WALNUT CREEK DESIGN REVIEW COMMISSION STAFF REPORT Attachment 3 AGENDA: July 6, 2016 ITEM 4b. ORIGINATED BY: COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING PROJECT NAME APPLICATION TYPE APPLICATION # PROJECT LOCATION PROJECT DESCRIPTION Analisa Townhomes Design Review Application No. Y15-083 10 Analisa Lane (APN: 180-010-016) A public hearing at which the DRC will consider granting final Design Review approval for an 11-unit multi-family residential townhome project at the northeast corner of San Miguel Drive and Analisa Lane. ZONING GENERAL PLAN CEQA APPLICANT ARCHTECT STAFF CONTACT Office Commercial (O-C) Office (OF) Categorical Exemption 15332. In-Fill Development Projects. (Class 32) Stuart Gruendl, Bayrock Multi-family, LLC; (510) 969-2323 Zsombor Nagy, Bassenian Lagoni Architects; (949) 553-9100 Greg Kapovich (925) 943-5899 x2211 kapovich@walnut-creek.org STATEMENT OF ISSUES: On June 23, the Planning Commission (PC) approved several project entitlements for the Analisa Townhomes development proposal, including a Conditional Use Permit to establish the multifamily residential use, including density and parking requirements in an Office Commercial zone, and a Tentative Map to allow for the proposed one-lot subdivision for the creation of 11 air-space condominiums. The Tentative Map approval included an exception to the Street Development Standards to allow a right-of-way width of 33.5 feet along Analisa Lane where 42 feet is typically required. PC also adopted a resolution to allow the removal of four highly protected trees onsite. The Analisa Townhomes development application requires final Design Review Commission (DRC) approval prior to issuance of any permits and the beginning of construction. STAFF RECOMMENDATION: Staff recommends that the DRC grant final Design Review approval of the project, as conditioned in the draft resolution (Attachment 1) and shown in the project plans (Attachment 3).
Application No. Y15-083 Page 2 of 13 SITE AND PROJECT DESCRIPTION: Site: The rectangular shaped, 0.96 gross acre project site is located at the northeast intersection of and has frontage on San Miguel Drive and Analisa Lane. The site consists of three detached single family homes and 15 existing trees subject to the Tree Preservation Ordinance, five of which are considered Highly Protected. Curb, gutter, and sidewalk have been installed along much of San Miguel Drive but abruptly stop north of Analisa Lane. There is no curb, gutter or sidewalk adjacent to the existing single family residences along San Miguel Drive or Analisa Lane. The entire project area contains a raised crown in the middle of the site and slopes downward to the east and west. The site is bounded by a small-lot, single-family development to the east (Analisa Lane), a medical office complex to the south, an office complex to the north, and multi-family residential complexes across the street to the west. The parcel is zoned O-C, Office Commercial and is designated as OF (Office) land use category in the General Plan. A Vicinity Map is included as Attachment 2. Project Overview: The Applicant had proposed to construct four, two-story triplexes with attached 2-car garages, required parking, and landscaping. However, the applicant has revised the proposal in response to DRC, PC, and citizen concerns. The applicant redesigned building B1(see key plan on cover sheet of proposed plans), from a triplex building to a duplex building, thereby reducing the overall unit count for the project from 12 units to 11 units. The revised plans show a combination of 22 covered parking stalls (two garage stalls for each unit) and five uncovered surface stalls. The revisions also include shifting the development west approximately 6.2 feet, thereby increasing the setback to single family residences to the east. A more detailed explanation of the proposed changes is included below. The unit types include a mix of three- and four-bedroom townhomes that range in size from 1,700-1,913 square feet for the six, three-bedroom units and from 1,936-2,239 square feet for the five, four-bedroom units. Common area landscaping is provided throughout the Project, and each unit has a private, fenced-in patio on the first floor. The Project, which supplants the three existing single family residential buildings with 11 new townhomes, yields a net increase of eight dwelling units. Vehicular access to the project site will be provided by Analisa Lane, an existing private street which continues east and provides access to six small-lot single family homes to the east and an office building opposite the site. The applicant is providing off-site improvements in the form of curb, gutter, and sidewalk along the project site frontages of San Miguel Drive and the north side of Analisa Lane. In addition, a ten-foot wide pedestrian crosswalk would be provided across Analisa Lane. The project plans, including the site plan, building elevations, landscape, and grading plan are included as Attachment 3. GENERAL PLAN CONSISTENCY AND CODE COMPLIANCE: Although the City Council recently repealed a General Plan provision allowing residential developments in the commercial zoning district with a conditional use permit, this project had been deemed complete prior to the Council s action. On June 23, PC adopted a resolution approving a Conditional Use Permit for multi-family residential units on commercially zoned property, including density and parking requirements. The project density is 14.3 dwelling units per acre, which is at the lower end of the range most closely associated with the Multi-Family Medium Density (MFM) General Plan designation, which allows 14.1 to 22 dwelling units per
Application No. Y15-083 Page 3 of 13 acre. No specific plan or area plans apply to the property. The neighborhood around the project site has a mix of housing types (single- and multifamily residences), as well as office complexes with zoning designations of O-C, M-2, and Planned Developments. The existing multifamily residential development to the west of the project site (across San Miguel Drive) has a density of approximately 22 dwelling units per acre. The existing single-family residential development adjacent to the east property line (also developed under a conditional use permit), has a density of approximately 7.9 dwelling units per acre. PC and staff found that the project density (14.3 dwelling units per acre) provided an appropriate transition in density between these properties. ANALYSIS Previous DRC Meeting: The proposed project appeared before the Design Review Commission (DRC) on February 17, 2016. The DRC provided comments, made recommendations on aspects of the design, and took public testimony. The DRC provided a positive recommendation to the Planning Commission for review of the requested tentative map, conditional use permit, and treerelated permits. Although the DRC made a positive recommendation, concerns were raised regarding overall building height, building mass, and minimum setbacks adjacent to the east property line. In addition, the DRC challenged the applicant to improve the building articulation along the south elevations, (fronting Analisa Lane) and the east elevation, as well as improve the C3 drainage throughout the site. Previous PC Meeting: On March 24 th, 2016, the applicant appeared before the Planning Commission. The PC provided comments and made recommendations on aspects of land use, parking, density, tree removals, tentative map and site layout. The PC voted to continue the item to a future meeting date, giving the applicant additional time to coordinate with the residents living in the single family residences to the east. The PC had concerns regarding inadequate guest parking, lack of transition to the less dense development to the east, and overall height of building B1. Revisions in Response to DRC and PC Meetings: The applicant appeared before the Planning Commission for a second time on June 23 rd, 2016 with revised drawings in response to DRC and PC concerns. The revisions included a reduction in the width of the large C3 drainage basin fronting San Miguel Drive and installing a four and a half-foot wide landscaped C3 drainage area along the east property line. The proposal to install a C3 drainage basin along the east property line requires the installation of underground drainage along the length of Analisa Lane (under the sidewalk) to allow the overflow water to flow west, towards San Miguel Drive and into the larger C3 retention basin. By doing so, the east property line would receive additional C3 approved landscaping and allow the development to shift west, thus increasing the setback closest to the east property line from a range of 11 to 21 feet to a range of 17 feet to 27 feet. The applicant redesigned building B1 from a triplex building to a duplex building, thereby reducing the overall unit count for the project from 12 units to 11 units. The revision was in response to PC building massing and density concerns. The loss of one unit has reduced the building footprint by 1,449 square feet and reduces the density of the entire project from 15.5 dwelling units per acre to 14.3 dwelling units per acre. The loss of one unit reduced the required parking by two spaces but also allowed the applicant to provide one additional uncovered parking stall to the north of building B1, which could be utilized by guests.
Application No. Y15-083 Page 4 of 13 In addition to lowering the unit count, the applicant also made revisions to the design of building B1. The applicant has lowered the ridge height of the building an additional two feet, ten inches and redesigned the elevation by recessing the second story massing by 24 inches. The applicant also reduced the number of window grids on both Model A buildings and building B1. As designed, building B1 faces a single family residence to the east. In an effort to further address privacy concerns, the applicant has oriented bedroom windows to face north and south to reduce the impact of second-story glazing fronting the east property line. Finally, the applicant improved building articulation along the south building elevations (of each building), which are highly visible and front Analisa Lane. The revision included additional glazing at the upper level of each building and additional metal and longboard siding along the south elevations to further enhance the design and provide more balance to the materials palette. The applicant has also revised the landscape plan to incorporate four 24-inch box trees along the east property line to assist in screening the duplex from the adjacent single family residence. The Planning Commission, staff, and adjacent residents at 50 Analisa Lane support the proposed changes. The increased setback, re-orientation of bedroom windows, recessed second story, and lowered height of building B1 represent sensitivity to the existing single family residences to the east, allowing an improved transition between the two developments. The reduction in density and increase in provided parking for the proposed in-fill development is better suited to seamlessly integrate into the existing surrounding neighborhood. Staff supports all revisions to the density, layout, massing and architectural issues. Site Layout: As noted above, the Project area measures approximately 0.77 net acres in size. The three proposed two-story triplex structures and one proposed two-story duplex structure are oriented east and west. The buildings alternate between two primary architectural styles (A and B) starting with building A closest to San Miguel Drive (see Key Plan/Legend on the cover sheet of Attachment 3). While the two Building A models are identical, the two Building B models are slightly different in response to PC and citizen concerns. As a result, the applicant has provided a Model B design and a Model B1 design. The two are similar in nature; however Model B1, which is closest to the east property line is a duplex building rather than a triplex. In addition, the roof ridge has been reduced in height by 2 feet, 10 inches, and the window glazing has been reduced along the east elevation. The design change was in response to building massing, density and privacy concerns to the existing single family residences to the east. Building separation distances range from 28 to 33 feet. The distance separation setbacks create enough space for outdoor patio areas or a two-way auto plaza, providing access to the attached garages. The front porch areas represent the only outdoor space for each unit. Each unit contains an attached two-car garage on the first floor with 480 cubic feet of storage area above the parking stalls. Staff is supportive of the layout. Building Setbacks: The project is subject to the O-C development standards, which require an average front yard setback of 15 feet, side yard setback of 10 feet, and rear year setback of 10 feet. The goal of the average setback is to encourage public plazas, courtyards, extensive landscape or similar public amenities that are visible and accessible from the street. As the revised plans indicate, the project is providing a front yard setback ranging between 25 to 31 feet along San Miguel Drive.
Application No. Y15-083 Page 5 of 13 Additionally, the project proposes a 10-foot side yard setback along the north property line and a 10-foot street side setback along the south property line (Analisa Lane). In response to DRC and PC concerns, the applicant revised plans to augment the setbacks along the east property line, adjacent to building B1 (Units 10 and 11). The east property line has been plotted at an angle, thus the setback ranges from 17 feet to 26 feet, which is an increase of 6.2 feet from the original proposal. The proposed setbacks adhere to minimum O-C zoning regulations and are sufficient to preserve the natural light, air and privacy for each of the units. In addition, many of the existing trees located along the north property line, adjacent to the medical office complex would remain on-site. Furthermore, the proposed landscape plan includes the planting of four trees along the east property line. As a result, the trees offer long term visual benefits within the side and rear yard setbacks to help screen the building mass. In light of the revisions made in direct response to the Design Review Commission, Planning Commission and resident concerns, staff supports the proposal. Retaining Walls/Privacy Issues. The Applicant revised several aspects of the Project, including retaining walls, which have been redesigned in harmony with the existing topography. A series of curvilinear retaining walls gradually step through the site and create smoother transitions in height and utilize stone veneer material to blend with the natural environment, rather than flat concrete walls. Staff believes the proposed design revisions in response to both DRC and PC concerns reflect the Applicant s sensitivity to, and attempts to address, the concerns expressed by the adjacent homeowners (See Sheet L4, Attachment 3). These property owners expressed privacy concerns and wanted the applicant to provide additional screening beyond a six-foot tall wood fence. The applicant revised the drawings to include a 2-foot tall lattice atop the fence, bringing the total height of the fence to eight feet. In response to DRC concerns regarding the three-foot tall retaining wall, the applicant revised the plans to include a one-foot tall retaining wall along the east property line. As the eight-foot tall fence would be constructed atop a reduced one-foot high retaining wall, the adjacent residence would be subjected to a nine-foot tall barrier instead of an 11-foot tall barrier as previously proposed (Please see Section F-F of Sheet C7-Rev.) The overall fence/retaining wall height addresses the privacy concerns and is supported by the neighbor to the east and by Planning Commission. Staff supports the proposed fence, as the revised retaining wall/fence would provide the neighboring property owner additional privacy beyond what was achieved through the building shift, increased setback and lowered building height. COMMISSION ACTION REQUIRED: Move to adopt the proposed resolution granting final Design Review approval for the Analisa Townhomes development application, No. Y15-083 as conditioned in the proposed resolution.
Application No. Y15-083 Page 6 of 13 ATTACHMENTS: 1. Draft Resolution 2. Vicinity Map 3. Revised project plans, dated stamped May 18, 2016 4. Lighting Plan, date stamped February 29, 2016 Prepared by: Greg Kapovich Associate Planner O:\CDD\PLANNING\1Project Files\Y15-000\Y15-083 Analisa Townhomes SUB, CUP, DR, TE (GDK)\Council and Commissions\PC 06.09.16\06.09.16 PC SR.doc