TO:
DESIGN REVIEW BOARDFROM:
BRIAN LYNCH, ASSOCIATE PLANNERSUBJECT:
4795 PARADISE DRIVE; FILE #20229SITE PLAN AND ARCHITECTURAL REVIEW FOR THE CONSTRUCTION OF A NEW SINGLE-FAMILY DWELLING. (CONTINUED FROM FEBRUARY 6, 2003)
MEETING DATE
: JUNE 19, 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.
BACKGROUND:
The applicant has submitted an application for the construction of a new single-family dwelling on the property at 4795 Paradise Drive. The original request was for a 3,800 square foot home comprised of two stories with a variance for reduced side yard setback. On September 19, 2002, the Design Review Board reviewed the initial application. The Board had a number of concerns about the scale and architecture of the building, and several suggestions were made to the applicant. The item was continued so the applicant could address the concerns of the Board.
On February 6, 2003, the Design Review Board reviewed a revised plan for the new home. The revised plan indicated that there were several minor changes in the fenestration of the building, the provision for landscaping was clarified, and the request for a variance was eliminated. The primary features of the project remained the same, so the Board had many of the same concerns. In general the Board thought that the structure was too massive and bulky for the site and the landscaping was inadequate in screening or scaling down the project. The Board noted that the structure would appear to loom over the residence to the north located at 4801 Paradise Drive. Since the application was being reviewed as new construction, the Board felt that the applicant could use greater discretion to address the concerns of the Board. Therefore the project was continued to the June 19, 2003, Design Review Board meeting.
The applicant has now submitted revised plans for this project. The revised application indicates that the main features of the project remain largely unchanged. The floor plan, architectural style, and landscaping appear similar to the previous design. The key revisions are that the roof would be hipped all round rather than a mansard style. The columns on the north (right side) elevation have been eliminated and the windows have been reduced in size. On the south (left side) elevation, the number of windows has been reduced, and the arched windows on the upper level have been changed to rectangular windows. The design of the colonnade in the courtyard area has been simplified, and the front door would be comprised of wood to match the garage doors. The landscaping plan has been changed to include more vegetation, and an additional trellis feature would be located on the north side of the structure.
The proposed structure would cover approximately 2,950 square feet (15 % lot coverage), which is the maximum allowable lot coverage for the zoning district. The floor area of the proposed home is 3,800 square feet, which meets the floor area limits for the property.
ANALYSIS:
Zoning
As revised, the project appears to be in conformance with the development regulations of the RO-2 zoning district.
Design issues
The revised plan does not appear to be drastically different than the previous plan. Although the modifications are subtle, they have a significant overall affect on the appearance of the project. The minor changes in articulation help the structure from being visually monotonous. The applicant has re-stated that the retaining walls throughout the site were installed to cure the erosion problems that were previously occurring. The bulkiness of the walls may seem intrusive or "heavy handed", but they were constructed only to the degree necessary. The applicant has stated that the proposed home has been designed to fit in with this re-built landscape.
In addition, the revised plan appears to be less sketchy or arbitrary, and more deliberate. For instance, the applicant has shown the footprint of the adjacent residences on the revised plan and their interaction with the proposed structure. The applicant has stated that the new home would not be as close to the main living areas of the residence at 4801 Paradise Drive as it appeared in the previous application. The applicant is confident that the original concerns of the Board have been alleviated, and the project would not have an adverse impact on the adjacent neighbors or the community.
Public Comment
To this date, no public comment has been received regarding the revised application.
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
Staff report dated 2/6/03
Minutes from the 2/6/03 DRB Meeting
Revised plans for the project
EXHIBIT 1
CONDITIONS OF APPROVAL
4795 Paradise Drive
FILE #20229
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 plans dated by the Town of Tiburon on June 12, 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 retaining wall closest to and approximately parallel with the front property line shall be finished with a textured surface or faux rock material, and shall be natural/earth tone in color. Color and material of the wall shall be reviewed by the Planning Division 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:
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. Approved 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. Contact the Fire District for specific requirements for the proposed project.
10. 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.
11. All requirements of the Town Engineer shall be met.