CORTE MADERA PLANNING COMMISSION STAFF REPORT

Transcription

1 CORTE MADERA PLANNING COMMISSION STAFF REPORT ITEM NO. 5A REPORT DATE: JULY 16, 2014 MEETING DATE: JULY 22, 2014 SUBJECT: SITE: APPLICANTS: DESIGNER: CEQA STATUS: PROCEDURE: DESIGN REVIEW PERMIT NO and VARIANCE PERMIT NO To enlarge the first floor area by 547 sq. ft., add a new second floor with an area of 529 sq. ft., and add a new garage of 442 sq. ft. The resulting total living space would be 2,188 sq. ft. The addition includes encroachment into the front yard setback and exceedance of the permitted lot coverage. 296 CORTE MADERA AVENUE ROBERT BRETZEL & MEEGAN CAMERON JOCHUM ARCHITECTS The Planning Department recommends that the project is exempt from the California Environmental Quality Act under Categorical Exemption Class 1 (CEQA Article 19, Section 15301). The Planning Commission's decision is final unless appealed to or called up by the Town Council within ten calendar days. SITE Zoning: R-1 (Medium-Density Residential District) INFORMATION: Existing An existing one-story 1,112 sq. ft. single- Development: family residence and a 213 sq. ft. one-car detached carport. Net Lot Area: 4,956 sq. ft. APN: Surrounding Properties North: Zoning Land Use R-2 Residential South: R-1 Residential East: POS West: R-1 Parks/Open Space Residential 1

2 SUMMARY: Request for Design Review approval to construct a 547 sq. ft. first-story addition, a new 529 sq. ft. second-floor and a new 442 sq. ft. garage. The project requires two Variances, one for the reduction of the 15 required front yard setback and the second for exceeding the 35% required lot coverage. The setbacks on the north and south sides will remain the same. The front setback would decrease from 12 9 to 0 where a 15 setback is the minimum required. The rear setback would remain the same. The lot coverage would increase from 32.7% to 44.3% where 35% is the maximum allowed. The Floor Area Ratio (FAR) would increase from 26.7% to 53.1% where 56.4% is the maximum allowed. The maximum height of the house would increase from 13 8 to 25 0 where 30 is the maximum allowed. A two-car garage would be constructed, replacing the existing carport. The applicant proposes elevated driveway accessing the garage from Corte Madera Avenue. The subject property is governed by the R-1 (Medium-Density Residential District) development standards. CONDITION ORDINANCE EXISTING APPLICANT S REQUIREMENT CONDITION PROPOSAL Minimum Lot Size 7,500 sq. ft. min. 4,956 sq. ft. No change Front Setback 15 minimum Rear Setback 25 minimum 39 No change North Side Setback 5 minimum 4 7 No change South Side Setback 5 minimum 2 4 No change Lot Coverage 35% maximum 32.7% 44.3% Floor Area Ratio 56.4% maximum 26.7% 53.1% Structure Height 30 maximum On-Site Parking 2 spaces; 1 may 2-car carport 2-car garage be uncovered BACKGROUND: Below is a chronological listing of events pertaining to this application: June 2, 2014 An application for Design Review and Variance was filed to construct a second-story addition. June 19, 2014 The application was deemed incomplete for clarification of plans and request for additional information. 2

3 ANALYSIS/ISSUES: July 7, 2014 The Planning Department determined the application to be complete after review of submitted information and recommended that the project qualifies for categorical exemption under Section of the California Environmental Quality Act (CEQA) Guidelines. July 22, 2014 The Planning Commission holds a public hearing. Site Description The subject property is located on the east side of Corte Madera Ave. along the edge of one of the sweeping turns in the road that characterize the street. The front property line is approximately 18 6 from the edge of the roadway (Corte Madera Ave. right of way extends beyond the street surface) and the property slopes down towards the east, with a flat building site. The lot area is 4,956 sq. ft. in size. The width of the lot is 74 along the Corte Madera Ave. frontage and 39 at the rear of the property at Montecito Dr. The lot is developed with a one-story residence with a detached two-car carport. The current driveway accessing the carport slopes steeply downward at a 28% grade from Corte Madera Avenue. The elevation along Corte Madera Avenue roadway is 100, the elevation at the front property line is 96, the elevation of the existing first floor is 91, approximately 9 lower than the roadway, and the elevation at the rear of the property is approximately 65. Design Review Discussion The proposed project includes adding 529 sq. ft. for a new second-floor consisting of a master bedroom, master bathroom and stairs over the existing single-story residence; adding a 442 sq. ft. garage located above the location of the existing carport; and adding 547 sq. ft. to the existing first-floor consisting of a new bedroom, enlarged den, a new office, storage, and stairs located under the proposed garage. The additions would be located along the south side of the property. The second-story addition, including the proposed garage, would be at an elevation of , roughly the same elevation as Corte Madera Avenue at that location. A bridge/driveway is proposed connecting the garage to the roadway, allowing vehicular access at the same elevation as Corte Madera Ave. rather than the existing steeply sloping driveway. Sixty percent of the bridge would be located in the public right-of-way. In addition, the project includes a retaining wall for a portion of the firstfloor addition, requiring the removal of 62 cubic yards of soil. The first and second-story additions would maintain a 5 setback along the southern side yard, with a portion of the southeast corner of the second 3

4 story pulled back 10 from the property line, providing additional space from the neighboring single family residence (300 Corte Madera Avenue). The project would maintain the existing front entry located on the north side of the house on the lower patio, and would add an entry trellis and gate leading to new stairs to the entry patio. The exterior design will be modified to a California Craftsman style. The materials include fiber cement lap siding and composition shingles for the roof. Figure 2 shows the proposed front elevation for project as seen from the street. The proposed additions will not result in the removal of any significant trees. The project would require the removal of four small trees (4 to 8 in diameter) for the driveway and garage. Much of the remaining landscaping in the front yard would remain which currently screens the existing residence, and would screen a significant part of the new secondstory. The subject property is not located on a ridgeline and the project will not affect natural landforms. The project does not include any excessive or unsightly grading of hillsides and will not adversely affect the natural beauty of the Town. Views, sunlight, and privacy impacts on adjacent neighbors are not significant or adverse. The location of the second-story addition would be 12 to 13 north of neighbor s home at 300 Corte Madera and 35 from the home to the north at 292 Corte Madera Avenue, and would have minimal impact on sunlight for either property. The second story in the southeast corner has been stepped back 10 from the property line (5 required) and approximately 12 to 13 from the neighboring residence to the south (300 Corte Madera Avenue). In addition, the windows along the south elevation includes one window in the master bedroom that is located in the stepped back section that would overlook the neighboring roof, while the other window in the master bathroom would have a raised sill, which would have no impacts on the property to the south. The distance from the second-story addition to the neighbor to the north is significant (35 ) and would not have an impact on privacy. The properties to the west and across Corte Madera Avenue are located at a higher elevation, and would not have any views or sunlight impacted with the proposed improvements. With the slopes associated with this property and the current location of the existing one-story building, the proposed second-story addition would have the appearance of a one-story building from Corte Madera Avenue. The massing of the single family residence would be similar to other existing single family residence along Corte Madera Avenue. The project as proposed meets the needs of the property owners without impacting the neighbors views and sunlight. The proposed construction is strictly a residential use, and there are no conflicts with non-residential land uses on the surrounding parcels. Attachment 2 includes letters of support from neighboring property owners. 4

5 Figure 1 Existing Front Elevation Figure 2 - Proposed Front Elevation The project is in scale and harmonious with surrounding development which consists of homes in this neighborhood of similar sizes. The additions will be harmonious with the site because all exterior colors and materials will be compatible with the surrounding area and structures. A majority of the proposed first-story additions would be located under the proposed garage and would not add to the overall massing, while much of the front yard landscaping would remain that currently screens the existing residence, and would screen a significant part of the new secondstory. The front of the garage and entry gate has design features that minimizes the overall massing and adds architectural interest. The building proportions are in scale with the neighborhood, and the Craftsman architectural design will blend in harmoniously with the area. 5

6 The proposed new construction will conform to current building codes and will utilize durable high-quality building materials. The proposed expanded residence will enhance and improve the home by providing more living space and such expansion is harmonious, compatible, and in proportion with other multi-story homes in the neighborhood. The project with the raised driveway and garage will create a safer and convenient access to the property for pedestrians, cyclists and vehicles. Variance Discussion The applicant is requesting two Variances, which includes the reduction of the front yard setback and exceeding the lot coverage. The R- 1(Medium Density Residential) Zoning district for this property requires a 15 front yard setback and maximum lot coverage of 35%. The project is an application for an addition to an existing one-story single-family residence and two-car carport on a 4,956 sq. ft. lot. The subject property is currently developed with a legal non-conforming 12 9 front yard setback. The proposed new second-story addition would result in the northwestern corner of the garage with a 0 front yard setback and the southwest corner of the garage with a 14 front yard setback. The garage at this location accesses Corte Madera Avenue with an elevated driveway/bridge (garage apron) crossing a portion of the Towns Right-of- Way. With the small size of the legal nonconforming parcel at 4,956 sq. ft. (the minimum lot area in an R-1 is 7,500 sq. ft.), the maximum allowable lot coverage for this property at 35% would be 1,734 sq. ft. This project proposes a lot coverage of 44.3% or 2,194 sq. ft. for this project. The lot coverage calculates all structures covering the property. The steep slopes associated with this property, requires a significant number of decks, stairs, and access areas that increases the lot coverage on the property in addition to the single family residence. Given the 30 right of way from the centerline of Corte Madera Ave., a large area (18 6 wide) in what otherwise acts as a front yard, is in the right of way. Currently, there is 18 6 from the edge of the roadway to the front property line. The existing driveway is currently down a 28% slope, requiring vehicles to pull out onto Corte Madera Avenue (a busy roadway) with limited view or sight distance. The purpose of the raised driveway/bridge and garage is to elevate vehicular access even with the roadway, making it safer. With the improvements, two additional parking spaces would be located in front of the garage in the right-of-way. Other properties within the immediate area have developed garages adjacent to Corte Madera Avenue. Much of the front yard landscaping would remain that currently screens the existing residence, and would screen a significant part of the new second-story. Without the front yard variance, the proposed additions would be located further back on the property, creating a greater footprint down the steep hillside, potentially increasing 6

7 Figure 3 - Proposed Site Plan 7

8 CONCLUSION: the lot coverage of the property and requiring more excavation and other hillside disturbance, and a longer raised structural driveway. A strict application of prohibiting the second-story addition would prohibit an addition that otherwise conforms to the height and floor area ratio standards of the zoning district. Other properties along Corte Madera Avenue have been developed with garages located in the front yard setback. Those properties include 255, 280, 271 and 290 Corte Madera Avenue. In addition 290 Corte Madera Avenue was also approved with 45.8% lot coverage, over the 35% lot coverage. In this case, only the proposed garage and the first story under the garage would encroach into the front yard setback (along with a small corner of the existing house). The project as proposed with this variance meets the needs of the property owners without impacting the neighbors. The second-story additions in the front yard will not create a safety hazard. Adequate offstreet parking will be created without encroaching into the roadway. The new vehicle parking in the garage and the raised driveway/bridge will provide safer access to this property and a current safety concern will be minimized. The proposed construction of a 547 sq. ft. first-story addition, a new 529 sq. ft. second-story, and a new 442 sq. ft. garage is compatible with the intensity of residential development in this neighborhood. The proposed location of the additions and craftsman design materials complement and upgrade the existing residence and make the project an attractive addition to the neighborhood. The second-story garage addition which encroaches into the front yard setback, in addition to the variance for lot coverage, are consistent with other development in the immediate area, consistent with the intent of the Towns General Plan policies, and granting the front yard setback and lot coverage variances would not represent a special privilege. The proposed driveway/bridge and second story garage associated with these two variances provides safer access to Corte Madera Avenue for vehicles on this property. RECOMMENDED COMMISSION ACTION: Staff recommends that the Planning Commission approve Design Review No and Variance No to enlarge the first floor area by 547 sq. ft., add a new second floor area of 529 sq. ft., and add a new garage of 442 sq. ft.; as well as, the reduction of front yard setback and exceeding the lot coverage at 296 Corte Madera Avenue in Corte Madera, by adopting the attached Resolution with findings and conditions. 8

9 ATTACHMENTS: 1. Resolution 2. Letter of Support from Adjacent Neighbors 3. Site Plans, Floor Plans, & Elevations cc: Robert Bretzal & Meegan Cameron, 296 Corte Madera Ave., Corte Madera, CA Jochum Architects, 114 Van Tassel Court, San Anselmo, CA Project File: 296 Corte Madera Drive 9