TO:
Design Review BoardFROM:
Brian Lynch, Associate PlannerSUBJECT:
30 Cypress Hollow Drive; File #702156Site plan and architectural review for a new single-family residence.
MEETING DATE
: November 7, 2002 REVIEWED BY: SA. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
PROJECT DATA:
Applicant/Owner: Weiss Co., Inc.
Architect: Ronald W. Wager
Address: 30 Cypress Hollow Drive
Assessor Parcel Number: 034-392-04
File Number: 702156
Lot Size: 10,582 square feet
Zoning: RPD (residential planned development)
General Plan: M-H (medium-high density residential)
Flood Zone: C
Date Complete: October 11, 2002
CEQA Exemption: November 7, 2002
Permit Streamlining
Act Deadline: January 6, 2002
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 a new single-family residence to be located at 30 Cypress Hollow Drive. The subject property is average in size as compared to others in the immediate vicinity, and has fairly level topography. The property currently contains small accessory structures that are proposed to be removed. The property directly to the south, 20 Cypress Hollow, is currently undeveloped, but a plan for a single-family residence is being reviewed by the Town.
The residence is proposed to be two stories with a bedroom/study, living room, dining room, family room, and kitchen on the ground floor. The second floor would be comprised of four bedrooms and two bathrooms. A three car garage would also be provided. Landscaping is proposed throughout the site and would include a patio and flat lawn area in the rear yard. No significant trees are proposed to be removed, and five 15 gallon almond trees are proposed to be installed in the front and right side yards of the property. A six foot redwood fence would be located along the rear and side property lines. A low gravity type retaining wall would be installed at the rear of the property to return the site to natural grade.
The home would be approximately 3,162 square feet in size, having a Floor Area Ratio of 29.9%. In the Cypress Hollow subdivision, homes are limited to a Floor Area Ratio of 30%, therefore the project is in compliance with this requirement. There are not universal requirements for setbacks in the Cypress Hollow Precise Plan area; rather each parcel has an approved building envelope that must be complied with. The proposed home is completely within the confines of the building envelope.
ANALYSIS:
Zoning
The project appears to be in conformance with the development regulations of the RPD zoning district, and all of the additional development criteria stated in the Cypress Hollow Precise Plan.
Design Issues
The living areas are generally compact, helping minimize the size of the structure; the garage located off to the left side accounts for a large portion of the lot coverage. The design of the home utilizes gabled roof features on the ground level and second level. The front of the home would have a porch that wraps partially around the right side. Although the proposed home is two stories, its mass and bulk are minimized through the compact floor plan and architectural elements. Staff does not foresee any issues with the design of this home.
The exterior materials of the proposed home would be cedar shingle siding and asphalt shingles. The body color would be a grey color stain on the siding, and the trim color would be burgundy and cream. The proposed colors and materials appear to fit well with the colors of the other homes in the Cypress Hollow neighborhood. A color and materials sample will be available for viewing at the Board meeting.
Public Comment
A letter has been submitted by Martin Lieberman, owner of 10 Monterey Drive, who lives across the street from the proposed project. Mr. Lieberman states that the home fits well with the neighborhood, and the height is acceptable to him.
RECOMMENDATION:
It is recommended that the Board review this project with respect to Zoning Ordinance Section 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 Board approve the project with the attached conditions of approval.
EXHIBITS:
Conditions of Approval
Application and supplemental materials dated September 19, 2002
A letter from Martin Lieberman, received October 21, 2002
Plans prepared for the project
EXHIBIT 1
CONDITIONS OF APPROVAL
30 Cypress Hollow Drive
FILE #702156
1. This approval shall be used within three (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 dated by the Town of Tiburon on September 19, 2002, or as amended by these conditions of approval. Any modifications to the plans must be reviewed and approved by the Design Review Board.
3. 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.
4. The applicant must meet all requirements of other agencies prior to the issuance of a building permit for this project.
5. All skylights shall be bronzed or tinted and no lights shall be placed in the wells.
6. All exterior lighting fixtures other than those approved by the Design Review Board must be down light type fixtures.
7. The applicant shall submit a revised landscaping plan to the Planning Division, with provisions additional landscaping through the site, prior the issuance of a building permit.
8. Prior to under-floor inspection, a certified survey of the structure foundation will be required. Required documents shall include graphic documentation locating the building on a site plan and including specific dimensions from property lines and other reference points as appropriate, and elevations relative to sea level of the foundation walls and slabs. No inspections will be provided until the survey results have been verified.
9. The project shall comply with the following requirements of the Tiburon Fire Protection District:
a. The structure shall have installed throughout an automatic fire sprinkler system in accordance with NFPA standard 13-D (UFC 1003).
b. Approved smoke alarms shall be installed to provide protection to all sleeping areas (UBC 1210).
c. Approved spark arresters shall be installed on chimneys (UFC 1101).
d. A greenbelt shall be provided by cutting and clearing all combustible vegetation within 30 feet of the structure (UFC 1103).
e. The home shall be constructed as type V-one hour building throughout.
f. The home shall be equipped throughout with an automatic fire sprinkler system designed and installed in accordance with NFPA 13R standards.
10. The following requirements of the Marin Municipal Water District shall be met:
a. A High Water Pressure Water Service application shall be completed.
b. A copy of the building permit shall be submitted.
c. Appropriate fees shall be paid.
d. The structure’s foundation shall be completed within 120 days of the date of application.
e. The applicant shall comply with the District’s rules and regulations in effect at the time service is requested.
11. All requirements of the Town Engineer shall be met.