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D. |
COMPLIANCE WITH DESIGN REVIEW STANDARDS |
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The following Design Review Standards of the Emerald Lake Hills area are discussed. |
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a. |
Site Planning: As much as possible, site new buildings on a parcel in locations that; (1) minimize tree removal; (2) minimize alteration of natural topography; (3) respect the privacy of neighboring houses and outdoor living areas; (4) minimize the blockage of sunlight on neighboring buildings; and (5) minimize alteration of streams and natural drainage channels. |
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The project site contains 12 mature significant trees including 11 oak trees 6 to 54 inches in diameter, and one 24-inch diameter cypress tree. The proposal is to remove two (8- and 14-inch) oak trees. The 8-inch tree is being removed for the 14-foot wide driveway, and the 14-inch tree is being removed to accommodate the second unit. The driveway to the proposed house climbs from the street level towards the house, in harmony with the natural topography. In addition, the proposed elevations indicate the structure steps down hillside in the same direction as the natural grade. |
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The project was reviewed at four DRC meetings and one Planning Commission public hearing. During the Design Review process, four concerned members of the public spoke. Review of the project file and speaker slips indicates two of the speakers had no position on the project, one was opposed to it (the appellant), and one was in support of the project. One of the speakers with no position was Mr. George Maneatis of 211 Lakeview Way, which is the neighboring house north of the subject site. Mr. Maneatis did not express concerns about blockage of sunlight, or the mass and bulk of structures. The DRC determined that the proposed home minimized the blockage of the neighbor's sunlight and privacy impacts because the proposal will be at least 17 feet from the north and 33 feet from the east property lines. In addition, at the Planning Commission hearing, surrounding neighbors expressed their support of the project, and submitted a copy of a document from the community signed by 24 neighbors (see Attachment P). |
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The project is not near any streams or natural drainage channels. However, the lot coverage and the paved areas will generate water runoff during and after construction activities. The Planning Commission's approval includes two conditions to minimize the transport and discharge of stormwater runoff from the construction site into storm drain systems and water bodies, and for the applicant to submit an erosion and sediment control plan to the Planning Division, requiring that erosion control devices be installed upon the commencement of construction in order to maintain the stability of the site and prevent erosion and sedimentation off-site (see Conditions of Approval 8 and 9, Attachment A). Also, the implementation of the approved landscape plan will minimize the water runoff once the construction is completed. In addition, a stormwater management plan is required including a site plan and narrative of the types of permanent stormwater controls that will be installed on-site to minimize the surface water runoff. The stormwater management plan should control runoff from all new covered and impervious areas (see Condition of Approval No. 10, Attachment A). |
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The Planning Commission believed the structure's location and its design, and the proposed driveway, minimize tree removal and alteration of natural topography, respected the privacy of neighboring houses and outdoor living areas, minimized the blockage of sunlight on neighboring buildings, and minimized alteration of streams and natural drainage channels. |
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b. |
Design new buildings that are architecturally compatible with existing buildings by requiring them to reflect and emulate, as much as possible, the predominant architectural styles and the natural surroundings of the immediate area (e.g., bungalow, craftsman, ranch). Avoid revivalist historical styles. |
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The Prairie architectural style of the proposal and similar styles of architecture are used throughout the neighborhood. The use of stucco is common in other styles of architecture. These architectural styles and the use of stucco have been used throughout Emerald Lake Hills. Therefore, the Planning Commission believes the proposal is compatible with existing buildings, preserves the natural character of the hillside areas, and is in harmony with the character of the community. |
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c. |
Design buildings with shapes that respect and conform to the natural topography of the site by requiring them to step up or down hillside in the same direction as the natural grade. Control the bulk of the building on hillside by requiring them to be terraced up or down the hill at a uniform height. |
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See Section D.a of this report (Site Planning). |
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d. |
As much as possible, avoid the creation of unattractive, useless space beneath buildings by prohibiting buildings that are predominantly built on stilts. |
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The proposal is a multi-level single-family dwelling and a detached second dwelling unit. These structures exclude unattractive and useless space beneath them, and do not incorporate a design that is built on stilts. Therefore, the Planning Commission believed the project is in compliance. |
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e. |
Design well articulated and proportioned façade by: (1) avoiding the dominance of garages at street level; (2) considering the placement and appearance of garages and the width of garage doors; (3) prohibiting massive blank walls by creating aesthetic and proportioned patterns of windows and shadows; and (4) relating the size, location, and scale of windows and doors to adjacent buildings. |
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The placement of the garage beneath the main house facing north will not be visible from the Lakeview Way, which is located west of the parcel. The 2-car garage beneath the second unit will be visible from the street. However, other similar designs are very common in the area, and the visibility of the secondary unit's garage as you drive up the hill is only for a few seconds. The project incorporates different planes creating an interesting roof design which helps the articulation of all four elevations, while avoiding massive blank walls. The compatible and proportioned windows and doors, with treatments, create different patterns and shadows at different times of the day. This adds to the fenestration of both structures and makes them aesthetically pleasing. These windows and doors are also compatible to adjacent buildings. The Planning Commission in their review of the project believed that patterns of windows and shadows were proportional and massive blank walls were avoided in the design, and the size, location, and scale of windows and doors were compatible to adjacent buildings. |
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f. |
Design buildings using primary pitched roofs. Design buildings with roofs that reflect the predominant architectural styles of the immediate area. |
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The proposed structures have 4 to 12 (30 degree slope) pitched roofs. The non-squared floor plans create a broken-up roof design, which enhances the prairie architectural style of the project. The use of the pitched roof is compatible with the predominant architectural styles of immediate area, and is in harmony with the character of the community. |
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g. |
Make varying architectural styles compatible by using similar materials and colors which blend with the natural setting and the immediate area. Avoid the use of building materials and colors which are highly reflective and contrasting by requiring them to blend and harmonize with the natural woodland environment and vegetation of the area. |
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The use of stucco is common in the Prairie architectural style of the proposal and similar styles of architecture used throughout the neighborhood. The proposal is incorporating the use of a warm muted taupe color for walls, a deep forest green for trims, and sablewood roof shingles, which blend with the natural setting of the immediate area and are in harmony with the natural woodland environment and vegetation of the area. |
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Install all new service lines underground. |
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The Planning Commission approved the project with a condition that all new service lines be installed underground (see Condition of Approval No. 11, Attachment A). |
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Control the use of signs so that their number, location, size, design, lighting, materials, and colors harmonize with their surroundings and are compatible with the architectural style of the building. |
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There are no signs proposed for the project. |
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j. |
As much as possible, keep the amount of visible paved areas (e.g., driveways, walkways, etc.) to a minimum. |
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The driveway to the house and second dwelling unit cover approximately 3,000 sq. ft., or 12 percent, of the parcel size. The driveway climbs from the street level towards the house, in harmony with the natural topography and minimizes excessive grading. The applicant is proposing a stamped colored concrete driveway, and would require removal of one 8-inch tree for construction. The 3,000 sq. ft. paved area also includes the driveway to two guest parking spaces that are required in Emerald Lake Hills, since the street does not contain enough width to provide additional parking. Other portions of the driveway could also be utilized for additional guest parking for special occasions. In addition, the new paved area replaces the same size asphalt driveway to the existing house and the paved walkway in the rear. |
E. |
ENVIRONMENTAL REVIEW |
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The project is categorically exempt from CEQA pursuant to Section 15303, Class 3, Construction of New Small Structures. |
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F. |
REVIEWING AGENCIES |
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Department of Public Works |
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Building Inspection Section |
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California Department of Forestry (CDF) |
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VISION ALIGNMENT |
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The proposal to construct a new single-family dwelling and a second dwelling unit keeps the commitment to offer a full range of housing choices and Goal Number 9. Housing exists for all people at all income levels and for all generations of families. This proposal contributes to this commitment and goal by providing more available housing in the County. |
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ATTACHMENTS |
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A. |
Recommended Findings and Conditions of Approval |
B. |
General Location |
C. |
Assessor Map |
D. |
Site Plan |
E. |
Garage Floor Plan |
F. |
First Floor Plan |
G. |
Second Floor Plan |
H. |
North and West Elevations |
I. |
South and East Elevations |
J. |
Second Dwelling Unit Floor Plan |
K. |
Second Dwelling Unit Elevations |
L. |
Proposed Landscape Plan |
M. |
Appeal Letter |
N. |
Planning Commission and Design Review Committee Decision Letters |
O. |
Opposing Letters |
P. |
Supporting Letter and Community Signatures |
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Attachment A |
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COUNTY OF SAN MATEO |
ENVIRONMENTAL SERVICES AGENCY |
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RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL |
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Permit or Project File Number: |
Board Meeting Date: March 23, 2004 |
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PLN 2002-00283 |
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Prepared By: Farhad Mortazavi |
For Adoption By: Board of Supervisors |
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RECOMMENDED FINDINGS |
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A. |
For the Design Review |
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Find that this project has been reviewed under and found to be in compliance with the Design Review Standards for Emerald Lake Hills, Section 6565.15 of the San Mateo County Zoning Regulations. |
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B. |
For the Environmental Review |
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Find that the project is exempt from environmental review pursuant to the California Environmental Quality Act (CEQA), Section 15303, Class 3, relating to new construction of a small structure. |
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RECOMMENDED CONDITIONS OF APPROVAL |
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Planning Division |
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This approval is for the project as described on the plans and documents submitted on May 15, 2002 to the Planning Division. Any revisions to the approved plans must be submitted to the Planning Division for review and approval prior to implementation. Minor adjustments to the project may be approved by the Planning Director if they are consistent with the intent of and are in substantial conformance with this approval. Any other developments on the property will be subject to a separate permitting process. |
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The Design Review permit shall be valid for five years from the date of approval. Any extension of this permit shall require submittal of an application for permit extension and payment of applicable permit extension fees sixty (60) days prior to the expiration date. |
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The master bedroom's wall near Tree No. 8 of the arborist report, shall be reduced in size by a concaved area of three feet by eight feet (24 sq. ft.) for more distance between the structure and the tree. |
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Prior to the construction activities, Tree No. 8 of the arborist report shall be professionally pruned for proper construction clearance and proper limb removal. This work may be completed anytime prior to construction, however, during the winter dormant period, pruning is most desirable. During construction, equipment shall be excluded from the rooting area. One pass in and out for drilling equipment is acceptable. Beyond that, all heavy equipment shall be excluded. For your assurance of continued growth and health, future tree inspections shall be completed both during construction and following the completion of construction. |
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The applicant shall submit a $5,000 surety deposit prior to the issuance of the associated building permits. The deposit is to assure preservation of Trees No. 4, 5, and 8 of the arborist report and for approved landscaping. The deposit shall be held for two full years from the date of planting of the trees, and shall be released only upon staff confirmation that all such trees are alive and healthy, and that any dead trees have been replaced in like kind. |
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The project shall be constructed in compliance with the plans approved by the Board of Supervisors. Any changes or revisions to the approved plans or above conditions shall be reviewed by the Design Review Officer or, where necessary, the Bayside Design Review Committee for approval. |
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7. |
The applicant shall provide "finished floor elevation verification" to certify that the structure is actually constructed at the height shown on the submitted plans. The applicant shall have a licensed land surveyor or engineer establish a baseline elevation datum point in the vicinity of the construction site. |
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The applicant shall maintain the datum point so that it will not be disturbed by the proposed construction activities until final approval of the building permit. |
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This datum point and its elevation shall be shown on the submitted site plan. This datum point shall be used during construction to verify the elevation of the finished floors relative to the existing natural or to the grade of the site (finished grade). |
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c. |
Prior to Planning approval of the building permit application, the applicant shall also have the licensed land surveyor or engineer indicate on the construction plans: (1) the natural grade elevations at the significant corners (at least four) of the footprint of the proposed structure on the submitted site plan, and (2) the elevations of proposed finished grades. |
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d. |
In addition, (1) the natural grade elevations at the significant corners of the proposed structure, (2) the finished floor elevations, (3) the topmost elevation of the roof, and (4) garage slab elevation, must be shown on the plan, elevations, and cross-section (if one is provided). |
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e. |
Once the building is under construction, prior to the below floor framing inspection or the pouring of the concrete slab (as the case may be) for the lowest floor(s), the applicant shall provide to the Building Inspection Section a letter from the licensed land surveyor or engineer certifying that the lowest floor height--as constructed--is equal to the elevation specified for that floor in the approved plans. Similarly, certifications on the garage slab and the topmost elevation of the roof are required. |
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If the actual floor height, garage slab, or roof height--as constructed--is different than the elevation specified in the plans, then the applicant shall cease all construction and no additional inspections shall be approved until a revised set of plans is submitted to and subsequently approved by both the Building Official and Planning Director. |
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8. |
During project construction, the applicant shall, pursuant to Section 5022 of the San Mateo County Ordinance Code, minimize the transport and discharge of stormwater runoff from the construction-site into storm drain systems and water bodies by: |
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Using filtration materials on storm drain covers to remove sediment from dewatering effluent. |
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Stabilizing all denuded areas and maintaining erosion control measures continuously between October 15 and April 15. |
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Removing spoils promptly, and avoiding stockpiling of fill materials, when rain is forecast. If rain threatens, stockpiled soils and other materials shall be covered with a tarp or other waterproof material. |
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Storing, handling, and disposing of construction materials and wastes so as to avoid their entry to the storm drain system or water body. |
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Avoiding cleaning, fueling or maintaining vehicles on site, except in an area designated to contain and treat runoff. |
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Limiting and timing applications of pesticides and fertilizer to avoid polluting runoff. |
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The applicant shall include an erosion and sediment control plan on the plans submitted for the building permit. This plan shall identify the type and location of erosion control devices to be installed upon the commencement of construction in order to maintain the stability of the site and prevent erosion and sedimentation off-site. |
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The applicant shall submit a stormwater management plan, which shall include a site plan and narrative of the types of permanent stormwater controls that will be installed on-site to minimize the surface water runoff. At a minimum, the directly connected impervious areas shall be minimized, downspouts shall be directed to landscaped areas and pervious materials shall be used for the access road, if possible, and any patio or walkway areas near the proposed residence. |
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All new power and telephone utility lines from the street or nearest existing utility pole to the main dwelling and/or any other structure on the property shall be placed underground. |
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12. |
The applicant shall apply for a building permit and shall adhere to all requirements from the Building Inspection Section, the Department of Public Works and the respective Fire Authority. |
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13. |
No site disturbance shall occur, including any grading or tree removal, until a building permit has been issued, and then only those trees approved for removal shall be removed. |
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14. |
To reduce the impact of construction activities on neighboring properties, comply with the following: |
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All debris shall be contained on site; a dumpster or trash bin shall be provided on-site during construction to prevent debris from blowing onto adjacent properties. The applicant shall monitor the site to ensure that trash is picked up and appropriately disposed of daily. |
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The applicant shall remove all construction equipment from the site upon completion of the use and/or need of each piece of equipment, which shall include, but not be limited to, tractors, back hoes, cement mixers, etc. |
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c. |
The applicant shall ensure that no construction related vehicles shall impede through traffic along the right-of-way on Lakeview Way. All construction vehicles shall be parked on-site outside the public right-of-way or in locations which do not impede safe access on Lakeview Way. There shall be no storage of construction vehicles in the public right-of-way. |
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15. |
The exterior color samples submitted to the Design Review Committee are approved. Color verification shall occur in the field after the applicant has applied the approved materials and colors, but before a final inspection has been scheduled. |
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16. |
Noise levels produced by the proposed construction activity shall not exceed the 80 dBA level at any one moment. Construction activities shall be limited to the hours from 7:00 a.m. to 6:00 p.m., Monday through Friday, and 9:00 a.m. to 5:00 p.m. on Saturday. Construction operations shall be prohibited on Sunday and any national holiday. |
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Building Inspection Section |
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17. |
At the time of application for a building permit, the following will be required: |
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A separate demolition permit will be required for the removal of the existing dwelling, garage and shed. |
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Prior to pouring any foundations, the applicant must have a licensed surveyor provide written verification that the setbacks as shown on the approved plans have been maintained. |
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c. |
An automatic fire sprinkler system will be required in both the main house and the second dwelling unit. These fire sprinkler permits must be issued prior to or in conjunction with the building permits. |
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A site drainage plan must be submitted which will demonstrate how roof drainage and site runoff will be directed to an approved location. Drainage from this project cannot affect adjoining properties. |
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If a water main extension or upgrade is required, the applicant must submit a signed contract with Redwood City Water to this office demonstrating that the work will be completed. A building permit will not be issued until this is received. |
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Department of Public Works |
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Prior to the issuance of the building permit, the applicant will be required to provide payment of "roadway mitigation fees" based on the square footage (assessable space) of the proposed building per Ordinance No. 3277. |
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19. |
The provision of San Mateo County Grading Ordinance shall govern all grading on and adjacent to this site. Unless exempted by the Grading Ordinance, the applicant may be required to apply for a grading permit upon completion of their review of the plans and should access construction be necessary. |
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20. |
No proposed construction work within the County right-of-way shall begin until County requirements for the issuance of an encroachment permit, including review of the plans, have been met and an encroachment permit issued. |
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21. |
The proposed driveway profile is not to County standards. Elevations at the property line shall match the center line of the roadway. Make corrections before submitting for a building permit. |
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California Department of Forestry (CDF) and County Fire Department |
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22. |
Smoke detectors are required to be installed in accordance with Section 310.9 of the Uniform Building Code. This includes the requirement for hard-wired, interconnected detectors equipped with battery backup and placement in each sleeping room in addition to the corridors and on each level of the residence. |
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23. |
An approved automatic fire sprinkler system meeting the requirements of NFPA-13D is required to be installed in your project. Plans shall include attached garages and detached garages at or above 1,000 square feet. Plans shall be designed by a licensed sprinkler system designer and submitted to the San Mateo County Building Inspection Section for review and approval by the San Mateo County Fire Department. Building plans will not be reviewed until the required sprinkler plans are received by the County Building Inspection Section. |
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24. |
The following conditions must be met prior to occupancy: |
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The required fire flow shall be available County Standard Wet Barrel Fire Hydrant, the configuration of the hydrant shall be a minimum of 6" opening with a minimum of one each 4-1/2" outlet and one each 2-1/2" outlet located not less than 30 feet nor more than 250 feet from the building, measured by way of approved driveable access to the project site. |
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b. |
A statement that the building will be equipped and protected by automatic fire sprinklers must appear on the title page of the building plans. |
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When receiving water service for fire protection (hydrants, fire sprinkler systems) from a public or municipal water purveyor, written certification from the water company that hydrants will be installed or the existing water system is capable of meeting the project conditions is required to be presented to the San Mateo County Fire Department for verification to show that required upgrades to the system will be installed and that existing fire flows will meet the project requirements. |
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All fire sprinkler system risers shall be equipped with two pressure gauges, one above and one below the check valve. All fire sprinkler systems shall have an inspector's test located at the most remote end of the system. All attic accesses and potential storage areas shall be protected. Where sprinkler heads are required and plastic CPVC piping is going to be used, it must be installed and protected as per manufacturers' installation instructions and UL listing. |
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e. |
All roof assemblies shall have a minimum CLASS-B fire resistive rating and be installed in accordance with the manufacturers' specifications and current Uniform Building Code. |
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f. |
All buildings that have a street address shall have the number of that address on the building, mailbox, or other type of sign at the driveway entrance in such a manner that the number is easily and clearly visible from either direction of travel from the street. An address sign shall be placed at each break of the road where deemed applicable by the San Mateo County Fire Department. Numerals shall be contrasting in color to their background and shall be no less than 4 inches in height, and have a minimum 1/2-inch stroke. |
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g. |
All landscaping plans shall comply with Public Resource Codes 4291, California Code of Regulations, Title 19, Section 3.07, and the San Mateo County Fire Ordinance Section 3.84.370 for fire safety clearance. For more information about vegetation clearances and fire resistive plants and trees (see: www.firesafecouncil.org or www.smcfiresafe.org). |
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h. |
Second address for the second unit is required. |
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A sounding device activated by automatic fire sprinkler system water flow is required to be installed in all residential systems as outlined and meeting the requirements of NFPA 13D. All hardware is to be included on the submitted sprinkler plans. |
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