CITY OF BELVEDERE PLANNING COMMISSION STAFF REPORT REPORT DATE: 9/09/2016 AGENDA ITEM: 5 MEETING DATE: 9/20/2016 TO: City of Belvedere Planning Commission FROM: Irene Borba, Director of Planning & Building REVIEWED BY: Emily Longfellow, Deputy City Attorney SUBJECT: Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program, Demolition Permit, Design Review, Exception to Total Floor Area, and Revocable License to Substantially Demolish, Remodel and Construct Additions to an Existing Single-Family Residence on Property Located at 9 North Point Circle RECOMMENDATION The applicant requests a Demolition Permit to demolish 64.8% of the existing 3,577 square-foot two-story residence (including a carport), and a Design Review Permit for renovations and 1,284 square feet of additions (including a 510 square foot garage) to the existing residence for a proposed 4,861 square foot home (including 321 square feet of covered exterior deck), and related site improvements, as described in more detail below. Additionally, an Exception to Total Floor Area is requested to exceed the maximum allowable floor area of 4,744 by 117 square feet or approximately 0.8% over the allowed ratio of 33%. A Revocable License is also required for private improvements proposed within the 9 North Point Circle street right-of-way. Staff recommends that the Planning Commission conduct the required public hearing and take the following actions: MOTION 1 Adopt Resolution adopting the Initial Study/Mitigated Negative Declaration/Mitigation Monitoring Program that addresses potential impacts of the proposed project at 9 North Point Circle (Attachment 1); MOTION2 Adopt Resolution granting a Demolition Permit (64.8%) for the substantial demolition of the existing residence at 9 North Point Circle, subject to the attached findings and as conditioned (Attachment 2); MOTION3 Adopt Resolution granting Design Review for proposed renovations and additions to the existing residence at 9 North Point Circle, subject to the attached findings and as conditioned (Attachment 3); MOTION4 Adopt Resolution granting an Exception to Total Floor Area for the proposed project at 9 North Point Circle, subject to the attached findings and as conditioned (Attachment 4); and MOTIONS Recommend to the City Council approval of a Revocable License for private improvements located in the public street right-of-way at 9 North Point Circle. PROPERTY SUMMARY Project Address: 9 North Point Circle APN: 060-111-10 Project Applicant: Holscher Architects Property Owners: Bryan Lin and Patricia Seid GP Designation: Low Density SFR-1.0 to 3.0 units/net acre Zoning: R-15 Zone, Belvedere Island Existing Use: Single Family Residence Site Characteristics: The parcel is a 14,375 square foot There are two public service easements on irregularly shaped property located within the property. One easement is 5' x 15' and the northwestern end of the single-family is half of a IO'x 15' easement that straddles residential area of Belvedere Island, the the property line in the southeast comer of oldest historical neighborhood in Belvedere. the site connecting to North Point Circle. The subject property consists of moderate to The other easement is a 5' easement that steep slopes (25-50%) descending down extends from North Point Circle to the rear slope toward West Shore Road and of the property and is half of a 1O' wide Richardson Bay. easement that straddles the property. It is developed with a two-story home built in 1958. The site is substantially covered with the structure and paving including a carport, fence, and swimming pool. Other properties surrounding the site are similarly developed. There are hedges and shrubbery at the front of the property and a line of dense bamboo along the westerly property line that screens the two abutting properties from each other. A variety of trees and ground cover have been planted around the site and the steep down sloping northwest comer of the property is fenced off. A small lawn area surrounds the pool in the rear yard. The remaining areas of the property are covered with an assortment of brick patios, brick steps, concrete, and stone pavers. 9 North Point Circle -September 20, 2016 PC Meeting Page 2 ZONING PARAMETERS ELEMENT PRESCRIBED EXISTING PROPOSED Lot Area 15,000 SF 14,375 SF No Change Lot Coverage 30% 2,885 SF (20%) 3,150 SF (21.9%) Total Lot Coverage (including decks over 4 ft. 50% 3,319 SF (46.6%) 3,464 SF (48.7%) above grade) 4,861 SF (including 4,744 SF 3,577 SF (including 321 sq.ft. covered Total Floor Area (0.33 ratio for lots 284 sq.ft. covered exterior; < 14,700 sq.ft.) exterior; 24.9%) 33.8%) Setbacks Front @40' Bldg <15' = 10' 19' 11' Bldg> 15' = 15' Left Side (West) 9' (based on 10% of 3 '-2" 7'-1" the average width (overhang) oflot) Right Side (East) 9' (based on 10% of 3'-6" 9'-9" the average width oflot) Rear 20' (abutting another 7'-2" No Change lot) Building Height 28' 25' -4" 26' -3" average/maximum Parking Spaces 2 2 3 BACKGROUND/PROPERTY HISTORY A review of City records indicates that the subject property received the following prior approvals: Building- • 1957 - Building Permit issued for Residence (1957-48) • October 1964- Building Permit issued for Swimming Pool (1964-25) • October 1983 -Building Permit issued for Kitchen Remodel (1983-158) • October 1983 - Electrical Permit issued (1983-171) • November 1983 - Plumbing permit issued (1983-185) • July 1995 - Backflow Prevention Device (BF 95-148) 9 North Point Circle -September 20, 2016 PC Meeting Page 3 • August 1993 - Building Permit issued for Re-Roofing (1993-128) • November 2000-Construction Permit issued to Replace Deck and Railing (2000-269) • March 2004 -Construction Permit issued for Retaining Walls, Pool Deck and Fence Repair/Replacement (2004-028) • November 2005 -Construction Permit for Bath and Dressing Room Alteration/Remodel (2005-222) • January 2007 -Construction Permit for Furnace Replacement (2007-016) Planning- • August 2000 - Staff Design Review Approval for Deck and Railing Replacement • February 2004 - Staff Design Review Approval for Retaining Walls, Pool Deck and Fence Repair/ Replacement PROJECT ANALYSIS Applicant requests approval of the following changes and improvements: 1. Demolition of 64.8% of the existing exterior of the structure. 2. 22.0 cubic yards of cut and 27.5 cubic yards of fill and minor other site work. 3. Removal of an existing 469 square foot carport and construction of a two-car 510 square foot garage. 4. Addition of an uncovered off-street parking space in the southeast corner of the site. 5. Extensive interior kitchen remodeling and 1,247 square feet of addition to the upper and lower floors (existing: 3,293 square feet) and 37 added square feet of covered exterior (existing: 284 square feet). 6. Installation of a new roof over the existing upstairs bedrooms; Replacement of existing roofing with standing seam aluminum. 7. All doors and windows will be replaced and the siding will be comprised of new stucco and horizontal cedar siding. Project approvals required by the City of Belvedere include a Demolition Permit (Chapter 16. 28 of the Belvedere Municipal Code (BMC), Design Review approval pursuant (Chapter 20.04 of the BMC), an Exception to Total Floor Area (Section 19.52.120 of the BMC), a Revocable License, and a building permit. Each of these requests is discussed in more detail below. The applications are included as Attachment 6 and project plans are included as Attachment 7. DEMOLITION PERMIT Given that 64.8% of the existing residence is proposed to be demolished, a Demolition Permit is required pursuant to Belvedere Municipal Code Section 19.08.136 and Chapter 16.28. As conditioned, the proposed demolition would provide adequate site protection and would not have an adverse impact upon the public health, safety and/or welfare. Additionally, as discussed below and in the findings for the Demolition Permit, the demolition will not remove a building recognized as having historical or architectural significance, and the proposed demolition is consistent with the Housing Element goals of the City. Staff recommends that the findings for the Demolition Permit can be made as reflected in the attached draft Resolution and incorporated herein by reference (Attachment 2). 9 North Point Circle -September 20, 2016 PC Meeting Page4 DESIGN REVIEW Residence The applicant requests Planning Commission review and approval of the following entitlements: Demolition, Design Review, Exception to Total Floor Area, and a Revocable License. The applicants propose to demolish 64.8% of the existing 3,577 square-foot two-story residence and renovate the existing home including the addition of 1,24 7 square feet. When complete, the home would have 2,319 square feet on the main floor (street level) and 1, 711 square feet on the lower level. The property would also have a 510 square foot garage and 321 square feet of covered exterior (under the upper deck) and related site improvements. An Exception to Total Floor Area is requested to exceed the maximum allowable floor area of 4,744 by 117 square feet or approximately 0.8% over the allowed ratio of 33%. A Revocable License is also required for private improvements proposed within the 9 North Point Circle street right-of-way. Though much of the existing landscaping at the rear and sides of the home would remain, the front of the site would be re-landscaped. A fountain in the northwest rear portion of the site would be removed to allow for a new stairway down to the pool and patio area. Three trees along the rear walkway would be removed. In the proposed plans, the main floor consists of a kitchen/pantry/dining/living area, a master bedroom and bath, a guest/office room, and a powder room.