PLANNING COMMISSION STAFF REPORT

106 William Avenue PC Meeting: 8/26/14 Agenda Item: 3 PLANNING COMMISSION STAFF REPORT DATE: August 26, 2014 RE: DR/FAR 14-26, Geoffrey Butler, Applicant; House Properties 77 LLP, Property Owner; 106 William Avenue, Larkspur; APN 021-104-27; R-1 (First Residential) Zoning District REQUEST The applicant requests approval of the following permits to allow demolition of an existing 1,525 square foot, single-story single family home and construction of a new 2,892 square foot, twostory home on a 6,429 square foot lot: Floor Area Ratio Exception to allow a total floor area of 2,892 square feet and an FAR of 0.45 where a maximum floor area of 2,572 square feet and an FAR of 0.40 is allowed per the Larkspur Municipal Code; and Design Review. ENVIRONMENTAL STATUS Categorically exempt per Section 15303(a) of the California Environmental Quality Act (CEQA). BACKGROUND Existing Development The subject property is located in the Baltimore Park neighborhood. Several original residential structures in the neighborhood are included on Larkspur s Historic Resources Inventory and many other structures in the neighborhood retain the original elements of their architectural design, influencing the area s architectural character. The existing residence is not included on the Historic Resources Inventory. Like most lots in the Baltimore Park neighborhood, this 6,429 square-foot, flat lot is narrow in width (50 feet) and fairly deep (125 feet). Existing development on the property consists of a 1,525 square foot, one-story home placed forward on the site with a nonconforming setback of 16 feet, six inches from the front property line. The entry gate, front yard fencing, and portions of the driveway and other landscaping features (including a distinctive, non-heritage sized Cypress tree) extend into the William Avenue right-of-way (Note: the site plan, Sheet A1.1, shows the Cypress within the private property boundaries; the correct location of the Cypress tree is shown on the topographic survey). The property s rear yard is dominated by a stand of redwood trees, most of which are heritage-sized. Outdoor living spaces are limited to concrete patios and walkways in the right side yard and eastern edge of the rear yard, with the remaining portion of the rear yard unfinished. 1

106 William Avenue PC Meeting: 8/26/14 Agenda Item: 3 Like many properties in the surrounding neighborhood, the property is nonconforming in regards to on-site parking due to the narrow lot width and shallow front yard. An attached carport provides one covered parking space, and one uncovered parking space is accommodated in the driveway. Proposed Project The applicant proposes demolition of the existing residence and construction of a new 2,892 square foot, two-story residence with new driveway, front and rear yard landscaping, and outdoor living amenities in the rear yard. The new residence would include an attached one-car garage and one-car carport at the front (south) elevation, and the driveway would accommodate two uncovered parking spaces, complying with minimum on-site parking requirements. The residence would comply with or exceed minimum front, rear, and side yard setback requirements (see Development Review Checklist, Attachment 2). Proposed site improvements include a paved entry walkway, grass paver driveway, and new shade tree and raised planters in the front yard, and an outdoor kitchen with a permeable paved patio in the rear yard. Site improvements in the rear yard are proposed well away from existing heritage redwood trees, and as such no project-related impacts to their overall health or stability are anticipated. The site plan calls for retention of the existing non-heritage sized Cypress in the public right-of-way, adjacent to the grass paver driveway. The architectural style of the new home is described by the applicant as a modern interpretation of traditional craftsman design. Traditional craftsman elements are found in the proposed exterior finishes which include naturally stained shingle siding and off-white stucco, made modern by the proposed seamed metal roofing and black framing, sashes, and other accent features. The second-story steps back from the main level at the front (south) and right (east) elevations, breaking up the wall planes where the structure approaches the minimum front and right side yard setbacks. At the west and north elevations, the second-story is generally flush with the main level and maintains varying setbacks of 11 feet to six feet, six inches from the western property boundary. The most visually prominent element of the home is a tower feature at the southwest corner, set back from the carport and garage, which provides an entry atrium and stairway access to the second-story. The ridge of the tower roof (the tallest element of the new structure) is proposed to be a maximum of 26 feet, five inches in height above grade, while the remainder of the structure will not exceed a height of 22 feet, six inches. The roof plan employs hipped roof planes at the main level and a combination of hip and shed roofing at the second-story. Trellises are proposed at entrance to the home, the outdoor kitchen entry, and right side yard access point. The project would result in a total floor area of 2,892 square feet and an FAR of 0.45, where a maximum floor area of 2,572 square feet and an FAR of 0.40 is permitted by the Larkspur Municipal Code. The project requires Floor Area Ratio Exception Permit and Design Review approval. DISCUSSION Design Review Generally, the proposed residence maintains a scale, height, and placement on the site that is compatible with properties in the immediate vicinity. While some homes in the Baltimore Park neighborhood retain their historic one-story design, two-story homes are prevalent. The proposed 2

106 William Avenue PC Meeting: 8/26/14 Agenda Item: 3 modern craftsman design acknowledges the traditional craftsman elements found in many homes in the surrounding neighborhood, such as stucco and shingled siding, incorporating modern architectural finishes (metal roofing and dark accents) in a unique, attractive manner. The new residence meets or exceed required setbacks from property lines. Considering the orientation of hillside views from surrounding properties to the southwest away from the structure, it does not appear that the project would result in significant and unreasonable loss or interference with privacy, light, solar access, and prominent scenic views. Similarly, the placement of the second-story master balcony at the northeast elevation avoids direct views of outdoor living spaces in the adjacent lots at 203 and 205 Monte Vista Avenue. The design minimizes the massing of the second-story at the east and south elevations by setting it back from the main level and utilizing hipped and shed roof planes. Many homes in the vicinity maintain nonconforming front yard setbacks and are unable to provide the required on-site parking due to narrow lot widths. By setting the residence further back from the front lot line, the divergence from this neighborhood pattern has the positive result of complying with setback and parking regulations. The project proposes no site grading (save for foundation excavation) and is respectful of existing heritage trees on the property. While staff generally finds the proposed architectural style of the residence and its placement on the site to comply with the design review guidelines, staff is concerned that the structure s design does not adequately minimize the perception of excessive bulk. Specifically, the tower element is a distinctive feature that dominates the front elevation due to its projection above the roofline of the second-story, despite being set back approximately 36 feet from the front property line and 17 feet, eight inches from the forward edge of the carport roof. The tower s columnar design (heavy base and tapered wall line) serves to accentuate the mass to the structure, which may or may not be warranted considering its limited functionality as an entry foyer and stairwell for second-story access. Additionally, though the carport is unenclosed, its mass-reducing effect is mitigated by the shared hip roof with the adjacent one-car garage. (Note: The R-1 District regulations require only one covered on-site parking space). On a substandard lot of 6,429 square feet, the overall effect of the two-story home combined with the tower element and attached garage and carport elements is that of an overbuilt lot. (See FAR Exception Permit section below for further discussion of the home s bulk and mass in the context of the surrounding neighborhood.) Due to the above analysis, staff cannot recommend approval of the requested Design Review permit as proposed. Floor Area Ratio Exception Staff prepared an informal survey of properties within 300 feet from the subject property under the same zoning and within the City limits using Marin County Assessor data, which found the following profile of neighborhood development: Lot Size (SF) Floor Area (SF) FAR Average 6,077 2,198 0.37 Median 6,250 1,937 0.37 Range 3,650-10,500 1,023-4,737 0.16.74 3

106 William Avenue PC Meeting: 8/26/14 Agenda Item: 3 Proposed Project 6,429 SF 2,892 SF 0.45 The survey found that the size of the subject lot is slightly larger than the average and median lot sizes in the neighborhood, but that the size of the home is significantly larger than the average and median home size. As a result, the proposed FAR of 0.45 is significantly greater than the average and median neighborhood FAR of 0.37. Staff notes that the range of FAR s is marked by a few outlier properties with FAR s over 0.50 which are not typical to the neighborhood development pattern (see Neighborhood FAR Survey, Attachment 3). The findings for approval of a Floor Area Ratio Exception Permit allow for FAR s above 0.40 in the R-1 District if the applicant has employed mass-reducing techniques and does not result in a home that overbuilds the lot (LMC 18.35.060[E]). As discussed above, the proposed design consists of a two-story home with a dominating tower element on the front elevation with an attached one-car garage and attached carport. While the second-story design incorporates setbacks at the south (front) and west (right side) elevations, the tower and carport are architectural features that accentuate the perceived bulk and mass of the home when viewed from the public right-of-way and adjacent properties. The carport and tower account for approximately 600 square feet or one-fifth of the home s total floor area. In consideration of their limited import to the function of the floor plan and parking requirements, staff questions whether these elements are consistent with the findings of approval for FAR Exceptions. In consideration of the above, staff is unable to recommend approval of the requested Floor Area Ratio Exception permit as proposed. STAFF RECOMMENDATION Staff does not recommend approval of the application as proposed. Staff recommends that the Planning Commission direct the applicant to modify the proposal to reduce the bulk and mass of the front façade of the residence, and continue the application to a future hearing date to allow the applicant sufficient time to complete such modifications. If the Planning Commission finds that significant modifications are warranted, the Commission should act to deny the application without prejudice to allow adequate time for the applicant to modify the project. OPTIONS, INCLUDING THE RECOMMENDED ACTION The Commission has the following options: 1. Determine the application may be approved as proposed and direct staff to bring back findings of approval as a business item at the next regularly scheduled Planning Commission meeting. 2. Determine the application may be approved subject to modifications, enforced as conditions of approval, and direct staff to bring back findings of approval as a business item at the next regularly scheduled Planning Commission meeting. 3. Continue the application to a date uncertain, and direct the applicant to prepare a modified proposal in keeping with the Planning Commission direction. 4. Deny the application with, or without, prejudice, and direct staff to bring back findings of denial as a business item at the next regularly scheduled Planning Commission meeting. 4

106 William Avenue PC Meeting: 8/26/14 Agenda Item: 3 ATTACHMENTS 1. Project plans entitled 106 William Avenue prepared by Geoffrey E Butler Architecture & Planning, dated received August 20, 2014. 2. Development Review Checklist. 3. Neighborhood FAR Survey. 4. Aerial map of subject property. 5. Applicant s written statement of required findings for Design Review and Floor Area Ratio Exception. 5

ATTACHMENT No. 2 ADDRESS: APN: ZONE DISTRICT: APPLICATION NUMBER: 106 William Avenue 021-104-27 R-1 (First Residential) DR/FAR 14-26 PROJECT DESCRIPTION: Applicant proposes demolition of an existing 1525 sf, single-story single family home and construction of a new two-story, 2892 sf home on a 6,429 sf lot. The project would result in an FAR of 0.45, requiring an FAR Exception permit. Design Review is also required. DEVELOPMENT STANDARD EXISTING PROPOSED MIN / MAX STAFF CHECK PARCEL AREA 6,429 sf JC per topo AVERAGE SLOPE (%) <10% JC NUMBER OF UNITS 1 1 1 JC HEIGHT 14' 6" 26' 5" (max. tower 30' (main ht) structure) JC FLOOR AREA 1,525 sf 2,892 sf 2,572 sf JC FLOOR AREA RATIO 0.24 0.45 0.40 JC FRONT SETBACK 16' 6" 21' 7" 20' JC REAR SETBACK 60' 50' 3' (accessory structure); 15' JC (main structure) LEFT SIDE SETBACK 6' 6' 6" 5' JC RIGHT SIDE SETBACK 8' 6" 5' 5' JC PARKING 2 (1 covered) 4 (2 covered) 4 (1 covered) JC LOT COVERAGE 24% 27% 40% JC Form prepared by: Julia Capasso

Neighborhood FAR Survey - 106 William Ave. Attachment No. 3 APN Address Parcel Area (sf) Floor Area - Home Floor Area - Unfinished Floor Area - Garage Total Floor Area (sf) 021-104-27 106 WILLIAM AVE 6430 1314 0 0 1314 0.20 021-104-15 116 WILLIAM AVE 6250 1592 0 572 2164 0.35 021-104-05 225 MONTE VISTA AVE 10500 4037 268 432 4737 0.45 021-104-12 203 MONTE VISTA AVE 4317 1122 0 288 1410 0.33 021-171-11 122 MONTE VISTA AVE 3650 1406 0 200 1606 0.44 021-104-14 110 WILLIAM AVE 6250 1965 357 216 2538 0.41 021-104-06 219 MONTE VISTA AVE 7600 1191 0 646 1837 0.24 021-104-11 205 MONTE VISTA AVE 3840 1531 0 0 1531 0.40 021-104-07 215 MONTE VISTA AVE 3800 1152 360 180 1692 0.45 020-271-18 222 MONTE VISTA AVE 4800 1984 0 468 2452 0.51 021-115-04 115 WILLIAM AVE 6600 2447 0 391 2838 0.43 021-104-10 120 WILLIAM AVE 8800 2978 0 484 3462 0.39 021-115-14 104 BALTIMORE AVE 8700 2416 0 553 2969 0.34 021-115-05 111 WILLIAM AVE 6985 3219 0 271 3490 0.50 020-271-20 230 MONTE VISTA AVE 4800 2838 280 440 3558 0.74 021-115-03 121 WILLIAM AVE 6380 947 0 396 1343 0.21 021-104-28 227 MONTE VISTA AVE 6500 1023 0 0 1023 0.16 020-271-16 210 MONTE VISTA AVE 4750 1232 77 288 1597 0.34 021-171-09 116 MONTE VISTA AVE 7500 978 40 288 1306 0.17 020-271-17 218 MONTE VISTA AVE 4800 1222 0 378 1600 0.33 020-271-19 226 MONTE VISTA AVE 4800 961 210 0 1171 0.24 020-271-14 202 MONTE VISTA AVE 5750 1732 105 328 2165 0.38 021-171-10 118 MONTE VISTA AVE 7500 2512 0 450 2962 0.39 021-115-13 107 WILLIAM AVE 7800 2382 0 462 2844 0.36 020-271-15 208 MONTE VISTA AVE 5350 1104 0 272 1376 0.26 021-104-08 211 MONTE VISTA AVE 4000 1784 0 252 2036 0.51 021-171-12 15 WILLIAM AVE 3850 1014 442 270 1726 0.45 021-115-12 109 WILLIAM AVE 7866 2261 0 528 2789 0.35 FAR Average 6077 2198 0.37 Median 6250 1937 0.37 Range 3,650-10,500 1,023-4,737 0.16-0.74 * Data obtained from Marin County Assessor records is not survey accurate. Includes all properties within 300 feet under same single-family residential use within the City limits.

ATTACHMENT No. 4 106 William Avenue Legend Road (Major) Road Name Situs Address Parcel Condominium Common Area City Community NHD Flowline ArtificialPath CanalDitch Coastline Connector Pipeline StreamRiver Marin County Boundary Other Bay Area County Ocean and Bay 2011 USGS Marin 15cm Red: Layer_1 Green: Layer_2 Blue: Layer_3 1: 1,848 0.1 0 0.03 0.1 Miles This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Notes THIS MAP IS REPRESENTATIONAL ONLY. DATA ARE NOT SURVEY PRECISE.

ATTACHMENT No. 5