PROJECT DATA

Address: South (upslope) side of Trestle Glen Boulevard west of its intersection with Turtle Rock Court (PD#18B)

AP No.: 58-061-80 & 86

File No.: 39903

General Plan: L (Low Density Residential (up to 0.3 du./acre)

Zoning: RPD (Resid. Planned Devel. Zone - up to 0.3 du./acre)

Property Size: 13.34 acres

Subdivision: PM 10-8 (1974)

Current Use: Undeveloped land

Owner: Round-Two Development Joint Venture

Applicant: Don Henderson & Craig Pilgrim

BACKGROUND

This project was previously reviewed by the Planning Commission on October 11, 2000, January 10, 2001, and July 25, 2001. At its meeting of July 25, 2001, the Planning Commission provided very specific direction to the applicant, focusing on modifications to proposed Lot 4 to reduce the its visual impact and enhance the buffered edge along Trestle Glen Boulevard. Minutes of the July 25, 2001 meeting are attached as Exhibit 1. The final motion of the Commission was as follows:

M/S Berger/Snow (5-0) to direct the applicant to return to the Commission with modifications to Lot 4, that do not preclude changes to the other lots; with the changes directed towards preserving the buffered edge along Trestle Glen and lowering the visual impact of the project as a whole and Lot 4 in particular. With respect to Lot 4, the residential use area line shall be moved back 20 feet further from Trestle Glen Boulevard but retain its current angle to Trestle Glen Boulevard; that the closet point of the residence to Trestle Glen Boulevard be moved back an additional 20 feet; that the square footage as measured in the application be reduced by an additional 300 square feet; that the modifications to the design be specifically addressed to reduce the profile as seen from the approach going east on Trestle Glen Boulevard ; and that the sanitary sewer easement be moved further back or reconfigured to minimize intrusion into the landscape buffer along Trestle Glen Boulevard.

Planning Commission comments and direction focused on the following items:

1.    Preserve the buffered edge along Trestle Glen Boulevard and lowering the visual mass of the project (particularly Lot 4) from Trestle Glen Boulevard. The direction was to create a substantial landscape buffer along Trestle Glen Boulevard, and provide substantial landscaping around the house on Lot 4 (especially facing Trestle Glen Boulevard) in order to reduce the profile of Lot 4 as seen from a vehicle moving east on Trestle Glen Boulevard.

2.    Move the "residential use area" of Lot 4 and the closest point of the building on Lot 4 back an additional 20 feet from Trestle Glen Boulevard, while maintaining the current angle of the building to Trestle Glen Boulevard.

3.    Reduce the gross floor area of the proposed residence on Lot 4 another 300 feet to a maximum of 2,600 square feet, and shorten the length of the house as seen from Trestle Glen Boulevard.

Move or redesign the proposed sanitary sewer easement on Lot 4 to minimize the intrusion on the landscape buffer along Trestle Glen Boulevard.

The Commission also directed that new photosimulations be prepared showing the revised project including the landscape buffer along Trestle Glen Boulevard and the enhanced landscaping around individual homes. Story poles and netting showing the modifications to Lot 4 were to be erected.

REVISED PROJECT DESCRIPTION

Revised application materials have been submitted. A letter attached as Exhibit 2 describes the revisions. Revised drawings (24" X 36") are included as Attachment A. Reduced (11" X 17") drawings, elevations, and floor plans of the revised project are included as Attachment B. Revised photosimulations are included as Attachment C. All photosimulations were prepared by Vallier Landscape Architects, an independent firm, under contract to the Town of Tiburon (not the applicant). Staff encourages the Commission to compare the current photosimulations with those prepared in November 2000 and distributed to the Commission for the January 10, 2001 meeting. Both sets of photosimulations will be on display at the meeting for public review. The comparison reveals the dramatic scaling back of the visual mass of buildings over the course of the application review.

A revised Story Pole Plan, incorporating changes to Lot 4 since the July 2001 meeting, is included as Attachment D. Minor changes to Lot 1, consisting of moving the building 10 feet further away from Trestle Glen Boulevard, were not considered significant enough to relocate the story poles for that building.

 ANALYSIS OF REVISED PROJECT WITH RESPECT TO COMMISSION DIRECTION

Preserve the buffered edge along Trestle Glen Boulevard and lowering the visual mass of the project (particularly Lot 4) from Trestle Glen Boulevard.

At the July 25, 2001 meeting, the Commission re-emphasized that it was critical to have a substantial landscape buffer along Trestle Glen Boulevard in order to provide an appropriate "transitional" effect for this project. As the Commission and public speakers have noted throughout the review of this project, the visual effects of the Turtle Rock Court subdivision project could have been greatly reduced if substantial landscaping screening had been required in front of the individual homes or along the Turtle Rock Court frontage.

Staff believes that the buffer landscaping should begin behind the 10-foot widening strip along Trestle Glen Boulevard that is being offered to the Town for roadway/bike lane purposes. The buffer should be at its maximum denseness in front of Lots 1 and 4. It should not extend downhill (west) of the Stream Enhancement Corridor, lest the views of open space through the natural corridor be unnecessarily obscured.

The applicant has submitted a greatly enhanced Schematic Landscape Plan dated August 28, 2001, depicting the proposed buffer landscaping as well as landscaping around individual homes. The intent of the buffer landscaping is to provide a very dense screen of planting that will be tall enough to mask the profile and visibility of the homes (especially Lots 1 and 4) from Trestle Glen Boulevard but not unreasonably obscure views to the open space areas on the upper reaches of the property. Photosimulations of the buffer landscaping upon planting, and after 5-7 years of growth, are included in the packet. A recorded Landscape Installation and Maintenance Agreement will ensure the upkeep of the buffer landscaping in perpetuity. A sample form of agreement is attached as Exhibit 3.

 In addition, dense vegetation will be planted in close proximity to the house on Lot 4 that will act to reduce its profile and visibility from both Trestle Glen Boulevard and more distant viewpoints. This landscaping is also somewhat visible in the photosimulations. It is Staff’s experience that photosimulations tend to exaggerate the denseness of vegetation. However, even after compensating for this tendency, Staff believes that the proposed landscape screening would be substantive and the desired screening/softening effect achieved. Moreover, the landscape screening will be provided by two separate bands of vegetation (the "buffer area" located outside of the "residential use area" and the "private lot" landscaping located within the "residential use area"), which will be protected by separate recorded maintenance agreements.

Move the "residential use area" of Lot 4 and the closest point of the building on Lot 4 back an additional 20 feet from Trestle Glen Boulevard, while maintaining the current angle of the building to Trestle Glen Boulevard.

The Commission required that both the building on Lot 4 and the "residential use area" of Lot 4 be moved back another 20 feet from Trestle Glen Boulevard to enlarge this buffer area. No building on Lot 4 would now be located closer than 110 feet from the paved edge of Trestle Glen Boulevard. The applicant has also moved the building on Lot 1 back an additional ten (10) feet from Trestle Glen Boulevard and sunk it more into the hillside.

Reduce the gross floor area of the proposed residence on Lot 4 another 300 feet to a maximum of 2,600 square feet, and shorten the length of the house as seen from Trestle Glen Boulevard.

This has been performed.

Modify the design of the project to reduce the profile of Lot 4 as seen from a vehicle moving east on Trestle Glen Boulevard. This was discussed in terms of creating both a substantial landscape buffer along Trestle Glen Boulevard and providing substantial landscaping directly in front of the house on Lot 4 facing Trestle Glen Boulevard.

Please refer to #1 above.

Move or redesign the proposed sanitary sewer easement on Lot 4 to minimize the intrusion on the landscape buffer along Trestle Glen Boulevard.

The sanitary sewer easement shown at the July meeting ran lengthwise through the landscape buffer along Trestle Glen Boulevard. This could create a future situation where extensive damage to the landscape buffer could occur through excavation. The revised drawings show the easement realigned to run perpendicular to the landscape buffer, thereby greatly limiting the potential for future damage to landscaping for maintenance or repair purposes.

CONFORMANCE WITH PLANS, POLICIES AND ORDINANCES

Detailed analysis of General Plan consistency and Zoning Ordinance conformance was provided in the staff report of October 11, 2000. Staff believes that the project, on balance, furthers the goals, objectives and policies of the Tiburon General Plan and Tiburon Zoning Ordinance. Revisions made to the project over the past year of review have improved the conformity with Town goals and policies, especially in terms of visual mass, bulk and appearance of the buildings. The revised project would result in a more harmonious transition between the Tiburon Boulevard and Paradise Drive areas of the Town of Tiburon. Staff is of the opinion that this project is that rare instance where a "large vacant parcel" in the Tiburon Planning Area is able to achieve the maximum allowable density set forth in the General Plan without creating significant adverse impacts and while meeting the goals and objectives of the General Plan.

The key to a successful implementation of this project will be to ensure that the homes actually built in the field strongly resemble the masses, colors, materials, and general appearance of the homes shown in the approved application materials, including the final photosimulations. The same applies to the landscaping installed in the field. The draft Resolution is structured to achieve this critical end.

FUTURE ACTIONS REQUIRED

The Planning Commission’s approval of this project would be in the form of a recommendation to the Town Council for project approval. The Town Council would then hold a separate public hearing to consider the project and the environmental determination. Should the Commission vote to deny the project, the denial would be final unless appealed to the Town Council.

If the Precise Development Plan is approved by the Town Council, subsequent Town permits would include a Tentative Subdivision Map, Parcel Map, Subdivision Improvement Drawings, Site Plan and Architectural Review approval for each lot, and Building Permits for each residence.

RECOMMENDATION

Staff believes that project modifications required by the Planning Commission further improve this project and result in a superior development that on balance is consistent with the goals and policies of the Tiburon General Plan and conforms with the principles of the Residential Planned Development zoning district. A draft resolution of approval is attached as Exhibit 4 for consideration by the Planning Commission.

 EXHIBITS

1.    Planning Commission Minutes of 7/25/2001.

2.    Letter from Don Henderson to Scott Anderson dated 10/12/2001 describing project revisions.

3.    Sample form of Landscape Installation and Maintenance Agreement.

4.    Draft Resolution.

ATTACHMENTS

1.    Revised drawings (3 sheets), 24" X 36", date-stamped "Received October 11, 2001".

2.    Tiburon Court Conceptual Architecture Plans Booklet, received October 11, 2001, prepared by DTH & Associates, 11"X17" format (includes reduced site and grading plans).

3.    Photosimulations date-stamped received October 8, 2001.

4.    Revised Story Pole and Building Envelope Staking Plan (11" X 17") for field use.

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