Staff Report

ITEM NO.

Report Date: SEPTEMBER 8, 2000

PROJECT DATA

Address: 420 Ridge Road

Assessor’s Parcel Number: 59-082-01

File Number: 60002

General Plan: Medium Density Residential

Zoning: RO-2 (Single-Family Residential-Open; 20,000 s.f. minimum lot size)

Property Size: 43,568 square feet (1.00 acres)

Current Use: One single-family dwelling

Owner: Edward and Paula Little

Applicant: Carl Euphrat

Date Complete: August 18, 2000

PROJECT DESCRIPTION

The proposal requests the subdivision of one parcel into two lots for property located at 420 Ridge Road. This property is currently developed with one single-family dwelling. Lot 1 would consist of the easterly 23,563 square foot portion of the property currently developed with the property owners’ residence. Lot 2 would include the 20,000 square foot westerly area of the site. The proposed Lot 2 future lot would be developed with a single-family dwelling at some point in the future, although the property owners indicate that they have no intention of developing this proposed lot at this time.

ANALYSIS

Subdivision Improvements

Both proposed lots slope down to the southwest from the upper portion of Ridge Road. The applicant has submitted information indicating that the site has a slope of 20% to 25%, with a negligible cross-slope. Section 4.12.01 of the Tiburon Zoning Code requires a minimum lot area of 20,000 square feet for a slope of 20% to 25%. The size of both proposed lots meets this requirement.

The applicant has submitted a geotechnical report (Exhibit 4) for the property. The investigation found that the site is underlain by serpentine bedrock at very shallow depths. No geotechnical or geologic hazards were found on the site. The report found the site to be generally suitable for development, and made several other recommendations for improvements to be completed as part of any future construction on the property.

The applicant has indicated that the site is covered with a variety of native grasses, but does not include any serpentine bunchgrass, although a biological study has not been conducted for this property. A number of mature pine trees are scattered across the lower portion of the site. As the subject site is isolated from open space areas and is surrounded by existing residential development in the Hillhaven subdivision, the site is very unlikely to support rare or endangered plant or animal species.

The submitted plans for this application (Exhibit 8) indicate the setback lines for each of the two proposed lots in conformance with the RO-2 zoning of the property. A conceptual building plan has also been prepared to illustrate the development potential of the proposed Lot 2, and story poles to illustrate these plans should be erected prior to the public hearing. The conceptual plans indicate a proposed driveway providing access from the lower portion of Ridge Road, while the existing house is served by a driveway leading to the upper portion of the street. The access of the existing residence would remain unchanged as a result of the proposed minor subdivision.

Public comments

To date, Staff has received letters related to this project from Mark Garay, the adjacent property owner at 430 Ridge Road (Exhibits 6 & 7). The comments include questions regarding wildlife crossing the site, slope calculations and potential safety hazards arising from the proposed driveway for Lot 2. At this time, no other comments have been received from other property owners in the vicinity.

General Plan Consistency and Zoning Compliance

The sizes of the two proposed lots are consistent with the current RO-2 zoning and Medium Density Residential General Plan designation for this property. As stated above, the size of the proposed lots would meet the minimum lot size requirement for the slope of the property.

Tiburon General Plan Land Use Element Policy LU-19 states that subdivision of existing developed lots should be discouraged unless the following criteria are met:

Acceptable access can be readily provided.

The property is bordered on two sides by Ridge Road, which provides adequate access to the site.

All newly-created lots have an average slope of less than 30%.

As stated above, the average slope for both parcels would be 20% to 25%.

Development could avoid ridgelines or prominently visible areas.

There are no ridgelines on the subject property. The proposed Lot 2 is visible to most Hillhaven residents passing by the site along Ridge Road, but otherwise is not unusually prominent when viewed from below the site.

Consistency with general plan, zoning and subdivision ordinances, and any applicable specific plans, is demonstrated.

As stated above, the proposed subdivision would be consistent with other general plan and zoning requirements. Compliance with the subdivision ordinance is addressed below. There are no specific plans or precise plans applicable to this property.

Proposed lot sizes and density are compatible with surrounding pattern of development and the characteristics of the subject property are comparable with those of surrounding properties.

The proposed lot sizes and density are compatible with the surrounding lots within the Hillhaven subdivision, which generally range in size from 19,000 to 25,000 square feet.

Sensitive treatment of trees and other significant natural features can be achieved within the proposed lotting pattern.

The required setbacks for the proposed lots would minimize the removal of trees from the lower portions of the site. There are no significant natural features on the property which would be affected by the proposed minor subdivision.

All basic services can be provided to the site, including sewer lines.

All basic services, including sewer lines, are available in or near Ridge Road to serve the site.

New homes can be accessed by a driveway. No driveway shall serve more than three units.

As stated previously, both the existing and proposed homes would be served by separate driveways connecting to Ridge Road.

Tiburon Subdivision Ordinance

Section 14-3.6 of the Tiburon Subdivision Ordinance requires that the Planning Commission make the following findings in approving a Tentative Map for a Minor Subdivision:

a. Plan Consistency. As stated above, the proposed map is consistent with the principles of General Plan Land Use Policy LU-19 relating to subdivision of existing lots, and would, on balance, further the goals and objectives of the General Plan.

b. Design or Improvement. The slope of the proposed lots and the provision of appropriate access by driveways off Ridge Road would be consistent with the General Plan Land Use policy regarding subdivision of existing lots.

c. Type of Development. The proposed Lot 2 would be suitable for the development of a single-family dwelling.

d. Density of Development. The proposed lot areas are suitable for the proposed density of development.

Fish or Wildlife. The subject property is situated within an area that is generally developed. The isolated nature of this property would likely preclude the presence of any endangered or threatened animal species on the site. Adequate open area would remain on each lot to allow animals to continue to traverse the property after construction of a future home on the proposed Lot 2.

f. Public Health. The design of the proposed subdivision has no characteristics that would cause significant public health problems.

g. Access. The access to the proposed lots would utilize Ridge Road. The subdivision would not conflict with any access easements in the area.

h. Dedications. There are no land or improvements proposed to be dedicated to the Town as part of this project.

I. Discharge of Waste. The future house on the proposed Lot 2 would be required to hook up to the public sewer system, in conformance with the requirements of the Town of Tiburon.

Regional Housing Needs. The subdivision of this property to allow the construction of an additional new single-family home would be compatible with the need to construct additional housing within the Southern Marin area.

Historical Subdivisions

The last similar minor subdivision which has occurred in the Hillhaven neighborhood was approved in 1977 for a lot split at 600 & 604 Ridge Road. Since that time, the Planning Commission considered one other minor subdivision in the vicinity at 1960 Straits View Drive (File #69504). That application, to subdivide a 2.28 acre parcel into three lots, was denied by the Commission on April 24, 1996. Resolution No. 96-05 (Exhibit 5), which denied this application, cited Circulation Element Goal C-C, which encourages the Town "to maintain all existing… residential streets with consideration of a combination of residents’ safety, cost of maintenance, [and] protection of residential qualities… by limiting traffic volumes… and noise in an attempt to maintain the livability of the streets." In denying this application, the Commission stated:

"The project site is located at the end of an over-burdened street system that suffers from steep grades, narrow widths, poor sight distances, and substandard curves. This street system includes Paradise Drive, Solano Avenue, Centro East Street, Diviso Street, Ridge Road and Straits View Drive. The proposed project will impact this already over-burdened street system with an additional increment of traffic plus additional impacts from construction vehicles and heavy equipment necessary to construct an additional dwelling unit on the property."

These same conditions would appear to apply to the subject property today. This site, and the proposed Lot 2, are situated at a significant intersection of the same street system serving the Hillhaven subdivision which was described by the Planning Commission as "over-burdened" in 1996. The traffic conditions in this neighborhood have not substantially improved in the past four years, and may have worsened. The Planning Commission should carefully consider the potential impacts of the development of an additional residence at this location on the traffic volume in this neighborhood.

ENVIRONMENTAL REVIEW

An initial study/draft mitigated negative declaration was prepared for this project and released for public comment on August 22, 2000. The initial study/draft mitigated negative declaration is attached as Exhibit 2. The public review period ends on September 13, 2000. The previously mentioned letters received from Mr. Garay addressed several issues related to the draft mitigated negative declaration.

The initial study identified the potential for significant environmental impacts in the following categories:

- Aesthetics

- Air Quality

- Biological Resources

- Geologic Hazards

Hazards & Hazardous Materials

- Hydrology and Water Quality

Noise

Transportation and Traffic

Mitigation measures and a draft mitigation monitoring program (Exhibit 3) have been developed which would reduce the potential for adverse environmental impacts to less-than-significant levels. The mitigation measures related to geological impacts have been previously described. Other potential impacts can be mitigated through normal compliance with Town design review and building procedures, and with Tiburon Fire Protection District requirements.

CONCLUSION

Staff concludes that all of the required findings can be made for approval of this proposed subdivision. The application is substantially consistent with the tentative map which had previously been approved by the Town for this same property. The lot sizes and siting of the future home on the proposed Lot 2 would be compatible with the development pattern of the surrounding Hillhaven neighborhood.

RECOMMENDATION

Staff recommends that the Planning Commission take public testimony on this item, close the public hearing, deliberate upon the project merits, and direct Staff to prepare an appropriate resolution.

EXHIBITS

1. Application form and additional submittal information

2. Draft Initial Study/Mitigated Negative Declaration

Draft Mitigation Monitoring Plan

Geological investigation prepared by Salem Howe Associates, Inc., dated June 19, 2000

Planning Commission Resolution No. 96-05

Letter from Mark Garay, dated August 28, 2000

Letter from Mark Garay, dated August 30, 2000

Tentative Subdivision Map and Resource Conservation Map

 

 

 

 

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