TO: Design Review Board

FROM: Brian Lynch, Associate Planner

SUBJECT: 100 Ned’s Way; File #702191

Site plan and architectural review for the construction of a maintenance shed and service yard.

MEETING DATE: February 20, 2003 REVIEWED BY: DMW

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PROJECT DATA:

Owner: The Hilarita-Tiburon Ecumenical Association

Applicant: John Stewart Company

Architect: Hank Bruce Architects

Address: 100 Ned’s Way

Assessor Parcel Number: 058-151-25

File Number: 702191

Lot Size: 7.2 acres

Zoning: RMP (residential multiple planned)

General Plan: VH (very high density residential)

Flood Zone: C

Date Complete: January 31, 2002

CEQA Exemption: February 20, 2003

Permit Streamlining

Act Deadline: April 19, 2003

 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.

PROPOSAL:

The applicant has submitted a request to construct a maintenance shed and service yard within the Hilarita housing development located at 100 Ned’s Way. The improvements would be located at the west side of the lower parking lot adjacent to Tiburon Boulevard. The maintenance shed would be 520 square feet in size, and approximately 14 feet in height. The structure would be comprised of a storage area, work bay, toilet and a sink.

A paved parking area and service yard would be created adjacent to the proposed shed. The new improvements would be enclosed by a six foot wood fence.

ANALYSIS:

Zoning

The subject property is in the RMP zoning district, and was developed according to the Hilarita Precise Plan. The proposed improvements would be in compliance with all of the development criteria of the Hilarita Precise Plan.

Design Issues

The maintenance shed would maintain the architectural style of the existing Hilarita development. The structure would be rectangular and have a single-slope roof. The roof of the structure would be composition shingles, and the siding would be T-111 plywood to match the existing structures on the site. The shed would be accessed by an overhead roll-up door on the front, and a window would be installed on the back side of the structure. The maintenance shed would be built into the hillside, minimizing its visual impact from the uphill residences. For the above reasons, Staff foresees no design issues with the proposed project.

Public Comment

No public comment has been received regarding the subject application.

RECOMMENDATION:

It is recommended that the Board review this project with respect to Guiding Principles for Site Plan and Architectural Review, 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

Application and supplemental materials dated November 12, 2002.

Plans for the proposed project.

EXHIBIT 1

CONDITIONS OF APPROVAL  100 Ned’s Way  FILE #702191

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.

The development of this project shall conform to the application received by the Town of Tiburon on November 12, 2002, or as amended by these conditions of approval. Any modifications to the approved plans must receive further design review and approvals.

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

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.