TO:
DESIGN REVIEW BOARDFROM:
BRIAN LYNCH, ASSOCIATE PLANNERSUBJECT:
131 BLACKFIELD DRIVE; FILE #703057SITE PLAN AND ARCHITECTURAL REVIEW FOR THE CONSTRUCTION OF ADDITIONS TO A SINGLE FAMILY DWELLING WITH A GARAGE CONVERSION.
MEETING DATE
: MAY 15, 2003 REVIEWED BY: DMW. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
PROJECT DATA:
OWNER: KEN & JULIE BARSKEY
APPLICANT/ARCHITECT: LARA CONTE/MALOTT ARCHITECTS
ADDRESS: 131 BLACKFIELD DRIVE
ASSESSOR PARCEL NUMBER: 034-171-02
FILE NUMBER: 703057
LOT SIZE: 7,500 SQUARE FEET
ZONING: R-1-BA (SINGLE-FAMILY RESIDENTIAL BEL-AIRE)
GENERAL PLAN: MH (MEDIUM-HIGH DENSITY RESIDENTIAL)
FLOOD ZONE: C
DATE COMPLETE: APRIL 29, 2003
CEQA EXEMPTION: MAY 15, 2003
PERMIT STREAMLINING
ACT DEADLINE: JULY 14, 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 additions to a single family home, and convert the existing garage to living space, on the property located at 131 Blackfield Drive. The existing home is 1,889 square feet in size, and the new addition would increase the size of the home by 271 square feet. The addition would be for a new master suite at the rear of the existing building. The existing garage is approximately 228 square feet, and is proposed to be converted to a laundry room and office.
Other site improvements would include a new six foot high redwood fence enclosing a portion of the side yard, and a new patio and trellis in front of the existing garage door. A new skylight would also be installed adjacent to the new master suite addition.
The total floor area of the proposed home including the garage conversion would be 2,388 square feet, and the home would cover approximately 28.8% of the property. The size of the residence would meet the requirements for both floor area and lot coverage.
ANALYSIS:
Zoning
As proposed, the project appears to be in conformance with the development regulations of the R-1-BA zoning district.
Garage Conversion
The Town has an administrative policy for reviewing garage conversions at the administrative level. The policy states that when an existing garage or carport is proposed to be converted, a replacement garage or carport of equal or greater capacity must be provided on the property. However, a replacement garage or carport may not be required if certain criteria are met. It is also a policy that when a project does not meet all of the garage conversion criteria the application is forwarded to the Design Review Board for review. The following is a list of the garage conversion criteria, and an explanation of how each one is addressed by the applicant.
There is adequate space on the property to provide an improved but uncovered parking area of equal or greater capacity than that being converted, while meeting all setback requirements.
The applicant has demonstrated that two uncovered, full size, off-street parking spaces could be created on the property. However, the spaces would be located within the front yard setback area, which does not meet the above criteria.
There is adequate screening of that parking area provided as part of the proposal, either by a structure, trellis, existing and/or proposed landscaping, lattice or any other means.
The applicant has demonstrated that the proposed parking area would be adequately screened by the existing vegetation on the site.
There is an adequate, screened storage area provided for items typically stored in a garage or carport (i.e. gardening equipment, bicycles, etc.).
The applicant has demonstrated that the proposed enclosed area on the east side of the property would be adequate in storing items typically stored in a garage or carport.
The proposal allows for the future construction of a replacement garage or carport in a credible location on the property without the need for a variance. The term "credible" is used to describe a location that is compatible with the layout of the site and provides safe, convenient, and legal vehicular access to the property.
The applicant has not demonstrated that there is a credible location for the future construction of a garage or carport that would not require a variance.
As noted above, it does not appear that all of the garage conversion criteria are satisfied by the proposed plan; therefore the project has been forwarded to the Design Review Board for review. One of the issues the Board should consider in the review of this application is the impact on the surrounding neighborhood of having the parking for the property located within the front yard setback area.
It should be noted, however, that many garage conversions have occurred in the Bel Aire subdivision. Several other properties in the vicinity have received approval from the Design Review Board for garage conversions since the Town’s garage conversion policy was adopted, even though the projects did not meet the above listed criteria. Each project was reviewed on its own merits, and each project’s potential impacts on the properties in the vicinity were reviewed independently.
Design issues
The proposed addition would be located on the north side of the residence. The addition would have a shed roof, new windows on each elevation, and an access door to the rear yard. The siding on the addition would match the existing horizontal lap siding, and would be painted to match the existing color. The roof over the addition would be a brown metal roof. Wood trellises would be located in front of the existing garage, and over the back door of the proposed addition. The size of the addition is modest and would fit in well with the existing structures on the site. Staff foresees no design issues with the proposed addition.
Public Comment
To this date, no correspondence regarding this application has been submitted.
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 April 8, 2003.
Plans for the project
EXHIBIT 1
CONDITIONS OF APPROVAL
131 Blackfield Drive
FILE #703057
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 April 8, 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. No lighting shall be installed in the well of the skylight, and the skylight shall be tinted in a non-reflective manner.