TO: DESIGN REVIEW BOARD

FROM: BRIAN LYNCH, ASSOCIATE PLANNER

SUBJECT: 3 FRANCISCO VISTA COURT; FILE #702183

SITE PLAN AND ARCHITECTURAL REVIEW FOR THE CONSTRUCTION OF A NEW SINGLE-FAMILY DWELLING.

MEETING DATE: FEBRUARY 6, 2003 REVIEWED BY: DMW

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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 February 6, 2003, the Design Review Board reviewed an application to construct a new single-family dwelling located at 3 Francisco Vista Court. The property is currently developed with single-family residence that would be demolished. There was much public comment at the Board meeting, and the majority of the discussion was regarding the instability of the slope above the project site, and the inadequate vehicular turnaround area in front of the proposed home. There were also comments regarding the potential impacts of the proposed swimming pool, and impacts of the project on the water shed that runs through the site.

The Board considered the public testimony, and concurred that the design was appropriate for the site. The Board felt that the swimming pool would not be a significant problem, and the turnaround issue could be addressed through a relatively simple redesign. The Board agreed that some of the peripheral concerns of the public were not significant issues. The applicant submitted a revised plan on February 20, 2003, which addresses the main concerns of the public.

PROPOSAL:

The main feature of the revised plan is that the garage is rotated 90 degrees from its original location. This modification would create a large turnaround and parking area in front of the residence. The dimensions and architectural treatment of the garage remain the same.

The applicant is also proposing to widen the existing driveway accessing the property by approximately three feet, which requires the installation of a retaining wall along the edge of the driveway. The applicant has indicated that the retaining wall would be a maximum of three feet, and would be constructed of concrete to match the existing retaining wall along the driveway.

It should be noted that the applicant has removed the swimming pool from the proposed plan, which addresses a concern from an adjacent neighbor. The remaining aspects of the project would remain the same.

ANALYSIS:

Zoning

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

Design issues

It appears that the applicant has addressed the design issues as previously discussed. The modification of the garage would give the proposed home an "L" shape rather than a more rectangular footprint. Since the architectural features of the garage would be maintained, it would remain consistent with the rest of the project.

The applicant has stated that the widening of the driveway and the installation of a three foot retaining wall would increase the integrity of the driveway itself and the hillside above the project. For these reasons, Staff foresees no issues with the design of this project.

Public Comment

Both the applicant and the adjacent property owner, Mr. Ed Clock, have submitted Geotechnical reports pertaining to the project site, with special attention to the hillside above the existing driveway to the site. Both of these reports are 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

Geotechnical report submitted by applicant

Geotechnical report submitted by Mr. Ed Clock

Plans for the project

EXHIBIT 1

CONDITIONS OF APPROVAL

3 Francisco Vista Court

FILE #702183

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 November 1, 2002, and the plans dated February 20, 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 location of the story poles must be certified by a licensed surveyor. Any changes in the story poles must be approved by the Design Review Board, 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.