared for the project

FILE #702079

1.    This approval shall be used within 3 years of the approval date, and shall become null and void unless a building permit has been issued.

2.    The development of this project shall conform to the application received by the Town of Tiburon on May 16, 2002, or as amended by these conditions of approval. Any modifications to the approved plans must receive further design review and approvals.

3.    All skylights shall be bronzed or tinted in a non-reflective manner, and no lights shall be placed in the wells.

4.    All exterior lighting fixtures other than those approved by the Design Review Board must be down-light type fixtures.

5.    The Coast Redwood trees proposed to be installed on the site are not approved with this application. If substitute trees are desired, the location and species shall be approved by the Planning Division prior to the issuance of a building permit.

6.    No wall or fence in the required setback areas shall exceed a height of six feet.

7.    Plans submitted to the Building Department for plan check shall be identical to those approved by the Design Review Board. If any changes are made to the approved Design Review plans, the permit holder is responsible for clearly identifying all such changes when submitted to the Building Department for plan check. Such changes must be clearly highlighted (with a "bubble" or "cloud") on the submitted plans. A list describing in detail all such changes shall be submitted and attached to the building plans, with a signature block to be signed by the Design Review Staff member indicating that these changes have been reviewed and are approved, or require additional Design Review. All changes that have not been explicitly approved by Staff as part of the Building Plan Check process are not approved. Construction that does not have Design Review approval is not valid and shall be subject to stop work orders and may require removal.