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August 8, 2017 AGENDA ITEM: 5 MEETING DATE: August 15, 2017 TO: City of Belvedere Planning Commission

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August 8, 2017 AGENDA ITEM: 5 MEETING DATE: August 15, 2017 TO: City of Belvedere Planning Commission CITY OF BELVEDERE PLANNING COMMISSION STAFF REPORT REPORT DATE: August 8, 2017 AGENDA ITEM: 5 MEETING DATE: August 15, 2017 TO: City of Belvedere Planning Commission FROM: Rebecca Markwick, Associate Planner REVIEWED BY: Irene Borba, Director of Planning and Building Emily Longfellow, Deputy City Attorney SUBJECT: Demolition, Design Review, Exception to Floor Area, Variance and Revocable License requests to construct a new residence for the property located at 1 Belvedere Avenue RECOMMENDATION The applicant requests approval of Demolition, Design Review, Exception to Total Floor Area, a Variance and Revocable License applications to build a new single family home and attached carport. The application is included as Attachment 6 and project plans are included as Attachment 7. Staff recommends that the Planning Commission conduct the required public hearing and take the following actions: MOTION 1 Adopt the Resolution granting No Historical or Tribal Cultural Resource per CEQA at 1 Belvedere Avenue (Attachment l); MOTION2 Adopt the Resolution granting Demolition of the existing single family dwelling and detached carport at 1 Belvedere Avenue (Attachment 2); MOTION3 Adopt the Resolution granting Design Review for the property located at ! Belvedere Avenue (Attachment 3); MOTION4 Adopt the Resolution granting Exception to Total Floor Area approval to allow a total floor area of 7,233 SF, where 4,850 SF is permitted at ! Belvedere Avenue (Attachment 4); MOTIONS Adopt a Resolution granting a Variance to allow 12 foot walls where 4 feet are permitted in the front setback at 1 Belvedere Avenue (Attachment 5); MOTION6 Recommend to the City Council approval of a Revocable License for improvements located in the public street right-of-way at 1 Belvedere Avenue. PROPERTY SUMMARY Project Address: 1 Belvedere A venue APN: 060-141-08 Project Applicant: Jeff Jungsten (Jungsten Construction) Property Owner: Susan G. Kelly Revocable Trust GP Designation: Low Density Residential SFD -1.0 to 3.0 units/net acre Zoning: R-15 Zoning District, Belvedere Island Existing Use: Single Family Residential Site Characteristics: The project site is a 34, 129-square-foot, steeply down-sloping lot situated between Belvedere A venue to the east and City-owned lot on West Shore Road to the west. The property currently contains two buildings: a 2,814 square foot residence located roughly in the center of the lot, and a 400-square-foot carport that sits at the base of the driveway, above the house. The existing terrain is heavily wooded and traverses downward with steep grades. ZONING PARAMETERS ELEMENT PRESCRIBED EXISTING PROPOSED Lot Area 15,000 SF 34,129 SF No Change Total Floor Area 4,850 SF 3,191 SF 7,233 SF 1,767 SF Structures 8, 181 (24% ) Structures Lot Coverage 30% Structures 3,524 SF Structures 8,897 (26%) Structures 50% w/Decks w/Decks w/Decks Left Side Yard Setback 10' 19' 16' Right Side Yard 10' 38' 13' Setback 88' Rear Yard Setback 20' 110' Front Yard Setback 10' 21' 62' Building Height 36' 36' 36' Maximum Parking Spaces 2 2 5 1 Belvedere Avenue August 15, 2017 Planning Commission meeting Page 2 PROPERTY HISTORY May 1963- Use Permit issued to rebuild house damaged by fire as per original plans. August 1974- Design Review approval for the removal of 16 Eucalyptus trees on vacant lot between 215 and 223 Golden Gate A venue. Application was filed by the property owners of 1 Belvedere. July 2012- Application received for Demolition, Design Review, Floor Area Exception and Second Unit Permit. The project proposed keeping some of the existing structure while constructing about 5,000 SF of new floor area by adding on to the existing two stories of the home. City staff contracted the services of Garavaglia Architecture to review the history of the existing residence. It was determined by staff that the project could not be exempt from CEQA because the "project would have a substantial adverse effect" on the property's setting, site characteristics, and the integrity of the design. A staff report was prepared for the Planning Commission review of the appeal of staffs' CEQA determination. At the close of the public hearing, the Commission directed staff to present the CEQA analysis prepared for the project to the Historic Preservation Committee for the Committees' review and recommendation to determine whether the property constituted a CEQA Historical Resource. July 2012- The Historic Preservation Committee (HPC) held a public meeting and considered the materials prepared by Garavaglia Architecture. The HPC adopted motions recommending that in the opinion of the Committee and under CEQA, Aaron Green is not a master architect and that 1 Belvedere does not embody the Second Bay Area Tradition of architecture, and therefore the property was not a Historical Resource and a categorical exemption could apply for the project. The vote was unanimous. August 2012- The Planning Commission reviewed the same project, and staff recommended continuance so that the Planning Commission could review the building size and potential impacts prior to evaluation of the building and landscape design. November 2012- Planning Commission review and approval of Demolition, Design Review, Exception to Total Floor Area, Revocable license and Second Unit. The project included plans to partially demolish the existing home (more than 50%), and to construct additions to the existing home, for a total of 8,062 SF and approval of a second unit, CEQA exemption 15303. April 2014- Planning Commission review and approval of Design Review for the final landscape, including fencing, retaining walls, and a pool at 1 Belvedere. April 2014- City Council approval of a Revocable License for improvements in the right of way. May 2015- Planning Commission review of an extension of Design Review, Demolition, and Exception to Total Floor Area. The applicant requested an 18-month extension of the previously approved Demolition Permit for a new expiration date of November 20, 2016. This application was withdrawn prior to Planning Commission review. 1 Belvedere Avenue August 15, 2017 Planning Commission meeting Page 3 PROJECT ANALYSIS The applicant requests Planning Commission review and approval of the following entitlements: Design Review, Demolition, Exception to Total Floor Area, a Variance for retaining wall height and a Revocable License. The applicant proposes to construct a new 7,233-square-foot residence and attached carport. The existing dwelling and car port will be demolished as part of this application. Plans also include a major landscape renovation including removal of trees, new retaining walls, new parking area in the right-of-way and new landscaping throughout the property. The applications are included as Attachment 6. The proposed single family dwelling exceeds the allowable floor area on the property for the R-15 zoning district; therefore an Exception to Floor Area is required to allow construction of the new single family dwelling. A Variance to exceed the allowable height for retaining walls in the setback is part of the application. In addition, a Revocable License is required for the improvements in the right of way. Project Plans are included as Attachment 7. PROJECT DESCRIPTION Arclzitectural Style, Colors and Materials The applicant proposes a new Contemporary style two story residence with an attached five car auto court and carport. The proposed colors and materials consist of wood siding, wood decking, stucco and metal cladding. A color and materials board will be available for the Commissioners' review at the meeting. Site and Floor Plans The applicant proposes to construct a new two-story, 7,233 square-foot residence in the center of the lot, in a similar footprint of the existing dwelling proposed for demolition. The project, designed by Charles R. Stinson Design International, also includes new site improvements and landscaping, consisting of two decks one off of each level of the home, a new pool on the lower level and planting throughout the property. An attached five car auto court and covered carport is proposed to be constructed adjacent to the front entry, to provide parking and storage for the new residence. The auto court would be accessed from Belvedere Avenue via a new concrete driveway. The majority of the auto court, car port, and proposed dwelling will not be visible from Belvedere A venue. Plantings are proposed along Belvedere A venue to provide softening and partial screening of the car port and dwelling. The main floor of the residence includes 2,440 square feet and the lower floor includes 2,821 square feet. The carport and storage area includes 943 square feet and the covered lower level deck includes 1,029 square feet. The residence is proposed to be set 62 feet from the front property line, 13 feet from the right side yard, 16 feet from the left side yard and 88 feet from the rear yard. The main living floor will be comprised of the mud/laundry room, study, kitchen, dining, great room and the master suite. A large (1,200 SF) terrace is proposed off of the main living floor at the rear of the dwelling. The lower floor of the residence includes 2,821 square feet. The lower floor of the residence consists of four bedrooms, four bathrooms, a laundry room, mechanical equipment rooms, an exercise room and a 1,029 square foot terrace with a pool. The project also proposes an interior elevator in the house. 1 Belvedere Avenue August 15, 2017 Planning Commission meeting Page4 The project as proposed conforms to the required development standards of the BMC in regards to meeting the required setbacks and height for the R-15 zoning district. RoofPlans The applicant proposes a flat roof with pavers. The roof will also incorporate solar panels and portions of it are proposed as a green roof.
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