TO: Design Review Board

FROM: Brian Lynch, Associate Planner

SUBJECT: 4795 Paradise Drive; File #20229

MEETING DATE: February 6, 2003 REVIEWED BY: DMW

PRELIMINARY ENVIRONMENTAL DETERMINATION:

Town Planning Division Staff has made a preliminary determination that this proposal would be exempt from the provisions of the California Environmental Quality Act (CEQA) as specified in Section 15303.

BACKGROUND:

On September 19, 2002, the Design Review Board reviewed the initial application filed by the applicant for a new single-family home with a variance for reduced side yard setback. The Board had a number of concerns and made several suggestions to the applicant. The item was continued so the applicant could address the concerns of the Board.

One of the main aspects of the revised design is that there is no longer a variance requested for reduced side yard setback.

Zoning

As revised, the project appears to be in conformance with the development regulations of the RO-2 zoning district.

Design issues

The proposed home would be very close to the existing home to the north, located at 4801 Paradise Drive, which presents view, privacy, air and light issues. This impact is exacerbated by the monotonous appearance of the wall on the north side of the proposed residence. The applicant has revised the siting of the proposed home to comply with the required side yard setbacks. Not only does this alleviate the need for a variance, it increases the distance to the home at 4801 Paradise Drive. The applicant has also added various architectural features on the north wall of the proposed residence, breaking up the monotony of the structure. The first-level roofline would be extended across the façade of the entire wall, and would be supported by columns. The second story windows on the north side would be reduced in size, which helps address some of the privacy impacts.

The flat roof across the entirety of the house causes the structure to appear too massive. It may be necessary to break down the masses and use a more conventional way of roofing. The applicant has indicated that the use of the mansard roof is an integral part of the Mediterranean theme of the site, and should remain. However, the mass of the structure would be reduced with the use of architectural articulation throughout the façade and the roofline. The first-level roofline would be pulled out to create an eave supported by columns extending across the north, south, and east sides of the residence. The chimney on the north side of the residence would be pulled in against the side of the structure making it appear more integrated with the design.

The colors and materials of the residence must be re-worked. The applicant is proposing the same materials for the residence; stucco with a tile mansard roof, but the colors would be revised slightly. In addition, the retaining walls at the rear of the site would be finished with stucco and painted to match the residence. The applicant has indicated that the front retaining wall would be finished with a textured surface or faux rock material, and would be natural/earth tone in color. The project has been conditioned to ensure that the front retaining receive the treatment as indicated by the applicant. A revised colors and materials board will be available at the Board meeting.

Much landscaping is needed to soften the appearance of the site. The applicant has submitted a separate landscaping plan more accurately depicting the placement of vegetation. The plan shows that vegetative screens would be installed in front of all of the retaining walls on the site. The stepped retaining walls on the southwest side of the property would act as planter boxes for various types of plants. Lawns would be installed on the north and east sides of the residence. Hard landscape features such as fountains and pools would be located throughout the site. A six foot high wire-mesh fence with a wood trellis is proposed to be located near the front property line, which would also add interest to the site.

Public Comment

To date, there has been no written public comment regarding the project since the project was first reviewed at the September 19, 2002, Design Review Board meeting. A letter written by Hayden and Dawna Ames and submitted on September 12, 2002, has been attached for reference.

RECOMMENDATION:

It is recommended that the Board review this project with respect to Zoning Ordinance Section 4.02.07 (Guiding Principles) and determine that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) as specified in Section 15303. 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.

EXHIBITS:

Conditions of Approval

Letter submitted September 12, 2002

Minutes from the September 19, 2002, Design Review Board meeting

Story pole plan

Plans for the project

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 July 22, 2002, and the plans dated January 28, 2003, 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 retaining wall closest to and approximately parallel with the front property line shall be finished with a textured surface or faux rock material, and shall be natural/earth tone in color. Color and material of the wall shall be reviewed by the Planning Division prior to 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:

The structure shall have installed throughout an automatic fire sprinkler system in accordance with NFPA standard 13-D (UFC 1003).

Approved smoke alarms shall be installed to provide protection to all sleeping areas (UBC 1210).

Approved spark arresters shall be installed on chimneys (UFC 1101).

A greenbelt shall be provided by cutting and clearing all combustible vegetation within 30 feet of the structure (UFC 1103).

The home shall be constructed as type V-one hour building throughout.

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 High Water Pressure Water Service application shall be completed.

A copy of the building permit shall be submitted.

Appropriate fees shall be paid.

The structure’s foundation shall be completed within 120 days of the date of application.

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.