TO: DESIGN REVIEW BOARD

FROM: BRIAN LYNCH, ASSOCIATE PLANNER

SUBJECT: 111 SUGARLOAF DRIVE; FILE #703049

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

MEETING DATE: MAY 1, 2003 REVIEWED BY: DMW

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PROJECT DATA:

OWNER: MARY AND TOM GRUDNOWSKI

APPLICANT/ARCHITECT: MOHAMAD SADRIEH

ADDRESS: 111 SUGARLOAF DRIVE

ASSESSOR PARCEL NUMBER: 058-312-06, 07

FILE NUMBER: 703049

LOT SIZE: 17,493 SQUARE FEET

ZONING: RO-2 (SINGLE-FAMILY RESIDENTIAL OPEN)

GENERAL PLAN: M (MEDIUM DENSITY RESIDENTIAL)

FLOOD ZONE: C

DATE COMPLETE: APRIL 11, 2003

CEQA EXEMPTION: MAY 1, 2003

PERMIT STREAMLINING

ACT DEADLINE: JUNE 30, 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 new single-family dwelling located at 111 Sugarloaf Drive. The property is located at the foot of the "island" on Sugarloaf Drive, and is currently vacant. The property is pie shaped, and the top portion of the property has previously been graded flat. The proposed home would be located on the flat area of the property. The proposed home is a two-story structure with the lower level comprised of a living room, dining room, family room, kitchen, study, and a three car garage. The upper level would consist of the master suite, two additional bedrooms and bathrooms, and a laundry room. An exterior deck would be accessed from the master suite over the living room.

Other site improvements would include a swimming pool on the level of ground floor of the proposed home, and terraces for landscaped gardens would be created below the level of the pool. Stone retaining walls would be installed to support the terraces. Landscaping improvements such as trellises and walkways would be constructed, and new plantings would be located throughout the site. A six foot high wrought iron fence would be located along the northeast property line, and would extend around a portion of the southwest property line. Because of the terraced yard and recessed design of the home, a significant amount of grading would be required for the project.

The floor area of the proposed home is 3,749 square feet in size, and covers approximately 15% of the property. The size of the residence is the maximum allowed per the zoning regulations in respect to lot coverage and floor area.

ANALYSIS:

Zoning

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

Design issues

The proposed home would have a Mediterranean appearance with stucco siding, stone accents, and pillars supporting the entryway and trellis at the rear of the building. The roof would be comprised of slate shingles, and the windows and doors would be wood clad. The color of the home would be beige with dark brown and stone trim. A colors and materials board will be available for review at the Board meeting.

The proposed home would be located in an area of the property that has previously been graded flat. The structure would be recessed into the ground up to nine feet in certain locations. The roof of the structure would have a low slope of 3 and 12, and would have a flat ridgeline. This configuration would help reduce the visual impacts of the proposed structure. The landscaped terraces would also help reduce the appearance of mass and bulk on the site. These are design techniques that are encouraged by the Tiburon Hillside Design Guidelines.

Although the above mentioned design aspects contribute to good site planning, it appears that the view impacts on the surrounding properties have not been fully addressed. The views from the properties located at 116, 120, 123, 124 and 128 Sugarloaf Drive would be affected to varying degrees. It is apparent that the most significant view impacts would be on the property at 120 Sugarloaf Drive. The owners of 120 Sugarloaf Drive currently enjoy views to the south, east and west over the San Francisco Bay. More specifically, in the southwesterly direction there is a clear view of the City of San Francisco and the Golden Gate Bridge. This view is obtained from the dining room, living room and kitchen of the residence at 120 Sugarloaf Drive. The proposed new home would eliminate a significant portion of this southwesterly view, and would eliminate the view to the Golden Gate Bridge from the above mentioned ceremonial rooms. Even though there are panoramic views from other locations in the home located at 120 Sugarloaf Drive, it is recommended that the Board review the impact of the southwesterly view carefully. The Tiburon Hillside Design Guidelines address in more detail the issue of view blockage (Exhibit #5):

Goal 3 Principle 1, of the Hillside Design Guidelines states dwellings should be located so that they interfere minimally with the views of adjacent buildings. Do not locate dwellings on highest point of property if in doing so it will obscure view of another dwelling.

The proposed home would be located at the highest point of the property, which happens to be the area most amenable to construction. Although this appears to make good site planning sense, this location interferes with the views from neighboring homes.

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 which include the dining room, living room, and kitchen.

The most significant view blockage would be from the ceremonial rooms at 120 Sugarloaf Drive, and to a lesser degree at 124 Sugarloaf Drive, where views of the Golden Gate Bridge would be significantly impacted.

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 addition would come across the horizon line as seen from 120 and 124 Sugarloaf Drive.

Goal 3, Principle 7 also states that a wide panoramic view can accept more view blockage than the smaller slot view.

The view as seen from the living room of 124 Sugarloaf Drive is a smaller slot view, which would be significantly impacted by the project.

Although the project exhibits some positive site planning and design elements, it appears that the project is not consistent with the Tiburon Hillside Design Guidelines in regards to view preservation.

Public Comment

A letter has been submitted by Mr. Frank Sebastian, owner of 120 Sugarloaf Drive, regarding the potential impacts of the project.

A letter has been submitted by Mr. Joe Sherer, representing the subject property owner, which responds to the concerns and suggestions of the adjacent neighbors.

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 the Tiburon Hillside Design Guidelines 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 and the Tiburon Hillside Design Guidelines, then it is recommended that the project be approved with the attached Conditions of Approval.

EXHIBITS:

Conditions of Approval

Application and supplemental materials dated March 26, 2003.

A letter received April 22, 2003, from Mr. Frank Sebastian

A letter received April 16, 2003, from Mr. Joe Sherer

Photos of project site from adjacent properties

Excepts from the Tiburon Hillside Design Guidelines

Plans for the project

EXHIBIT 1

CONDITIONS OF APPROVAL

11 Sugarloaf Drive

FILE #703049

 

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 and plans dated by the Town of Tiburon on March 26, 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 exterior lighting fixtures other than those approved by the Design Review Board must be down light type fixtures.

6.    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.

7.    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.

8.    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. The system design, installation and final testing shall be approved by the District Fire Prevention Officer (UFC 1003).

b.    Approved smoke alarms shall be installed to provide protection to all sleeping areas (UBC 310).

c.    Appc.    roved spark arresters shall be installed on chimneys (UFC 1109).

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

e.    The water pump, if required, for domestic supply shall be sized to supply the automatic fire sprinkler system.

9.    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.

10.    All requirements of the Town Engineer shall be met.