TO: DESIGN REVIEW BOARD

FROM: BRIAN LYNCH, ASSOCIATE PLANNER

SUBJECT: 3 PARK PLACE; FILE #703004

MEETING DATE: MARCH 20, 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.

PROPOSAL:

The applicant has submitted a request to construct a new single-family dwelling located at 3 Park Place. The property is currently vacant and is bounded on either side by developed properties. The property is unusually shaped, but relatively flat. The approved building envelope for the property is located slightly uphill from the street, towards the rear of the property.

The proposed home is a three-level structure that is somewhat terraced down the slope, with the main living areas at the driveway level, the bedrooms on the upper level, and a game room and bedroom on the lower level. The main level would consist of a three-car garage, family room, dining room, living room, kitchen and a guest bedroom. An exterior deck would extend off the back of the main level, directly above the lower level. The upper level would consist of the master suite, three additional bedrooms, three additional bathrooms, and a laundry room. Shallow decks would be located off the back of the master suite and additional bedrooms. The lower level would consist of an au pair bedroom, a game room, and storage areas.

An extensive landscaping plan has also been submitted with the application. A pair of low stucco walls would be located at the entrance to the property, containing the address for the residence. A vehicle and pedestrian gate bounded by stucco columns would be located interior to the site, approximately half way down the driveway. A six foot high wrought iron fence would be located around most of the property, and it would meet up with an existing chain link fence along the north property line.

Other features of the project include the installation of a vehicle roundabout and parking areas in front of the entrance to the home. On the south side of the residence a terrace would be created adjacent to a large existing Oak tree. In the rear of the residence, a large flat lawn area would be created, and a spa would be installed. Low retaining walls would be used to support the flat parking areas and terraces; the walls would be finished with stucco to match the walls of the residence.

The floor area of the proposed home is 6,073 square feet, and the structure would cover approximately 12% of the property. The size of the residence meets the requirements for both lot coverage and floor area for the site.

Zoning

The property is located within the Cibrian planned development area. As proposed, the project appears to be in conformance with the development regulations of the Cibrian Precise Plan and the RPD zoning district.

Design issues

The proposed home would be located towards the rear of the lot, within the approved building envelope. The home would have a Mediterranean appearance with low sloping hipped roofs. The home would have tall rectangular features when viewed from the front, but the mass of the rear elevation would be broken up with the use of terraces. Most of the windows would have multiple panes and many of the windows would be arched, accentuating the Mediterranean theme. The doorways and covered patios around the home would also be arched.

Some of the potential impacts of the project have been mitigated through the design of the home and through landscaping. Specifically, a row of olive trees to be planted along the east property line would appear to reduce the impacts of the project on the residence at 5 Barner Lane to a level that is less than significant. The neighboring property owner has indicated that the placement of these trees is acceptable, but also critical. The other homes to the north and east are located below the project site, and would not appear to be significantly impacted in terms of views, privacy, light and air.

However, the property to the south, located at 5 Park Place, is directly above the proposed home. Views from the residence at 5 Park Place are taken directly over the subject site, and the story poles would indicate that the proposed structure would affect these views. Even though there are panoramic views extending from Mt. Tam across the Richmond Bridge to the East Bay, it is recommended that the Board review the impact of the northerly view carefully. The Tiburon Hillside Design Guidelines address the issue of view blockage as follows (Exhibit #3):

Goal 3, Principle 7, of the Hillside Design Guidelines states that although some view blockage is inevitable, partial view blockage should be avoided whenever possible. View protection is most important for ceremonial rooms such as dining rooms, living rooms, family rooms and kitchens. The most significant view impact the project poses is from the dining and living rooms at 5 Park Place.

Goal 3 Principle 7 also states that the horizon line is the most sensitive part of the view; then fore ground and middle ground respectively. The proposed project would come up to the horizon line as seen from the 5 Park Place.

Goal 3, Principle 7 also states that most often new buildings will become part of a view, not necessarily a block to the view. In this case however, the proposed structure would appear to block a portion of the view to the Richmond Bridge as seen from 5 Park Place.

The colors and materials of the home are represented on a color and materials board that will be available for review at the Board meeting. The roof would be comprised of clay barrel tiles and the body of the residence would be beige stucco. Most of the trim would be cream colored, and the door and window frames would be darker brown. Staff foresees no design issues with the colors and materials for the proposed project.

Public Comment

Bill and Susan Hendrickson, owners of 5 Park Place, have submitted a letter expressing a concern that the proposed project would impact important views of the San Francisco Bay and the Richmond Bridge. Attached to the letter are photographs of the story poles for the project as seen form the Hendrickson’s home.

Jane Singer of Garden Design has submitted a letter on behalf of Michael Wilson, owner of 5 Barner Lane. The letter explains the concerns Mr. Wilson has regarding the relocation of an existing drainage ditch, and the proper maintenance of the existing and proposed vegetation on the project site. All correspondence 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

Application and supplemental materials dated January 13, 2003

Excerpt from the Hillside Design Guidelines

A letter from Jane V. Singer of Garden Design

A letter from Bill and Susan Hendrickson, owners of 5 Park Place

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 received by the Town of Tiburon on January 13, 2003. 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.    The applicant shall provide details of the retaining walls and vehicle gate columns, and they shall be approved by the Planning Division prior to the issuance of a building permit.

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.