The URL can be used to link to this page

Home My WebLink AboutMINUTES - 02041992 - H.3 H. 3 THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA DATE: February 4 , 1992 MATTER OF RECORD ---------------------------------------------------------------------- ---------------------------------------------------------------------- SUBJECT: Workshop On Hillside Development And Slopes On this date the Board of Supervisors held a workshop concerning appropriate interpretation and administration of Contra Costa County hillside and ridgeline policies associated with the adoption of the 1991 County General Plan update. Dennis Barry, Community Development Department, presented the staff report prepared for the workshop. Supervisor Schroder expressed a need for flexibility in the proposed guidelines. The following persons appeared to speak: Guy Bjerke, P.O. Box 5160, San Ramon, Walnut Creek, Executive Director of the Building Industry Association Eastern Division, presented written comments for the Board' s consideration. Cindy Lee, 7901 Stoneridge Drive, Pleasanton, representing J. Patrick Land Company, expressed support for implementation of the guidelines. Edward Patmont, 184 Rudgear Drive, Walnut Creek, Architect, Hillside Homes Group, Inc. , expressed appreciation for the workshop process, and he expressed concern with language that would be unnecessarily prohibitive in terms of development on hillsides. Seth Adams, P.O. Box 44, Martinez, representing Save Mt. Diablo, expressed agreement with the process so far and commented on the proposed ordinance. Hal Boex, 15 Lily Court, Walnut Creek, representing Clayton Ranch Investors, spoke in support of Mr. Bjerke' s presentation, and he commented on issues including interpretation of the term public viewshed. Thomas Krehbiel, 2 Crow Canyon Court, San Ramon, representing Jeff and Nancy Weideman, Susan Christiansen and HCV Pacific Partners, commented on the hillside and ridgeline policies and presented written material for Board consideration. John Wollman, 1233 Alpine Road, Walnut Creek, representing the California Council of Civil Engineers and Land Surveyors, spoke in support of the Building Industry Association position on this matter. Mark Armstrong, P.O. Box 218, Danville, Gagen, McCoy, McMahon and Armstrong, requested that the guidelines be developed as quickly as possible and commented on issues including the interpretation of the term public viewshed. The Board members commented on the issues relative to the formulation of guidelines for interpretation and administration of hillside and ridgeline policies. I THIS IS A MATTER FOR RECORD PURPOSES ONLY NO BOARD ACTION TAKEN v4k N.3 S . H . COWELL FOUNDATION 260 California Street, Suite 501 San Francisco, California 94111 415-397-0285 January 29, 1992 RECEIVE JAN 3 1 1992 Supervisor Tom Powers Contra Costa County Board of Supervisors CSR CONTRA BOARD OS a co isORs McBrien Administration Building 651 Pine Street Martinez, CA 94553 Dear Supervisor Powers: I appreciate you taking the time to meet with our group over lunch last week regarding the County's upcoming hillside and ridgeline workshop. Per your request, I have enclosed several copies of San Raphael's Hillside Design Guidelines which were adapted by that city on October 7, 1991. Or Also per your request is a draft of the proposed Principles and Guidelines Statement for the Cowell Ranch General Plan Amendment. The Supervisors need to adopt this, or something similar, prior to proceeding with a General Plan Amendment Study for the Cowell Ranch. We look forward to working with you and the other Supervisors over the next year or so to make Cowell Ranch an exemplary development project. Sincerely, 6a ck e t Craft Project Manager Cowell Ranch Project de hes o. - :(.0 WA, caw k- J.D. E R I C K S O N, President M A x T H E L E N, J R., Vice President GE O R G E A. H O P I A K, Secretary/Treasurer STEPHANIE R. WOLF, Executive Director NATHANIEL H. TAYLOR, Vice President Real Estate PRINCIPLES and GUIDELINES for COWELL RANCH GENERAL PLAN AMENDMENT STUDY Principle 1: Cowell Ranch should be exemplary in its treatment of environmental issues. Guidelines: a) A substantial portion of the Cowell Ranch should be retained for open space, parks, agricultural, recreational, and rural residential uses. b) Prime agricultural land (i.e. Class I & 11 soils) outside the Urban Limit Line should be reserved for agricultural use. c) Development on hillsides should be landscaped, sited and designed to reduce the appearance of building mass. The natural contours of the site should be emphasized. d) Natural resource areas, such as wetlands, sensitive wildlife habitat, wooded areas, and riparian habitat should be reasonably protected and preserved in their natural state. Principle 2: Development of Cowell Ranch should achieve a quality of design, sense of community, and a level of amenities unachievable on smaller tracts of land. Guidelines: a) Cowell Ranch should attain a true sense of place for those who choose to live, work, shop, or play there. b) Cowell Ranch should reflect the best attributes of a planned unit development based on a cohesive community master plan and quality physical design, but built in accordance with flexible regulations to avoid creating a monotonous or sterile community. c) The planning and development of Cowell Ranch should be based on high quality environmental and architectural standards that respect and enhance the semi-rural and village character of Brentwood. d) Sufficient land should be set aside and dedicated for public use including open space, parks, trails, schools, and other public facilities. Principal 3: Cowell Ranch should be designed for a balance of uses that would work together to support broad human needs as a largely self- contained community within the City of Brentwood. Guidelines: a) Cowell Ranch should be planned as a mixed-use community with a wide range of housing opportunities for all economic and demographic segments. It should provide sufficient land for employment opportunities to assist the jobs/housing balance, and have retail and commercial uses to address the daily needs of its residents and visitors, with adequate schools, parks, and public facilities to support the resident population. b) The circulation system should be designed to reduce dependency on the automobile principally through a compact arrangement of land uses oriented around transit, pedestrian and bicycle trails. c) Open space, residential areas, and activity centers (i.e. schools, parks, commercial areas) should be linked by pedestrian and bicycle trails in addition to a street network. The Marsh Creek trail corridor should be extended from the north of Brentwood through Cowell Ranch with a connection to the Los Vaqueros Recreational Area. d) Cowell Ranch should be designed as an open, non-exclusive, non- gated community that is physically connected with the larger Brentwood community. Principle 4: Development of Cowell Ranch should improve the quality of life for local residents while enhancing the economic base for local government. Guidelines: a) Development should be phased to correspond with the availability of public services while maintaining acceptable levels of service. b) Impacts on regional infrastructure should be reduced through appropriate mitigation measures. Impacts on regional circulation should be addressed. c) The ultimate buildout should result in a positive net fiscal benefit for local government. Principle 5: The planning and development of Cowell Ranch should be internally consistent with the Goals and Policies of the County's General Plan and the voter approved policies set forth in the Measure C 65/35 Land Preservation Plan. Guidelines: a) Development of Cowell Ranch for urban uses should occur inside the Urban Limit Line. Development of land outside the Urban Limit Line should be limited to non-urban use and should avoid prime agricultural land. b) The Development Plan for Cowell Ranch should respect existing open space, growth management, agricultural, and hillside protection policies. c) Cowell Ranch should provide a range of housing opportunities with a reasonable percentage of affordable housing and a diversity of housing styles, types, sizes, and price range. d) The General Plan Amendment request, rezoning application, and Development Plan Approval should be evaluated as to their internal consistency with existing General Plan Policies and the 65/35 Land Preservation Plan. 14. 3 So H . COWELL FOUNDATION 260 California Street, Suite 501 San Francisco, California 94111 415.397.0285 January 29, 1992 -- s RECEIVED Supervisor Sunne McPeak, Chair Contra Costa County Board of Supervisors JAN 3 11992 McBrien Administration Building 651 Pine Street CLERK BOA1TD OF SUPERVISORS Martinez, CA 94553 CONTRA COSTA CO. RE: Hillside Development Dear Supervisor McPeak: When the County General Plan Update was adopted in January of 1991, it included policies to restrict development on open hillsides and significant ridgelines, and protect hillsides with a slope of 26% or greater through implementing zoning measures and other appropriate actions. We welcome direction and clarification from the County on this important issue. However, we do not believe the policy intent of the County Plan or Measure C was to prohibit all development on hillsides. Protect and restrict as defined by Webster means, "to keep from harm" and "to keep within limits". Hillside development policies should support a "vision" for the physical environment within Contra Costa County. These policies should steer development in ways that will achieve desired results. Design guidelines can be particularly helpful in reflecting the Board's vision on what future development on hillsides should look like. Structures on hillsides can be located in a sensitive way to the natural terrain and constraints of the site by addressing aesthetic, environmental, open space, and safety issues when developing on hillsides with slopes of 26% or greater. We believe this to be the intent of Measure C, not an outright prohibition. Restricting development on hillsides must be balanced against the need to provide affordable housing and preserving prime agricultural land. The County Planning Staff should have the flexibility to analyze projects on a site-specific basis and not limit its review to a single issue. Hillside design guidelines similar to those adopted by San Rafael will encourage the planning, design, and engineering of building sites which complement the natural terrain and landscape, while providing visual interest, safety, and creating a sense of place within the development that is adapted to the hillside environment. Thank you for your consideration. Sincerely, ary . Craft Project Manager Cowell Ranch Project' ). D. E R I C K S O N, President M A X T H E L E N, ]R., Vice President GEORGE A. H o P 1 A K, Secretary/Treasurer STEPHANIE R. WOLF, Executive Director NATHANIEL H. TAYLOR, Vice President Real Estate dar 1-. 3 �/� A y� t 1 �,,,,¢• s + 1� S'{t"t yi�t't•X(f�"„}��'Jj�'I*';�'+yt K�+psy;fir�' y ��1,�,� ! std+r1'•�� f yf�Q1•(� yt��+((,�lt,{��''7J�� `%t,�i�tt�� ,Y—f�tQm l�ts!1�%y�,,t,`t.•IS'�4t ! a ,:�� ,n� v��'Y\�,t�• tr�� +girl sy/!Z "` IT}}"),jYh4�tj'.Js L[ jj11r��4�(• J�•.:lt•'t�;'; !,• ti ,J.�o�''ati yi v, '• '-,,;�•"'•,•i��4., �►j�',"�y)�'R J� d f/ ��t(1..�,. ({t� /'`bb��.i� :{y� N �y+� { ,;y �`"�4{,,��1� '• 1 ""rwr'/.t�1 r+��' ''M '•*•17'� ��•'�"" '� I'j�'N+ �U r•. ""' 'l/.� " y (st;`�t"j,�"Vwij�"'+' - �s.t''�'S+• :� i .;;.t rY't,./t. :e.;��r. A "^�.. w•1 j �IG� j'•`S+ � �� t tX :'�1• t7��/ • ",,t�,,�t��1�,,+(,'�t•°+'t,ut,t � t :s � "� �•"J�.t'f':.�•.:•'•�•, • •.�.s,�•„r t� ` 1�r,.:;�tt¢'ta;� ,ylW 4i` d4 (� !� �j/�,h.('�.....%4trY •t fQ� 'ry�•1��u -t'(i Y.�. t ?,r•',Au. '` .^�•S`,.'�t.�..,�� ,9v' ,�:`.:;.;, I7p� 1 •�`h ` � ( ('4,4;:�I•t r„J w E�(i "f t �r2 A St 7 r�V�.(,� r�T•): � :S �},�!'.'�•R.itit��' .:,�, � Ln('tf.+i:.. �1 !S '� t � �01�� '".`''�Jf� �,�'d�r }�� }r *•t s �y{1'j�.yY.,r"ry, r4r':.:. ,f✓' •• 'tC � � ' rpZ q�!s'�r n � ,'„,t,u �tt��` � di;'i=;�' �;r:1�•»��)�>i �(y' rj,� fl�•s�1�� :�•%rd�'t�,r^ 7,?s�.'•"�� I1f �' {1}>li�, (R�t� 1 !"r��+st Syy1{� yr»t� W(i ��j { '1 /!t}'y � :• ��1. 'q'�`f` "A �i.1 � �µy�1� ill t,/t �'1^. 's,• .. f f / AA �t}y!,,,'�! >',+��X ,. �1't'1 t ".yi� ,.'a' 1 ' 1 L i , 4 t t 1 { .0 j••�" � ♦'!.t; �� ,f r��twr.��-.•T P' �" �i..y, �tl��y... 1 t 1�:• .t II� { � k �� fit �� ` a:'�^/ •' ',+• v tit �'sir,��„ ya"'i4'� ��,,r��r �.•�•, ^` f?x y Po,,;-' :i3' ..; ;�` i, ;;'z;j.� L ..'I�° �{`{ iqq{.. p 7 f ~• �� ,trc �[ �tNk, rt/,�';"y'•�na+i•'t>=' 'll ii'A4.�y�+At`�►��r" 1 i��i !'{t�' tw,j:.; �•''• Y �..n+ ifr.�Ei.'" '"�•„�'�` �. `, � ' ":;,:":�ijis s��'f•1S 'z�G�,�`-;err��• •,r�j 1 'I�i" .�1!]41�,J/ "f,,. r;"�{..."Y�. ,'i,'•1J�rF %ay+�•�}( 'r; / .y e��,.l�p,�•��r�r"`z r��;"•*',t ; , `fl�h t '�i _ •a,�.`, P�""2', " '�/r�>,�';�� . 4 :+�+�' '"•%��' �'.a`.*�,�4t;�;..,'�� t .�'tl��j:l Y;`�'•---"" �y�tr�j Y {.,ii �""' ;4�t{ =y� 1,r�'r'V�LY . �j1 ��"'�+'°.�?.�,��`1N�'F ! G'ty aY�• ie. ad��,s'��Nt�'Vi /`,'1r'i�.� X1 , r'�' OL . et � yti rpta;iat K.. � ASNv " � rl +�� •� i t `zj{u' 1 l dS'fiy �S. ; 7C"�3��di~."—''— oc4c ��.zjes Manual Hillside Residential Design Guldelln Citv of San Rafael Draft Prepared by: Gerald Gast and Daniel Hillmex Urban Design and .�rchicerture 1 Design Standards and Guidelines for Hillside Residential Development City of San Rafael Table of Contents Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 I. The Environmental and Design Review Process for Hillside Residential Development Projects 3 II. San Rafael's Design Objectives for Hillside Residential Development . . . . . . . 11 III. Recommendations for Hillside Residential Development Standards . . . . . . . . 11 A. More Restrictive Standards (option "C") . . . . . . . . . . . . . . . . . . . . . . . . . . 11 B. Definitions and other Regulations 15 1 IV. Guidelines for Hillside Residential Design Review . . . . . . . . . . . . . . . . . . . . . 21 A. Design Guidelines Applicable to All Hillside Residential Development Projects. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Al. Site Design Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 A2. Preservation of Significant Trees . . . . . . . . . . . . . . . . . . . . . . . . . . 29 A3. Hillside Grading and Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 A4. Lot Configuration and Building Setbacks . . . . . . . . . . . . . . . . . . . . 41 A5. Street Layout, Driveway and Parking Design . . . . . . . . . . . . . . . . . 45 A6. Reduction of Building Bulk on Hillsides . . . . . . . . . . . . . . . . . . . . 49 A7. Hillside Architectural Character . . . . . . . . . . . . . . . . . . . . . . . . . . 53 A8. Planting Design For Hillside Residential Development . . . . . . . . . 61 A9. Site Lighting . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 B. Additionaluidelines for Development Types . . . . . . . . . . . . . . G p yp . . . . 69 B1. Subdivisions and Planned Development Projects . . . . . . . . . . . . . . 71 B2. Single Family Residences on Individual Lots 79 B3. Multi-Family Residential Development . . . . . . . . . . . . . . . . . . . . . 83 C. Additional Guidelines for Special Areas . . . . . . . . . . . . . . . . . . . . . . . . . . 91 Cl. Highly Visible Ridgeline Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . 93 C2. Hillside Drainage Swales and Drainage Ravines 97 C3. HiIIslope Habitat Areas 101 Appendix A - Environmental Design Review Application Requirements for Hillside Residential Development Projects. Appendix B - PIant Selection Guide. ]� Appendix C - Planning Department Procedures for Geotechnical/Hazardous Soils 1� Review. Appendix D - Drainage Report Requirements. Appendix E - Biological Survey Requirement. Appendix F - Arborist/Forester's Report Requirements. Appendix G - Survey of Representative Sites. San Rafael Citizens Advisory Committee: Linda Bellatore Kathy Devlin ' Sandy Imlay Mary Ellen Irwin Bill Kelly Gene Miller Jeff Molinex Lee Oberkamper. r Richard Olmsted Frank Sangamino Dorothy Scufca ' Marianne Shaw Joan Thayer Harry Winters ' Pete Wray* City Staff: . 1 Bob Pendoley, Planning Director , Sheila Delimont, Principal Planner 1 Prepared by: Gast and Hillmer, Urban Design and Architecture ' Dan Hillmer, Principal June 1991 r *Special thanks to Pete Wray for his work in organizing Appendix B, "Plant Selection Guide." ' r r 1 r i Introduction A. The Purpose of Environmental and Design Review The Environmental and Design Review Process is one of several procedures used by the City to protect the public welfare and natural setting. The process is a comprehensive evaluation of those characteristics of a hillside residential development which have an impact on neighboring properties and the community as a whole. The Environmental and Design review process makes a careful examination of a project's quality of site planning, architecture, landscape design and important details such as retaining walls, ' fences and site Iighting. The purpose is to insure that every new hillside residential development will carefully consider the community context in which it takes place and make a compatible relationship to neighboring properties and City community design ' goals. The San Rafael General Plan 2000 describes citywide objectives and policies relating to design. Persons who use the Hillside Residential Design Guidelines Manual are encouraged to read the General Plan 2000. B. Application This booklet outlines recommendations for Development Standards and describes Design ' Guidelines to be used for hillside residential projects subject to the Environmental and Design Review process. C. Use of the Design Guidelines Section IV, the Design Guidelines, is Iisted in a "tiered" organization and should be used ' in the following manner for projects subject to Environmental and Design Review: 1. First, consult Section N.A., "General Design Guidelines," for all hillside residential development projects, regardless of use or location in the city. 2. Second, follow the Guidelines in Section IV.B, "Additional Guidelines for Development Types," that most closely correspond to the use of the project. 3. Third, follow the Guidelines in Section IV.C, "Additional Design Guidelines for Special Areas," that most closely correspond to the environmental character of the site, if it is a highly visible ridgeline, a watershed or drainage ravine or hillslope habitat area. Should a question regarding the use classification occur, consult with the City. Planning Staff. 1 BEGIN PpD.JEGT PFFF,0VP,L STAFFCO�ENG5 APDL I CxN'1' DISCUSSE'S PROJECT wrrs DEPT.OF FLANNIN6 OESIGN REVIEW �" DESIGN REVIEW NOT RUIRED REQUIRED ,WFLICANT PRELIMINARY ,., < DESIGN RZY►EW SUBMITS FOR ( REViEu/ �4 _ :`• IJBMMAL_ gttiLDiN& ��„ -- " �RE�DIREMFKTS Parts 1 (opriolaAl.ST S ___ y OR. l �, REQuEsTs L i f/j� �J NIED DESIGti REYIEL✓ DOARD RESUBI✓I4T -EVAU1AMON NSD , OR REWMMENW10H ^PMAL To CITY 1 S J Li r 4 REVIEW 6Y ApPRovED C IT/ gua.01NO PERMIT DEPANCMENT PROCESS MMES QF F01tWARa- PLPNNIN6 t t 1 1 l � z 1 1 I. The Environmental and Design Review Process This booklet presents Design Standards and Guidelines for Hillside Residential Development in the City of San Rafael. It is intended to be used in three ways: 1. As recommendations for the creation of a Hillside Residential Overlay Zoning District which would become the underlying zoning regulations for the Hillside Residential and Hillside Resource Residential General Plan Land Use Designations, 2. As guidelines for Environmental and Design Review in Areas covered by the Hillside , Residential and Hillside Resource Residential General Plan Land Use Designations, on other parcels with hillside character that are zoned for residential development, and , 3. As guidelines for other types of project reviews for hillside residential development that is not subject to the Environmental and Design Review Process. Some of these standards are contained in other City Ordinances. Where that is not the case, the standards must be authorized through appropriate measures before they can be used in project reviews. I Environmental and Design Review Section IV of this manual provides guidelines for Environmental and Design Review in areas ' covered by the Hillside Residential (HR) and Hillside Resource Residential (HRR) Land Use Designations in the recently adopted San Rafael General Plan 2000 and on other parcels with ' hillside character that are zoned for residential development. Environmental and Design Review in San Rafael is administered by the Planning Department of the City of San Rafael as part of the Development Review Process. Projects are evaluated by the San Rafael Design Review Board, a panel of citizens appointed by the City Council. Actions of the Design Review Board are advisory to the various City ' authorities (Director of the Planning Department, PIanning Commission and City Council) who issue decisions on development proposals. ' Development subject to Environmental and Design Review Environmental and Design Review is a required step in the development process for the following types of hillside residential development projects located within the limits of the City of San Rafael and areas within its sphere of influence: • All Hillside Residential Subdivisions and Planned Residential Developments on hillsides covered by the Hillside Residential (HR) and Hillside Resource Residential 3 (HRR) Land Use Designations and on other propoerties with slopes of 25% or greater. • All Single Family Residential Development, including additions over 500 square feet ' in size, and elevated decks, or additions that increase the height of the roofline on individual lots in the areas covered by the HR and HRR Land Use designations and on other parcels with slopes of 25% or greater. • All Multi-family and Duplex Residential Development in the areas covered by the HR and HRR Land Use designations or Iocated on slopes over 25%. The Purpose of Environmental and Design Review Environmental and Design Review is one of several development review procedures used by the City of San Rafael to protect the public welfare and environment. The process is a comprehensive evaluation of those characteristics of a development which have a physical and visual impact on the natural setting, neighboring properties and the community as a whole: Environmental and Design Review makes a careful examination of a project's quality ' of site and environmental planning, architecture, landscape design and important details such as signage and site lighting. The purpose is to insure that every new development will ' carefully consider the community context in which it takes place and make a conscientious effort to develop a compatibld relationship to the natural setting, neighboring properties and city design goals. ' San Rafael residents have strong feelings about the quality of the City's natural setting and the hillside character of residential neighborhoods. The Environmental and Design Review ' process is intended to protect and retain San Rafael's hillside character. How the Environmental and Design Review Process Works in the Evaluation of Hillside Residential Development Projects. The San Rafael Design Review Board evaluates MIlside Residential development proposals using the Design Guidelines described in this manual as criteria. The Board may recommend to: • Approve or disapprove proposals. • Approve proposals subject to conditions. 1 • Request the applicant to re-submit the proposal with specific changes. • Forward the project with no recommendation. Recommendations of the Design Review Board are advisory to the various authorities that will issue final decisions on development approval. Appeals of those decisions are handled through normal city planning appeals procedures. Design Review Board Members will be instructed by Planning Department Staff on the 4 I' application of the Guidelines, the limits of the Board's review, and the necessity for substantiating the Board's recommendation by identifying those applicable Guidelines that are satisfied or not satisfied by the proposed development. Prior to the Design Review Board meeting, city staff will refer applications to the appropriate neighborhood associations for written comments. , Steps in the Environmental and Design Review Process 1. Staff Conference ' Before planning and design begins, the developer is strongly urged to meet with the City , Planning Staff relative to Environmental and Design Review of Hillside Residential Development. The nature of the project and site should be described. The planning staff member wiII clarify review procedures and submittal requirements. Critical design issues and Design Guidelines important to the project may be discussed. 2. Preliminary Review (optional) This step is optional but highly recommended for large or complex projects or projects requiring extensive grading or alteration of natural features. Preliminary Review allows the developer to meet with the Design Review Board to discuss basic intentions and plans before investing time in detailed design. At this stage, site analysis and design, location of buildings, grading, basic form of buildings and landscape concepts are important. Building elevations and other information may be discussed but ' should be kept in preliminary form. Preliminary Review is an informal process enabling the applicant to receive input from the ' Design Review Board and get its opinion on the basic concept of the development proposal. The Board will not take official action until Final Application and Review. 3. Waiver Considerations Applications which are of a limited scope, e.g., small additions (under 500 square feet) to ' existing structures, construction of accessory structures, and limited grading or site modification, may require only staff level review and approval. Projects of greater scope or ' on critical sites are subject to review and approval by the Design Review Board. This two- tiered process allows minor projects to be processed without needless delay and mayor projects, or those on critical sites, to be reviewed in a more formal manner. Occasionally, on minor projects, the Design Review Board may recommend a waiver of the final application and review requirements. Projects which may be considered for this waiver include: 5 - � 1 a. Projects which are minor in nature and preliminary review satisfies the Design Review Board's concern. b. Projects which, if subjected to final application requirements, would not materially ' contribute to the attainment of the City's Design objectives. 4. Full Submittal, Application and Review rThe one required step in the process of Environmental and Design Review for Hillside Residential Development, unless a waiver has been granted, is Full Submittal of an Application and appearance before the Design Review Board. Full Submittal Requirements for Application and Review are given in Appendix A of this booklet. Applications are filed with the Planning Department. Within 7 days of receipt of a complete application, copies of the application are assigned to a staff planner who reviews them for compliance with submittal requirements. Once the application is complete, the staff planner ' then schedules the item for review at the next available Design Review Board Meeting and informs the applicant of the time, date and place for the review. Evaluation of the project by the Design Review Board should focus on the topics contained in this manual. The Design Review Board makes a recommendation to the Applicable City approval authority, citing specific guidelines to which the project conforms or does not ' conform. ' The applicable approval authority also evaluates the project for conformance to this manual, considers the Design Review Board's recommendation, and renders a decision. The decision may be appealed in accordance with the City's appeal procedures. r r . r i 1 r 6 II. San Rafael s Desiorn Objectives For Hillside Residential Development '{�,�(7�_�' I r TF Owe ,10 —., .- ,. 7 A f1 13 ,g �� B i,. eta\' •,�--� --- it aMSENTATIVE SITES I'icE APnMV1*(G) --- 3' may: Ci?`/ of SAN RnFAEL The Caty of San Rafael has adopted specific policies to assist in the preservation and ' protection of the wooded and grassy hillsides, canyons and ridgelines that provide a natural scenic backdrop for the city's commercial districts and residential neighborhoods. The General Plan 2000 states; "Those (properties) not publicly owned are projected to be secured as (public) open space either through public acquisition or through careful site planning so that any development will ' complement or avoid these important natural features." Toward this objective, the City has created Residential Land Use Categories and Density ' Ranges that relate specifically to sensitive hillside areas: A. Hdbide Resource Residential: 0.1 to 0.5 units per gross acre. These areas are , characterized by very steep slopes which have geologic and seismic constraints and which have community visual significance or which have been identified as having very limited development potential through prior development approvals, , Neighborhood Plan review or County zoning. This designation is typical of sensitive hillside areas in the Planning Area. 7 B. Hillside Residential: 0.5 to 2 units per-gross acre. Characterized by moderate to steep slopes; often unstable geology; may have local visual signiucance. Typical of developed hillside residential areas in the Planning area. ' Maximum Densities are not guaranteed by the ranges described in the definitions of the HR, HRR or other Land Use designations. Densities of residential development on any site shall be determined by the quality of their response to these Guidelines and the following factors: ' • Site resources and constraints. • Potentially hazardous conditions. • Traffic and access. • Adequacy of infrastructure. • City Design Policies and compatibility with existing development patterns. • Compatibility with desirable qualities of building bulk and densities of adjacent developed areas. The City has adopted policies to implement the Environmental and Design Review Process to insure that new development is sensitive to the existing natural setting in its intensity and type of new residential development. Policies include: • Protection of views of the Bay, Bay wetlands and hills from public streets and open spaces. ' • Protection of existing mature tree groupings, especially oak, redwood and eucalyptus trees groves and individual specimen oak and redwood trees. • The use of desirable design techniques on hillside sites that minimize grading impacts, ' protection of sensitive areas such as steeply sloping/hazardous sites, natural drainage features and highly visible slopes. • Requiring adequate landscape buffering between new development and sensitive habitat ' areas, as well as existing neighborhoods. • Recognition of community concerns related to visually signifleant hillsides, ridges and landforms shown in General Plan Community Design Maps A and B. 1 Specific Neighborhood Design Objectives The City has adopted Neighborhood Plans and policies that protect the character and development pattern of established residential neighborhoods. ' Neighborhood Plans adopted for the FairhiIls (1980), Sun Valley (1980), Gerstle Park (1979), and Peacock Gap (1983) neighborhoods set forth policies that • Initiate the long range planning for the neighborhood. • Set development standards by which applications for development will be measured. ' • Propose means of improving neighborhood design quality. • Address existing problems. 8 It is the City's responsibility to implement the neighborhood plans and when adopted neighborhood development standards are different than the Citywide standards, the City , shall enforce the more restrictive standards. Specific Policies adopted by the City that relate to Hillside Residential Development for specific neighborhoods include: , • Gerstle Park Neighborhood -Preserve hillsides and ridges fringing the neighborhood. ' • Fairhills and Sun Valley Neighborhoods - (Neighborhoods 13 and 14) 1. Protect Open Space Hillsides which serve as backdrops for the neighborhood. 1 2. Protect and preserve existing neighborhood residences including historic and architecturally significant residences. , 3. Encourage only new development which would enhance the neighborhood, protect natural site amenities, avoid development in hazardous areas or areas where extensive grading would result, preserve views of open space from existing ' homes and minimize traffic impacts. • For the Lincoln Neighborhood - HiIlside areas shall remain Low Density consistent with existing density and environmental constraints. • For the Northgate Area - Hillside parcels at the end of Los Gamos Road and Orchid , Drive are steep, highly visible properties with limited access. Development shall be clustered to avoid the visible hillside areas. Access to the northern parcel is vey , poor and should be considered through the southern parcel. If possible, development should be clustered toward Orchid drive. • For the Scettrini Property - The site is steep and highly visible from the community. ' The hillside areas should be preserved and development should be clustered toward the lower portion of the site. ' 9 , 1 1 1 1 1 1 1 1 1 1 1 ' 10 1 - .. !y 'I wra ZTA��"��y��:rjQ�•^��e �.• ��.p.V'��T Jf9 r Art 0 �i��s:' St .... y't �i'ii^`t� FIs �' �`3"•`'�y�.R"�•�+'•,��y*!�r iT��!'+L srr -`n r `•'::__`i ._ 'r��t 7T •�is, ^!b•. ,� , •.F►,(tao IM. ate.=.:-�_—r. ..- �i S �+. "'rW u�'•'a.�..�►►•`..`_„ •n•� y�_ •G�' fi..�!4bs•T.•5 Ise- s rrr;� • ��: '^�i^�:'. "'�'� .�.'�,r„,�_.y��ti �� `rw �I�idrir}�•r•'.�S• •-- ,may, :"t. :__`'_.l_,--�-r• .r�.` op; ��: :=�•.'^'r,~ 'IM,a.7.:..^:-'t 14.r�'"'• 'Mr�k 't=DIV. --�s.:.r_r=i�1:J yy '.V •�J� s ?yam _ �5:%• Ts• i_2[.'••.-_ :• • •►' � 'Y;,'��. IRS_ :_?="�11 i+•��- d '�rer7�-•. ��r��v_-y��' � ' .,p�^�� ~ti.J��„v'-'—��t_ ��..�"�� •-_��`.��i•,f�,'�v-.�.4N'yt-� ....e��°�uGuieia�eaalIy - �rJ :rti....,�,�-e_y �~•31.�'..-�.r'la.�-+-�`—..r��'�sr -- •w�.E, .ice ��' [l�f � -- .�yws �_ _...•• -+A....(-.'^?JI � • :� �� --.._.....-;.�'T •• r-.:iw N��c••ws�. �` �►i•.s••�"•1wwti1,►.d[•;•..I,�s- .-•��T• •r,:'�-.••" � �' I.. rC,f��:1 «..a�i;> u, f"��. �.•�.i,,,� r I t r .tea t_-,'�.,._��,7y_P�.:�17 ��: ' The following definitions and regulations are proposed: • The method of calculating "Building Height" is changed. • Limitations on the maximum building envelope are proposed along front and side lot lines to avoid excessive building bulk. — A "Building Stepback" provision is proposed. ' • Implementation of General Plan goals and policies concerning hillside residential development by creating a Hillside Residential Overlay Zoning District that may overlay or be combined with any principal zoning district. Regulations established ' by the Hillside Residential Overlay District would be in addition to the regulations of the underlying zoning district with which they overlay or are combined. In the event of a conflict with the regulations of the underlying principal zoning district, the ' provisions of the Hillside Residential Overlay District would apply. • A Maximum Floor Area Provision is introduced as a part of the Hillside Residential ' Overlay District, with permitted floor area based on lot area. — In all areas with the HR or HRR General Plan Land Use Designations and on lots combined with the Hillside Residential Overlay District, the permitted floor area of a structure (including garages and accessory structures over 120 square feet) ' would be limited to 2,500 square feet + 10% of lot area. — On all Iots with slopes over 25%. ' A natural state requirement is introduced as part of the Hillside Residential Overlay District; the definition of "natural state" follows: ' Natural state. all land and water that remains undeveloped and undisturbed. This means that grading, excavating, filling and/or the construction of roadways, driveways, parking: ' areas and structures are prohibited. Incidental minor grading for hiking trails, bicycle paths, equestrian trails, picnic areas and planting and landscaping which is in addition to and enhances the natural environment are permitted. The following changes are proposed to existing development standards: ' • All Residential Development Projects in the Hillside Residential Overlay District or Iocated on slopes over 25%, wiIl be subject to Environmental and Design Review, including single family residences on individual lots. The Design Guidelines in this Manual will form the Evaluative Criteria for Design Review of all Hillside Residential Development Projects. • Coupled with the slope table that establishes minimum lot size relative to the degree of slope, The Maximum Floor Area provision will keep building sizes .and building 12 coverages in an acceptable range. • Buildings and structures may encroach into a required yard or setback for a distance , of not more than one-half of the required yard or setback with the recommendation of the Design Review Board when the encroachment minimizes the impact of hillside ' development and grading. • Preservation of Natural Areas. The percentage of each parcel which must remain in its ' natural state shall he a minimum of twenty-five percent plus the percentage figure of average slope as calculated in Title 14 (Zoning Ordinance), not to exceed a maximum of .eighty-five percent. ' — Example: A parcel with an average slope of twenty percent would require in natural state twenty-five percent plus the slope percentage figure (twenty percent) for a total natural state requirement of forty-five percent. In addition, no development shall exceed the maximum building coverage allowed in the applicable residential zoning district except in clustering where the total area of , the project shall be used in calculating coverage. — For Planned Development: The natural state requirement (%) is established at , the Master Plan level for the total development property. Building envelopes would be used to establish the appropriate natural state for each lot- , 13 , I o a , V tL a v � m - w i l u. 13. _ 0 NN a -;1 a r a AS to a t,,oaG�a to oN �- m N is m u r Z _ ' w , - w to N tA� to CA la la Ir �aNm S lm m r Z Z t ' .r 13� Em � y, u• N r $ 0 4 ; o C+ N �,N G 2`j Ss e0� .mn �n N C�. � �i bCi '�4•� G � � °r'Q�,Set OR 's is 7S 5 ay a, o m 0 8 m m Z A i 'Its , O � r ya Go� ww °. gym a c c� uu. 'Ai'Z *w 7R G N N i A N �L w 3S r� Z c o � A iU V B. Definitions and Other Regulations ' .i. Definition off'Building Height ' The height of all structures, fences and walls shall be measured vertically from the existing grade to the uppermost point of the roof edge or peak, wall, parapet, mansard or other feature perpendicular to that grade. 1 _ W ' = l DE , a. Height Measurement ool i x E.ArAVArED GRADE E�C15ftNG G�Dt f b. Height Measurement — Section IS ' W 2. Definition of Floor Area The sum of all enclosed or covered areas of each floor of all structures on the site, measured to the exterior faces of the enclosing walls, columns or posts, but excluding the following: ' a. Areas permanently open to the sky. b. Exterior areas under roof eaves, trellises or cantilevered overhangs. c. Attic spaces and underfloor spaces that are not capable of being finished into usable . space. d. Garage or storage spaces that are not capable of being finished into usable space and whose floors are at least six feet below existing grade. All points of the finished floor elevation must be below existing grade. ie. Completely detached accessory structures 120 square feet or less in floor area. The following areas shall be included: ' a. Basement areas, unfinished attic or loft spaces and other areas capable of being finished into usable space as determined by the Uniform Building Code. ' b. Garages and carport areas measured to the exterior face of surrounding walls, columns, or posts; c. Other roofs or covered areas supported by walls, columns or posts and capable of being enclosed; measured to the exterior face of surrounding walls, columns or posts; . d. Roof Penthouses; and ' e. Accessory Structures greater than 120 square feet in floor area 16 3. Building Stepback ' Limitations on the maximum three dimensional building envelope (see Figures 1 and 2) are ' required to avoid excessive building bulk viewed from downhill lots and front and street side elevations. a. A building stepback back shall be required on the downhill elevation and all walls facing the ' 4 g front, street side and interior side property lines. , b. Downslope Wall Height: Maximum allowed height of the downslope wall shall be 20 feet as measured from the lowest finish grade adjacent to.the wall or directly beneath its ' outermost projection. c. Front and Side Stepback: On walls facing front property lines, the Stepback Zone ' includes all areas within 15 feet of the Maximum Building Envelope limit facing the front property line. Along side property lines, the Stepback Zone includes all areas within 15 feet of the building envelope Iimit. , d. Within the Stepback Zone a 20-foot height limit shall be observed, measured from existing grade. ' e. Encroachments: To allow for Design flexibility, the following encroachments are permitted in the Stepback Zone: , 1. Street Front and Street Side: Along front and street side property lines, an encroachment into the Stepback Zone is permitted along 25% of the building length. ' 2. Interior Side: Along interior side property lines, an encroachment into the Stepback Zone is permitted along 25% of the building length. , In each of the above cases, a partial height building element is permitted as an architectural encroachment into the Stepback Zone. ' See Figures 1, 2 and 3, following. ' 17 ' i i 20 ' natural grade Downhill Section ipossible vertical ! iside step 'r�stepback / 15 o t 1 Street Elevation i Figure 1. Building Envelopes Downhill Condition 18 1 i I - q J ! i Uphill Section ' possible , i vertical r5 ►— �^_ stepback 20 ' I I � ' Street Elevation , Figure 2. Building Envelopes —Uphill Condition ' 19 , a. Ups' pies 20 • ,"+� 1 ` - __ T •arG��iil�i.�v ?.u.�....._-�•..Lw�.II: -�-'- -..,•��: -. - - - -- �_,�,`�'�.•�-•ms's{':_•-- .aF ;r�."""'� _ Vis-.. - _ ... L" ••.•'r��r. •�• �' / - Zip �. _ :'_"---�.'�_z-•`_iz--?r •.Jy'^ �c-•�-=-=��• • .-%► Z�l:\• ILII. ';�� :..-�."^`_--`----•-- v._:� • _"^' ��ln•'w'.�`�.-.' .-.�y��"T..��3 11 i14� .fit � � _ ��,�•�"....c'r%�,. �..._--, ;�...�•__...--iI iv -low•�J••1►yl fJ._J .,-�..-- y(• .'.r•M'..;,,,,,.��-�:�ww._-.:4.x:1 -� .ni '...�ri� --•. r- .c= ✓�. •- -•jF.i9 ..r •ry,•t•_� .:mow . •�+J'y ,�''!r�=.,'��tt��rtrt= ..mss---•-.. •f..+.r.�_'��. '-"�'r'.:7�.�--•--;...�..—: [F'�i' .='-'wMU' �.• .s.:�.'�.:. P, t Jj �:S'9=,I sem:;Y .��y�,�.y ':.�.r.•..,_ �n LD Iit f{a?, � �__=•-^i--.=-��'_'•'•"•'tl[I+• J :..=_-r.--=.=_�pyZJS►7L.:��.4J�V�_ �•-`.�....•."'_-u.:w..vwu�'s...••inu"•s--- ----'� .. 'Sy'Y..F l -:;'»�^�-- :r. y�•'�'•-�� _� ......i.r....w.w�a�•.sr••'+^ •nn �r.w,�..�.. r.�.,- - QST---^"4�ii�«�".-=«"�.�� .•u. ' -�._"" �' � -.—y%mac".-"^�'✓='S'T=,^jr`"S:`-1 �' hY`•. '!_ !v•:�'"��:i--� -------= �.,-r:-;- r,_..._••-t'—"'{ mac_ '-�'�•�:• .;•...�.• IV.A1. Site Design Process The quality of site design will be given rirst priority in the review of development proposals. A project should display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods. i1. Site Analysis •. Every development proposal for hillside residential projects should include a thorough analysis of existing conditions on and adjacent to the site. An analysis shall include a careful examination of a site's physical properties, natural features, special problems, visual character and an examination of the neighboring environment. The Analysis will assist the Design Review Board in evaluating a developments relationship to existing conditions, neighboring properties and the community. Site Analysis Site Preservation Design of )� objectives Natural Features SITE DESIGN CONCEPT (' ciii elation Drainage' and Parking • endix A of this manual lists specific Environmental and Desi APP P gn Review Application Requirements. i 25 Z. General Site Design Criteria A new hillside residential development.should: • Contribute to the hillside character of San Rafael's residential neighborhoods. • Reflect the City's design goals and policies as expressed in the General Plan. • Preserve or protect unique or special natural features of the site, such as landforms, rock outcroppings, mature trees and vegetation, drainage courses, hilltops and ridgelines. • Avoid the highly visible open hillside areas. • Be compatible with the natural features, building location and existing open spaces of neighboring properties. • Respect the existing views, privacy, access to light and safety of neighboring properties • Avoid the unstable or hazardous portions of the site. • Minimize the removal of natural vegetation. 3. Preservation of Existing Natural Features Significant existing natural features 'should be integrated into new hillside residential development proposals to retain the desirable qualities of San Rafael's hillside setting. Existing topography, land forms, drainage courses, rock outcroppings, significant vegetation and important views should be recorded in the site analysis and incorporated into the design of Hillside Residential Development. a. Mature Trees • Mature Trees should be- retained and integrated into new hillside residential development. This will require careful judgement to determine the value, size and species of the trees relative to the other natural features of the site and the development project program. This guideline is not meant to stop removal of undesirable trees. • Existing trees over 12 inches (measured at 4 foot 6 inches above the root crown) in trunk diameter (for oaks, 6 inches) are considered significant resources to be preserved. See Guideline A3. "Preservation of Significant Trees" for definitions and descriptions. 26 b. Significant or unique vegetation grouping which contributes to the character of the site. • Identify the vegetation grouping and its significance to its particular hiIIside habitat. • Minimize alteration to surrounding topography and drainage characteristics. c. Topography • Minimize grading and alterations of natural landforms. • Avoid building in areas of excessive slope, soil with poor bearing capacity, slide potential and other hazards. Exceptions may be allowed with design Review Board approval. • Building pads should disturb natural contours as little as possible. Balanced cut and fill volumes are desirable. d. Drainage g • Minimize surface drainage problems on neighboring properties and provide adequate drainage on site. • Natural drainage courses are to be preserved as close as possible to their natural location and appearance. "Dry Stream" effects (manufactured drainage courses designed to simulate natural drainage courses) which move water over the property is preferred over channelling or underground methods. e. Circulation and Parking • Provide a clearly :organized circulation plan for automobiles, pedestrians and service vehicles. • On hiIIside sites, roads and streets should be located and landscaped to minimize views from the valley floor, roads and neighboring properties. • Offstreet visitor parking should be located in bays that fit with the natural topography and minimize grading. • Road widths may be reduced to the minimum acceptable to the City Engineer and Fire Department if allowed by the Design Review Board and if site impacts are minimized. • Provide access to existing open space areas. 27 IV.AZ. Pneservation of significant Trey s Significant Trees are important aesthetic and ecolobical resources that contribute to San Rafael's distinctive character. r. ,Y�/c•P�r f te��w • /1��it��II�/ / �y',� ��'T �j/NNN' l�/•(lf�I•i/��w'•f"L-_,r .� x. /?q O: y.'.' vxA �/'• �:.:c-/ �'n• 49, 4 �- ' 1. Definitions • "Significant Tree" shall mean any tree which is in good health and form and is more than 12 inches in diameter as measured 4 feet-6 inches above the root crown. ' Any tree of the Quercus (OAK) genus which is in good hcalth and form and is more than 6 inches in diameter as measured 4 feet-6 inches above the root crown is considered a "significant tree." r 2. Guidelines • Site development plans should demonstrate that a diligent effort has been made to retain as many significant trees as possible. l� • a. Criteria For Removal ' • In assessing the number of trees and specific trees that may be removed, the applicant and Design Review Board should consider the following criteria: 1) The condition of the tree with respect to disease, danger of falling, and the proximity to existing or proposed structures. Should debate over the health of the tree arise, a certified arborist should be consulted at the expense of the applicant. 2) The necessity to remove a significant tree in order to construct proposed improvements to prevent extreme economic hardship to the owner of the property. 3 The topographyof the land and the effect of the significant tree removal on g erosion, soil retention, and the diversion or increased flow of surface waters. 4) Accepted professional forestry practices, such as the number of healthy trees which a given parcel of Iand or area can support. b. When Significant Trees Must Be Removed • When significant trees must be removed, replanting with species listed in Appendix B is recommended. Designers of each site should take responsibility for the correct tree selection and compatible site conditions for each type of tree. • Trus shall be replaced at a ratio of 3 new trees for every tree removed. r • Minimum tree size shall be 15 gallon. Exception to this requirement may be allowed by the Design Review Board (i.e., more plantings of smaller sizes) when site conditions warrant. 1 Replant trees and shrubs consistent with surrounding native vegetation. 3. Techniques for the Preservation of Oak Trees • Specimen oak trees may be found at scattered locations on the hillsides and in the valleys and canyons. Special care should be taken to retain and protect oaks as significant resources. • The most critical issue in the care and maintenance of an existing oak is the altering . of conditions under which the tree has grown. "Altering" includes changing the grade within the drip line, changing watering practices from natural rainfall to supplemental irrigation, changing the Ieaf litter beneath the trees, changing drainage patterns, and the movement of soil around roots caused by heavy equipment. r 30 Should changes of grade be necessary, the following steps may be taken: i UIIACCePD44 Ld FILL I /,GGtPTi�>3Lt MLL pRor3AAr� pRoGR.��+ c s I /0 a ��i � I ,• I 1 I � PROPOSto rRET. WALL I`ILL^RE^ y+ PRoaecrs� ML ARE^ a. Establish the radius of the existing root system by using soil probes or equivalent. This establishes a Root Crown Zone within which there should be no grading. New development may require gradual root pruning. Consult an arborist for proper techniques. Root pruning enables roots to be cut for a lowering of natural grade. Under no circumstances should soil be added around the Root Crown Zone, but soil may be added over the Root Zone if the Root Crown is protected by retaining ' devices. 31. e no FILL OR i tl'1 ROOT o a o q,a , CROWri ' ZON�t d a • a- e e dq O o � p 1 DRP Urte 6'-Or 60 J MA-TIVE 501L ZONE 7�nE Z r � � d b. Overwatering oaks during the summer creates conditions favorable to root rot and oak root fungus. Besides reducing water to the root zone, draining water off of the root crown quickly is vital for the health of the tree. Sloping soil away from the root crown improves drainage by creating rapid water runoff. In heavy soils, such as clays, leach lines installed within the drip line and extending out to drainage courses may be necessary to increase drainage. In all cases, the goal is to duplicate the native conditions under which the oak has lived. Essentially, if the existing conditions were dry, leave them dry; if they were wet, leave them wet. c. Leaf litter is the accumulation of live and decaying leaves at the base of a tree. In the case of oaks, this litter contributes to a cool atmosphere for root growth, and an acid condition resulting from the decaying of the leaves. When possible, leave the natural litter in place. ' d.` Poor drainage caused by a change in grade or compaction produces constant moisture at the base of the trunk. Growing lawns beneath oaks also frequently produces poor drainage. This problem can be averted by using other ground covers, sloping the natural grade away from the tree and diverting sprinklers away from the trunk. A dense turf or compacted soil can greatly reduce aeration in the soil. Reduced aeration plus excessive water favors development of harmful soil organisms, such as oak root fungus, which may be present in an inactive stage until stimulated by favorable growing conditions or even mechanical root injury. 32 r • In summary, native oaks are extremely sensitive plants. Minimal grade changes within the rj drip line can drastically effect aeration of the roots and drainage around the root crown. ■� Avoid changes of grade if possible. Avoid summer irrigation which would produce constant moisture at the root crown 1 l 1 i 1 33 ' IV.A3. Hillside Grading and Drainage Changes to the existing natural terrain through grading should be kept to a minimum in order to preserve the inherent characteristics of sloping hillside sites. p Iary I"71W SIN: nf=,9'.�4:'.�� 9M{s ��.t,1 HI� rlulcr A fk' :o! ! fl �„.�,,,� rn�,►:',.:b.N .s.� trW- r „':r ' =G^N ��!YT _V. � •... •. �� 11 w 111 11 •AI•./II 111: _ ALL i -- I/ 4ir•' `9� �:• m��f lS Grading should be kept to a minimum and should be performed in a way that respects significant natural features and visually blends with adjacent properties. Factors to be considered in the development of a grading plan are: • The natural features of the site. • Slope and soil characteristics. • Vegetative cover. • Access to the site. • Orientation and visibility of both site and the proposed development. Detailed geotechnical and hydrologic reports may be required prior to the preparation of the grading, drainage and erosion control plans. Careless grading often results in extensive slope cuts with highly visible scars, unstable slopes, increased erosion and a degradation of the visual hillside character. I 35 In addition to applying the standards contained in the City's Geotechnical Review Matrix, the City will strongly encourage the following: Grading • Minimize grading at areas with greater than 25% slope (except that required exclusively for foundations). Grading in a small or large hillside residential subdivision project where the slope is over 25% shall be reviewed by the Design Review Board and the ' Planning Commission to assure that the lot and/or subdivision design complies with this guideline. • Avoid creating large graded terraces at mid-slope areas for building pads. ' • New building sites should be graded such that they appear to emerge from the slope. Minimize creation of flat areas on slopes greater than 25% • Avoid hazardous or unstable portions of the site. The City's Geotechnical Review , Process will establish the presence and extent of these areas. • Mitigate geotechnical site constraints when needed so long as it can be proven that the ' measures do not cause negative visual impact to the natural hillside character. ROUNDED GaNToUFZ Ep6E,5 � z BANK _ — 3; S BANK , �-- _ Rov O 1 1 - 1` Z:1 3WK — -L,� Ir Variety in slope bank gradients Slope banks can be softened-by contoured creates a natural appearance more grading at the top and toe of the slope. resembling a natural form. • Avoid a manufactured appearance by creating smooth flowing contours of varying gradients, preferably with slopes of 2;1 to 5:1. Avoid sharp cuts and fills and long linear s slopes that have uniform grade. 36 ' Slope banks can be softened by contoured grading at the top and toe of the slope. • Terracing should be designed with small incremental steps, avoiding wide step terracing and large areas of flat pads. • Pads should be of minimum size to accommodate the structure and a reasonable amount of open space. Pads for tennis courts, swimming pools and lawns are discouraged. As much of the remaining lot area as possible should be kept in the natural state of the original slope. • Sloping lot designs, such ass lit level building terraces are encouraged to reduce pad size. r . • Grading should be minimized within 20 feet of all perimeter property lines of the development, unless the grading is similar to the existing adjacent slopes or to the planned grading of the adjacent slopes. o Retaining walls and-pony walls visible from off site should be of minimum height. Retaining walls faced with stone or earth-colored materials are encouraged. Drainage • Storm water should be collected and conveyed to off-site systems in a manner which will avoid erosion and damage to on-site and adjacent properties. • Where storm drainage improvements are necessary, they should be designed to create ' a natural rather than a manufactured appearance. • On site areas of impervious surfaces should be minimized to reduce run-off. • Storm water from building roofs should be collected and conveyed to a comprehensive site drainage system. • When off-site storm drainage impacts are anticipated, hydrology FTans should be ' developed with input from neighboring property owners and submitted to the City with the proposed site development plans. I� 37 r � r 0 1 r Use of natural materials in man-made drainage channel. • Drainage devices such as terrace drains benches or downdrains should be laced in � � P locations of least visibility on slopes. The side of a drain may be bermed to conceal it. Natural swales leading downhill are a good location for downdrains. Visible concrete drains should be color tinted and screened with planting to be less obtrusive. • Runoff and Subsoil Discharge. Passage for bulked-flow and subsoil runoff shall be r provided to a safe point of discharge, such as a street, channel or debris basin, in a manner such that damage to improvements or slopes will not result. Natural stream gradients should not be flattened. , • Debris Collection. Where applicable, lot designs and the location of proposed improvements shall permit accommodation of debris from potential Iand slippage and/or erosion without damage to improvements or other properties downslope, and with access to a street to provide for cleanup and removal. • Overflow Route. -Ain emergency overflow route for flood and debris flows which exceed the design capacity of planned drainage, flood control and debris facilities and devices shall be provided. Overflow routes shall direct overflows away from slopes and improvements and toward safe points of discharge. Erosion Control , • Where applicable, grading plans should include erosion control and revegetation programs. Where erosion potential exists, hydro-seeding, silt traps or other engineering solutions may be required. r 38 r • The timing of grading and construction should be controlled to avoid failure during ' construction. Detention basins and other storm and erosion control facilities may be required. If this is the case, the negative visual impact to the natural hillside character must be evaluated and judgement made as to the appropriateness of erosion control facilities. Geologic Hazards • Geotechnical Review is required on all sites to identify hazardous areas, including debris flows. • Areas determined through the geotechnical Review Process to be too hazardous for development shall be avoided. • The following methods for mitigating geologic hazards are not acceptable: ' — Major modifications that would change the character of an existing landform. — Exposure of slopes that cannot be suitably re-vegetated. — Removal of large areas of existing mature vegetation that substantially contribute to the natural character of a site. • Existing geologic hazards shall be corrected when they pose a threat to on or off site development. r r 39 IV.A4. Lot Configuration, Building Setbacks . and Locations 1 The layout of lots in a residential development should be imaginatively derived from the form of the land. The development plan should adapt to existing topography and natural features, avoiding unnecessary alteration of land forms. 1 The visual prominence of hillside residential development should be minimized by taking advantage of existing site features for screening such as tree clusters, depressions in topography, setback hillside plateau areas and other natural features. Lot Configurations •' .• � .. /. ...:3:.:::::::f LIQ ;�:� .ice .. ''•C�.^. •F:Y��•,"` r�:�••t•' . ..........v .`_ w :!:« :�", •, ./ .�.�'rq�;.�.••�•' '.<:::• R. Variety of lot patterns influenced by Topography and Natural Features. • Lot Patterns which offer a variety of lot shapes influenced by topography and natural features are encouraged. 41 _ 1 All property lines should be at the top of the slope and not the toe. ' I t r t ' 1 r V 1 • Lot lines should be placed at the top of major slope areas within areas of high public visibility to ensure that the slope maintenance and planting will not be neglected by the , uphill owner. r r r Flag lots with a o n s ce common drive. r r r Example of the appropriate use of flag lots. • Allow flag Iots with parking located to adjacent roadways to encourage terracing of buildings while minimizing roadway cut and fill. 42 1 BuiIding Setbacks • Allow front and side setback requirements to be flexible (including zero lot Iine conditions) subject to Environmental and Design Review, to promote clustering of buildings if this will protect an existing slope. — Varied and staggered front building setbacks are encouraged in Mille residential subdivision layout. f IIII i T • Varied and staggered front building setbacks are encouraged in hillside residential subdivision layout. This is consistent with the natural hillside character and will reduce, the monotony of repetitive setbacks.. The amount of setback variation will depend upon lot size. Residential development at a density of 2 dwellings per acre should vary adjacent setbacks by at least 10 feet; lots one acre or larger should vary adjacent setbacks by at least 20 feet. In order to review proposed setbacks, building pad locations should be indicated on' grading plans submitted with Tentative Maps, Parcel Maps, Site Plans and Major Use Permits pertaining to hillside residential development BuiIding Locations • Buildings should not be located near visually prominent ridgelines when a choice of building location is available. Budding rooflines must be located below the ridgeline so that views to the hillside retain the natural ridgeline. See Guideline Cl, "Highly Visible Ridgeline Areas." • All new hillside residential development should be Iocated so as to minimize interference with views from adjacent residences. 43 1 • Do not locate new hillside residential development near the highest point of a property r if it will obscure long distance views from adjacent residences. • Taller structures which better utilize an uphill placement, because of the setback from , the downslope edge provided by the road right of way, shall be considered with Design Review Board approval. --�" fir r 1171/1 t Example of Uphill Placement of Structure • Downhill placement shall minimize front yard setback to reduce building mass hanging ' over the slope. Building bulk shall step back with the slope. See Guideline Ab, "Reduction of Building Bulk on HiIlsides." Example of Downhill Placement of Structure 44 1 IV.A5. Street Layout. Driveway and Parking Design Streets, drives, parking and emergency vehicle access should be aligned to conform, as closely as possible, to existing grades and minimize the need for the grading of slopes.They should not greatly alter the physical and visual character of the hillside by creating large notches in ridgelines or by defining wide straight alignments on hillsides. Natural land aforms may often be retained by introducing gentle horizontal and vertical curves in road alignments. EP Street layout shall be aligned to conform to the natural grades as much as possible. Long stretches of straight road should be avoided by introducing gentle horizontal and vertical curyes. ' Street Layout Where street construction is permitted in hillside areas, the extent of visual disruption of the terrain and vegetation disturbance must be minimized by the combined use of retaining structures and regrading to approximate the natural slope. The following techniques should ' be used: • Use narrower street widths (acceptable to the City Engineer, Fire Chief, and other City Departments) when it can be proven that it will reduce grading impacts and it can be shown that the topography of the small number of lots served and the probable future traffic development is such that it justifies narrower widths and that safety will not be compromised. Minimum pavement width for public streets is 26 feet. • Reduce the visual and safety impacts of hillside street design by use of terraced retaining walls and landscaping. 45 • Split roadways increase the amount andappearance of landscaping and the median can PP P g be used to handle drainage. Split roadways also allow the integration of natural features such as specimen trees and rock outcroppings into the street design. Split roadways, depending on their length, can impact Fire Department response times. �t � I existing grade i drip line zone Split roadways on steep hillsides where appropriate. • Street layout shall be aligned to conform to the natural grades as much as possible. Long stretches of straight road shall be avoided by utilizing gentle horizontal and vertical curves. • Proper sight distances shall be maintained; and, with approval by the City Engineer, , three-way intersections at angles less than 90 degrees shall be considered to reduce grading requirements. Driveways Driveway grades up to a maximum of IS% are allowed unless the Design Review Board and the °City Engineer find good cause for exception, and shall be aligned with the natural contours of the land. The finished grade of driveways shall conform to the finished grade of the lot. Proper design consideration shall be given to vertical curves and parking landings. In any case, parking landings shall be required on all drives over 10%. , • I guest parking space should be provided (not on the driveway apron). This space should be conveniently placed relative to the dwelling unit which it serves. • Driveway and parking designs that force vehicles to "back out"into substandard roadway widths are prohibited. ' .46 r r 1. V i Grouped driveways can reduce grading. i • Common drives in single family hillside residential developments should be considered if grading is reduced by their use. Common easement maintenance agreements are required for common driveways. r • Any street or driveway over 18% and up to a maximum of 25% shall have Design Review Board, Public Works Department and Fire Department approval as an exception to existing standards. This exception will be based on the following criteria: — WilI the exception protect views? — Will the exception minimize grading and tree removal? • Grooves for traction should be incorporated into the construction of driveways with a slope over 18%. Asphalt driveways are not allowed on driveways with slopes over 15%. ' Parldng • On-street parking should be provided in parking bays where topography allows. • When allowed, parallel parking should be located on one side only and be limited to 3 feet in width. i r 47 r 1 . IV.A6. Reduction of Building Bulk on Hillsides r The effective visual bulk of hillside residential development should be reduced so that structures do not "stand out" prominently when 'seen from a distance or from downhill properties. ' Hiilding form should be designed to conform to the site topography. The form, mass, profile and architectural features of the individual buildings should be designed to blend with the natural terrain and preserve the character and profile of the slope. r Reduction of building bulk on hillsides can be achieved by the following techniques: ' • Avoid multi-story buildings on ridgeline lots. • Split pads, stepped footings, pier and grade beam foundations to permit the structure to step up the slope. Avoid large single form structures. r iE 1 � I r _ •� L� 11 ilr.�l.��i� IT Cut buildings into hillside to reduce effective visual bulk. �. Cut buildings into the hillside to reduce effective visual bulk. Excavate underground or use below grade rooms to reduce effective bulk and to provide energy efficient and environmentally desirable spaces. The visual area of the building can be minimized rthrough a combined use of regrading and Iandscaping techniques. 1 r 49 r • Structure integrated into topography and vegetation ' t� IIA - • Roof forms pitched to follow slope. • Forms broken to reflect irregular forms of hills. • Materials and colors blend into surroundings. Roof forms and roof lines should be broken into a series of smaller building components to reflect the irregular forms of the surrounding natural features. Long, linear unbroken roof lines are discouraged. Roof forms and rooflines should be broken into a series of smaller building components. 1 5., 1 t • Avoid the use of large gable ends on downhill elevations. The slope of the roof should ' be oriented in the same direction as the natural slope and should not exceed the natural slope contour by 20%. • Avoid excessive cantilevers or overhangs on downhill elevations. ' • Detach parts of the dwelling such as the garage. 1 1 J Detached garage with rooftop deck. • Use roofs on lower Ievels for the deck open space of upper Ievels. Terraced decks do not increase building bulk when.seen from downhill lots. • Avoid using overhanging decks or decks elevated on poles that make buildings seem more massive from downhill lots. SI • Avoid large expanses of a wall in a single plane on downhill elevations. Use horizontal 12 and vertical building components to effectively reduce the bulk of hillside residential development. • Building materials and color schemes should blend with the natural landscape of earth ' tones and natural woodland or grassland.vegetative growth. • Avoid large retaining walls in a uniform plane. Break retaining walls into smaller components and terraces. 1 52 ' ■ IV.A7. Hillside Architectural Character San Rafael's Hillside Residential Architecture should develop a semi-rural character with a strong relationship to the natural setting. New buildings should incorporate the following elements and characteristics: • Simple one and two story buildings in recessive colors with pitched roofs, accented with appropriate architectural features. • Building and roof forms should be "broken" into compositions of smaller components to reflect the irregular forms of the hillside setting. • Building forms should be "stepped" to conform to the site topography. Extensive use ' of rooftop terraces at lower stories, verandas, and other defined outdoor spaces are encouraged. ' • Strong shade and shadow patterns created by careful variation of planes in building elevations. Large cantilevered projections and Iarge overhangs are discouraged on downhill elevations. I Hillside Residential Architecture in San Rafael should reflect the character of the city's landscape and climate. While no one architectural "style" is desired, architectural elements that are characteristic of rural buildings are preferred. The use of porches, courtyards, verandas, sloping roof forms and natural materials are encouraged. s . h yY � � Iki � •x+14•Ir�.(�',.fyr��i 5�.y9;.1; f��: �r��(f'l .�j.+. w• ' �� 1 L"�< }�-:fig •,, 1 •4a: with 53 1. Building Form New Hillside Residential Architecture in San Rafael should continue the dominant pattern ' of one and two story buildings with tree canopied spaces around them. XA ll ~••_ }..: .l; �• ,. y�� /I. •••• t /.ice 1 • The visual contrast between areas of 'fight and shadow gives buildings depth and substance. All buildings should have shadow relief created by modest overhangs, minor ' projections (greater on uphill elevations), recesses and plan offsets. Large unbroken expanses of wall should be avoided. 2_ Roof Forms and Pian Offsets Give careful considerations to views of rooftops from other.hillside areas, adjacent roads and uphill properties. I1 54 ' Gabled, hip and shed roof forms at a low-to moderate pitch are encouraged. Moderate ' overhangs on downhill elevations to create strong shadow lines are desirable. For sloped roofs, long unbroken roof lines should be avoided. Changes in roof pitch orientation should be accompanied by plan offsets on primary elevations. MAW-WIV 711 =41.221WOURRUZZ ramun ;M NOT ACCEPTABLE 111 1 1 • IRK .• YI r 1 ' ACCEPTABLE A large building's bulk may be reduced by breaking the roof form into smaller_parts, reflecting the irregular forms of the surroundings. There should be a consistency of roof pitch and design among separate roof components. Abrupt changes in eave heights require plan offsets to make transitions between building components. ' Flat roofs that require membrane or built up roofing materials are discouraged except in small and non-visible areas or when approved by the Design Review Board. ' � u N. Allow small areas of flat roofs only in small less visible areas. • 55 3. Multi-Building Projects Most sloping sites large enough for multi-building projects are highly visible from distant locations. Views from the site from the neighborhood and other off site locations should be given strong design consideration. Multi-building developments ments should be designed with visible differences. This may be , achieved through materials, colors, forms and facade variation. Other techniques for reducing the visual impact of multi-building; projects are: ' • Site buildings with different floor elevations to achieve height variation. v � Site units or buildings with different floor elevacions to ' achieve height variation. • Buildings located near hillside rims have higher visibility. These buildings should be sited ' in a staggered arrangement and screened with planting to minimize a "wall' effect. • Avoid long, continuous building masses that create a "wall' effect and inhibit views. ' • Facades should be articulated to produce shadows through wall setbacks, recessed ' openings, porches, verandas, moderate overhangs, projecting windows. • Rootlines should avoid extended horizontal Iines. Pitched, gabled and hipped roofs are , more appropriate for hillside sites. 56 ' 4. Building Materials, Texture and Color Color selection should show evidence of coordination with the predominant colors and ' values of the surrounding landscape. This is to minimize contrast of the structure with its background when viewed from the surrounding community. Roof colors should tend toward darker earthtones. Darker colors are less conspicuous when viewed from a distance. ' a. The following building materials are encouraged: • Exterior Walls - Wood siding. ' - Exposed wood structural members. - Natural colored brick or stone masonry. - Natural colored cement plaster. ' - Composition shingles (with thick butts) of earthtone color. • Roofs - Fire resistant wood shakes with thick butts, with Fire Department approval. - Flat Concrete Shingles of earthtone color. - Flat Clay Tile of earthtone color. b. The following materials are discouraged: ' • Exterior Walls ' - Large areas of glass. - Reflective glass. - Plastic materials made to resemble masonry or stone. • Roofs ' - High contrast or bright colors. - Built up roofing, if seen from above, except in small areas. ' - Highly reflective or shiny materials. 5. Walls, Fences and Accessory Structures • Fences,walls and accessory structures should be designed to be compatible with adjacent buildings. Patio covers,greenhouses,storage spaces and other ancillary structures should ' be located and designed to respect views and other special conditions of highly visible sites. 57 • Solid fences and walls along public s«e;;ts have a negative impact on the streetscap a and ' surrounding neighborhoods. Open fence design is encouraged on public streets in hillside areas to emphasize opportunity for views from the public environment. ' • Fences and walls over 3 feet in height that face public streets should provide a fully landscaped buffer at least 5 feet deep on the street facing side of the fence or wall. ' The following wall and fence materials are encouraged: ' • Colored concrete. , • Split-faced concrete masonry in natural colors. • Stone and brick masonry. • Walls with natural colored cement plaster finish. , • Wood. • Detailed Wrought Iron (for use in gates, and other small areas). • Open wire fencing (with Design Review Board approval). ' • Iron bar fencing. The following wall and fence materials are discouraged: , = Chain link or open wire, except when heavily screened by planting. Corrugated Metal. ' — Bright colored plastic or plastic coated materials. — Reed Materials. • l Retaining walls associated with lobs are limited to: a. Upslope (from the structure) walls not to exceed four (4) feet in height (unless ' approved by the Design Review Board). Terraced retaining structures may be utilized which are separated by a minimum of three (3) feet and appropriate ' landscaping. w Terraced retaining walls break up the mass. :i8 ' ' b. Downslope (from the structure) walls not to exceed three (3) feet in height unless approved by the Design Review Board. Where an additional retained portion is necessary due to unusual or extreme conditions (such as lot configuration, steep slope or road design), then the use of terraced retaining structures shall be considered on an individual lot basis. Terraced walls shall not exceed three (3) feet in height. ' • Free standing wall setbacks along front yards shall be varied to avoid creating an unbroken, uniform streetscape. The height of such walls shall not exceed 4 feet unless approved by the Design Review Board. ' • Where fences and walls occur onprivately-owned property within slope areas, fence/wall designs shall be as uniform as possible. • Continuous rearand fences and walls across the tops of slopes shall be coordinated in Y P P design and use of materials. • Wall setbacks on slopes shall not allow more than four feet of solid wall or fence to show above the sight line projected along the slope angle. Several small retaining walls can be screened. • Retaining walls shall be designed with smooth, continuous lines that conform to the topography. Maximum wall height at the base of slopes along roadways shall not exceed ' 4 feet in order to avoid a contained, channel-like effect. • Retaining wall structures holding back grade to accommodate a patio or terrace shall conform to the natural hillside profile as much as possible. Excessively high retaining walls are prohibited. ' In deck construction, the distance between structure and grade shall conform to the natural hillside profile as much as possible. Excessively high distances between structure and grade are prohibited. 59 6. Mechanical E ui ment ' 4 P • No mechanical equipment, including solar collectors, television antennae and satellite dishes shall be exposed to view from beyond the boundaries of the site unless fully screened or architecturally integrated u+ith a structure. Overhangs, roof eaves, decks, ' foundations and all other elements projecting from any downslope wall shall be designed so that there is no exposure of plumbing, heating, ventilating and air conditioning equipment or conduit, and shall be of an architecturally finished appearance. ' • Site lighting fixtures should be selected or designed to compliment the architectural design of the project GO ' IV.A8. Planting Design for Hillside Residential Development ' • Planting design should reflect the hillside character of the San Rafael landscape. • Protect ridgelines, open hillsides, canyon and riparian areas. ' • Plant selection should recognize the importance of water conservation, flre resistance and erosion control. Emphasize drought tolerant native plant species. • Use hillside planting design to effectively buffer existing hillside residential neighborhoods from the impacts of new hillside development projects. 1 1 ground covers and fire retardant plantings Typical Hillside �1 ' Fre Control Section 30' 30' 20' private irrigated transition indigenous garden zone zone -dear Ieaves and brush ' - low plants O.K 1. Design Concepts ' a. Reinforce the dominant planting patterns that define the oak savannah, oak woodland, canyon and riparian habitats of San Rafael's hillside areas. ' The Hillside Resource Residential and Hillside Residential Areas as designated in the General Plan are "impact sensitive" areas for minimum development.. They define and provide a backdrop to the City. Plantings on the undeveloped hillsides should be native California vegetation indigenous to the area. New plantings in the developed areas may be introduced species which can acclimate to the site conditions. See Appendix B, "Plant Selection Guide." The goal is to strengthen ' the natural character of the hillside areas. 61 1 ' • The pattern o,; .y':,cdlan�, J-assland Savannah. scrub. a::d oaks that define the hiIIsides unity• and give strong identity to the hil?sldc areas of the City. Efforts should be made to -retain e;astir.` tree groupings and specimen trees to ' incorporate them into new development. When tree grouoin_s must be removed, hiIIsides could be replaced with irregularly grouped tree st;ecies that have a similar appearance when seen from a distance. ' �ri�d:s, ,�- MI., � f -few '� •is�•t�1 — "'' -.:�'�'i' 8 YcF;.�;�ti. .,,off� �� •.•tee,.. - 1 4~ • Major rock outcroppings and areas of existing mature vegetation should be preserved. Buildings, roads, and developed yards should be located to minimize ' disruption of these features. b. New plantings on San Rafael's hillsides should be drought tolerant. ' • All new plantings should be able to withstand a summer with --stricted irrigation , after an establishment period of rvo years. • Turf grasses, shallow rooted ground cover's and high water using trees and shrubs ' are discouraged. v Z Plant Selection Appendix B. "Plant Selection Guide" at the end of this manual lists suggested plant species and their recommended uses. , 6_7 ' ' Plants have been chosen based upon the following criteria: • Appropriateness for San RafaeVs climate zone. ' • Drought resistance. • Form considerations: height, branching patterns, density. • Maintenance. ' • Aesthetic considerations: flowering, fruiting, leaf color. 3. Planting Guidelines • All Planting plans are encouraged to conform to the Marin Municipal Water District Code, Title 13, Ordinance 285 (modified for dry years by Ordinance 316) - "Water Conservation Program." • All landscaped areas shall have irrigation systems capable of sustaining good plant ' growth. Automatic systems are encouraged. • All planting beds shall be mulched with an organic mulch of at least 1.5 inches in depth. • Shrubs are preferred over ornamental ground covers and lawns due to their low water use characteristics. Shrubs are more deeply rooted than ground covers and turf grasses ' and will withstand drought conditions better. ' • When e;dsting trees are to be retained, they may be counted toward tree planting requirements established in the Zoning Ordinance or other City standards. New planting requirements may be further adjusted to reflect the size and density of existing trees and ' shrubs. • Revegetate scarred or graded areas that have high visibility from the community. ' • On slopes of 2:1 or greater, plant materials with deep rooting characteristics should be selected that will minimize erosion and reduce surface runoff. The planting basin should ' be kept level with a raised berm around the base of the plant to help retain moisture. A series of low retaining walls, with sub-drain lines, will provide increased planting area on the slope. This will also reduce runoff and potential erosion. ' ' Internal Slope Plantings. ' Internal slopes that exist within newly developed projects do not blend into native areas, as do transitional slopes, and will be planted with a plant palette made up of mostly introduced species. The following principles are recommended for internal slopes: a. Establishgradient of new slope and determine erosion control requirements. b. Fulfill erosion control needs with water-conserving plant material. ' c. As a general rule, use water conserving plant species. 1 63 • Planting 4 es.Techniques for Graded Slopes. = ' P Use irregular plant spacing to achieve a, natural appearance on graded slopes. Plant trees along contour lines in undulating ,groups to create grove effects which blur the ' distinctive line of the graded slope. Shrubs of varying height may be planted between tree stands. Ground covers of native and introduced species are appropriate for slope erosion control. ' SWAL>1 a When possible, locate trees in swale areas to more closely reflect natural conditions and ' gather surface runoff for plant irrigation. • Common Areas. , Common Open Spaces and landscaped areas maintained by Homeowners Associations are subject to review under this guideline. Provisions of this guideline are recommended for planting on single family lots not subject to Design Review. Open space easements ' may be required to protect sensitive lands, consistent with the policies of the San Rafael General Plan 2000. HUlside Plant Selection. , Plant materials should be selected for their effectiveness of erosion control, fire resistance and drought tolerance. ' HflIside plant selection should consider neighbors' views and observe the following 64 1 t of taller trees ali�ntneNews, the d° � not block tablisl'ed;i£ide wade bUt do 1 p nciples' ave been es that pr° aid the e�vated • sere v`ews seg °pea rte ed pt°per yes maybe P jjse less den rlzwly duel ll species o{trees '°f.'WaY eenascaped, G pproval. �. blie'g fav ate be filly lan Depaztme� � rlllsid es . gi�hts'b - e should is Works oodl d ins ub11c eet ed% th?'l d as�d a on the pal e alk°�s 0 - 00,aY •�n rd meas y00, 9assm nt within °z eet e$ate ed can veloP d by iv stt .� vire velop off• pe ease b may be ct lantS. de 5, glai►ting gOr include ae °vett fires• tion line p d d areas has beco d brush ye yegeta to tael Al deVelope 5se bayas etaii°r� v�,dlan d nad n�' w ire into W e na veas Sable ct to tal landscapi a veslty weh s9reaJas est 120 le rue of theseoma Stave p sv a�aaon bet seed� the rea431y flats N ti ve pta?��e duces • selec° a�sa�on Such a aseas- '• •;}.•,•A'1,..•f:~`rji•�iirv''4�. .. VJ T'�•.....S Mt��'Yt•. � � .- ra''' •::. .�:: •:y{4.S•;r:vri'ir� 7t 2K:i%:`."?�:?'a.•?,r:.:.•. .•!i✓...t✓.w•.,..;..:-.ii• "•'- 7: :;Z?'.:'}:;. µ2pir 'tY;r:.;$i::::;ii='iv:;';t: .y.iM '•,: a: •••~ ••• �:• •i.}'4'4'::.yW:1..Y�::•::•:'t.�SU:::?:.,''.yr'.`:S"a,.; .•'.,,,�y .�ti. .: %"�•=�.-:�'+;!�'..r►•..rr .'?'.�C;:•sir; .'•::'�':`+-::::.f• !lyay�. ; ,,,' '. ` •'` ...J,,. ;� ,,�. �`�.\ i�, r�o�s are ' dame The f011O three dzstl t approval• �► c>�ided i eoDepacaea non areas caaAbele`•t to • � rarQended'b ll rec° 65 Zone 7 1: Minimum 30 feet wide.. Ornamental non-native species which are fire retardant. - Zone m2: Minimum 30 feet wide. Native vegetation which should be selectively pruned and thinned, with introduced fire retardant plantings. Plants with high fuel volume are discouraged in this zone. Zone 3: Minimum 20 feet wide. Native vegetation which should be selectively pruned and thinned. Plants with high fuel volume are discouraged in this zone. • A biologist's report is required that classifies portions of the site by their degree of risk ' to plant communities from Wildland Fires. • Building Envelopes should be located so as to minimize risk to structures due to WUdland Fires. See Appendix B. for a list of fire retardant plantings suitable for high fire hazard areas. • Transitional Slope Plantings in High Fire Hazard Areas. Transitional slopes may be used between the domestic plantings of new development and ? the native flammable brush of undisturbed areas. The goal is to slow down the approaching fire within the transitional zone by reducing the fire's fuel supply. The following techniques may be used to accomplish this goal: a. Evaluate the plant materials existing within the transitional zone for fuel volume and health. Remove plants from this area which are of particularly high fuel volume. Also remove any plants which are in poor health. b. Retain in thinned out grou groupings low fuel volume native plants. c. Clean out all dead leaves and branches in this area annually. Thin native plants by pruning to reduce their fuel volume. Reduce height of grass areas. d. If water supplies permit, irrigate this zone monthly during the summer months to retain a high level of moisture in the plant leaves. e. Trees spread fire quickly. Refer to Appendix B for plants that have reduced fuel volume. E6 IV.A.9. Site Lighting Site Lighting should be used efficiently to aid safety, security and compliment architectural character. It should minimize intrusion into adjacent properties, roadways, the hillside silhouette and the night sky. �I 1 1. General Requirements • All site lighting in hillside residential development should comply with San Rafael Zoning Ordinance Provisions. • Site lighting which is visible in hillside residential development from adjacent properties, roadways and from other neighborhoods must be indirect or incorporate rPorate full shield cut-offs. Incorporate full shield cut-offs so as not to illuminate adjacent properties. Light sources should not be seen from adjacent properties or public rights-of-way. 2. Parking Area Lighting • For hillside residential parking areas, overhead lighting must be mounted at a maximum height of 15 feet The placement of lighting in residential parking areas should avoid interference with bedroom windows. 67 3. Walkway, Garden and Pedestrian Area Lighting • Overhead fixtures used for pedestrian ureas should be limited to heights below 8 feet. Lower mounting heights are encouraged. • Along walkways, Iow level Iighting in the form of bollards or fixtures mounted on short posts is encouraged. Shatterproof coverings are recommended. Posts should be located to avoid hazards for pedestrians or vehicles. 4. Exterior Flood Lighting • Exterior flood lighting for security and safety shall be located and shielded so as not to shine on adjacent properties. Decorative lighting to highlight a structure is prohibited. �i 1 68 IV.B. Additional Guidelines for Development Types ' r l:ad ur rrr � u• r w ti . C::-,• %%%////////////////QAAA�r///%///�////Af r . ,Wines • ,. « ,yiJ 1mR trrwf '. ti '��ii�ii ii i%��Mi♦� i• - ,+ �r��lf�'f•/'��4}!�`••�w `!;1-:•s:•;1f�ti•�„'R.J"�—��;1:•�.1;`��•j{�t1��1]..rn !C�1LI�.•a7t/�y.Y',tY �.il�\�Kl.'.�`T.+�,,�fi�•..fd:�j�++ � J�� .,�yy;�C (� ....... ��`..� .Irl.tvt'�ti�'f`�'7��•�'d�G�J:��`-��!. *��+'.' =• � ., i This section lists additional Design Guidelines for specific Hillside Residential development types in the city. In addition to the General Guidelines in Section IV.A., guidelines from one of the following three sections should be used. In the case of projects with combinations of these development types, more than one section may need to be consulted. Developers and their designers are encouraged to meet with the City Planning staff to clarify questions of application. The different type listed are: IV.B.1. Subdivisions and Planned Development Projects. IV.B.2. Single Family Residences on Individual Lots. IV.B.3. Multi-Family Residential Development. 69 IV.Bl. Subdivisions and Planned Development Projects •� \\\ \ `\� � :�rj}�+T�r�l l l,111-f 1 � I I 1 ` \:• 'y _ '. ,, III' � I14 II Ill �� C i I.... ,,,�� Illi � , ►��I ,:,:I 1. Applicable Ci Ordinances: PP h' • Subdivisions - Title IS of the San Rafael Municipal Code, "Subdivisions." • Planned Development Projects - Title 14 of the San Rafael Municipal Code, "Planned Community District," "Planned Unit Development District," Chapter "Planned Development District." 2. Preservation of Existing Natural Features Hillside Residential Development plans should demonstrate an effort to preserve and protect significant natural features in the layout and design of streets, lots and grading patterns in subdivisions and planned developments. • The provisions of guidelines IVAl., "Site Design Process," IV.A2., "Preservation of Significant Trees" should be followed as general design criteria for the preservation of natural features in the planning of hillside residential subdivisions and planned development projects. 71 • City Ordinances pertaining to the protection"of natural features: Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." • City Adopted Policies pertaining to the preservation of natural features in hillside residential development: City of San Rafae4 General Plan 2000: - Land Use Element, Policies: LU-9, LU-10, LU-11 and LU-29. - Parks and Recreation Element, Policies: R-2, R-4, R-12, R-14, R-28, R-31, R-35. - Natural Environment Element, Policies: NE-1, NE-2, NE-3, NE-4, NE-5, NE-9, NE-11, NE-13, NE-17, NE-20. - Health and Safety Element, Policies: S-1, S-2, S-3, S-4, S-5, S-6, S-7, S-19. - Residential Neighborhood Element, Policies: RES-1, RES-5, RES-6, RES-7, SVS-7, NG-13, NG-14. 3. Street Layout and Design • The provisions of guideline IV.AS., "Street Layout and Design," should be followed in the layout and design of streets, driveways and parking areas for hillside residential - subdivisions and planned developments in hillside areas. — City Ordinances pertaining to the layout and design of streets, driveways and parking areas for hillside residential development: Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review.'-' Title 15 of the San Rafael Municipal Code, Subdivisions, General Regulations and Design for Streets and Highways. ' — City of San Rafael Standards pertaining to the layout and design of streets and roads in hillside residential development: - Uniform Construction Standards for the Cities of Marin and the County of Marin, Department of Public Works. - State of California, Department of Transportation's Standard Specifications and Plans. 4. Hillside Grading and Drainage , • The provisions of guideline MAI,"Hillside Grading and Drainage,"should be followed in the design of grading and drainage plans for hillside residential subdivisions and r� planned developments. — City Ordinances Pertaining to the design of grading and drainage plans for hillside residential development: - Title 14 of the San Rafael Municipal Code Ci tyof San Rafael Zoning Ordinance, "Environmental* and Design Review." — Cipertainingty Review procedures to the design of grading and drainage plans for hillside residential subdivisions and planned developments: - San Rafael Department of Public Works, Grading Plan Review. - City of San Rafael, Geotechnical Review Matrix Process for the San Rafael General Plan 2000. — City of San Rafael Standards pertaining to the design of grading and drainage plans for hillside residential subdivision and planned development projects: - City of San Rafael, Department of Public Works, Standard and Supplementary Conditions for Grading Permits. 5. Lot Configuration, Building Setbacks and Locations M • The provisions of guideline IV.A4., "Lot Configuration and Building Setbacks," should be followed in the design of lot configurations, building setback determination and • building envelope location for hillside residential subdivision and planned development projects. Establishment of building envelopes is a requirement on all parcels. IF • '.%'.. ' T1w.:.:��. ''': .+n'"•.f•.. �.�i Vit;.:t.i11�:1••� 'C. .... •. T.. ��;�..� �;�j/ �.:,•::_:��.::,•::�:::::'ala-''"-..• .e.,.z•..��- ]f•:y��7 .,:t7M i. `.` Ii XC' Yi•-.:;S•� ...�........•...i i'�f..`'•�: "`•moi � ::...�.:�'�. --�<.;::i.T:-1`:•• =�.�•.-•`/,:�-'.:� -'i .—i:.:.+��::` _`{ 'yt:.'.. 'i 3t. �►si..^.�Jveea.. ,may.. i�:'S. ;: �. ::c:•... -5::. . � ••' J- ta�tt�.,Y t �::•.neJ.t[.z\ San, ._.t :.. 49 • •.`, •\.ti r ..�/ •..lt'••.':Cid.... :::L' 73 1 Streets follow natural grade. 1 ►rl ��l�I p►uaw�W,• , La 41 l _ Building forms broken to be in keeping with hillside character. s I b .,.• I %vtsw t CLUSTER DESIGN (see below) ,1. Cluster design reduces grading requirements, watering requirements, and the area of impervious surfaces. I this results in less interference with I natural features and systems. 6. Residential Clustering in Hillside Areas • The San Rafael General Plan 2000 encourages residential clustering in impact sensitive hillside areas to preserve and protect natural features. Private properties zoned for planned development projects that are designated as Hillside Resource Residential or Hillside Residential in the General Plan 2000 should follow the provisions of this guideline. • City Ordinances pertaining to the design of planned development projects: — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review."' — Title 14 of the San Rafael Municipal Code, "Planned Community District," "Planned Unit Development District," "Planned Development District" • Site Design Principles for Cluster Housing in Hillside Areas. Cluster Housing may be described as housing that is joined together so that individual 74 ,'� units share common walls, floors and ceilings. This may include single family dwellings on small lots with "zero lot line" configurations. More importantly, the individual units share common open spaces and common facilities. • Provisions of guideline IVA6., "Reduction of Building Bulk on Hillsides," guideline IV-A7., "Architectural Character," guideline IV.A9., "Site Lighting" should be followed in the design of cluster residential development in hillside areas. Other principles for the site design of cluster housing in hillside areas are: — Allow front and side setback requirements to be flexible (including zero lot Iine conditions) to promote clustering of buildings if this will protect an existing slope. — Allow flag lots with parking located adjacent to roadways to encourage terracing of buildings while minimizing roadway cut and fill. — Avoid large expanses of flat areas such as parking lots that create an incongruous element in the slope. — Site buildings with units having different floor elevations to achieve height va natzon. j — Buildings located near hillside rims have higher visibility. these buildings should be sited in a staggered arrangement and screened with planting to minimize a "wall' effect — Retain existing vegetation. :. 75 — Avoid long continuous building masses that create a "wall" effect and inhibit views. Townhouses in duplex and triplex an-angements are good building types for sloping sites. — Groups of buildings should be designed with visible differences. This may be achieved through materials, colors, forms and facade variation. — Facades should be articulated to produce shadows through wall setbacks, overhangs, projecting windows, recessed openings, decks, and porches. — Rooflines should avoid extended horizontal lines. Pitched, gabled and hipped roofs are more appropriate for hillside sites. — The building facades and rooflines should, in contribution, provide a mixture of vertical and horizontal elements, but with more emphasis on verticality in cluster design. — Stagger alignments of units both horizontally and vertically to create unit identity, privacy at entry, and in private outdoor space and to shape cluster open space. 76 Site Plan —Terraced Flats with private outdoor spaces. — Flats may be stacked to terrace down toward a view and sunlight, creating privacy on balconies and terraces. — Separate clusters with expanses of open space, including tree groupings. 1 7. Planting Design for HiIIside Residential Subdivision and Planned Development Projects. • The provisions;.of guideline IV.A8., "Planting Design for Hillsides," should be followed in the design of landscape plans for hillside residential subdivision and planned development projects. S. Fire Hazards • A biologist's report is required that classifies portions of the site by their degree of risk 1 • to plant communities from Wildland Fires. • Building Envelopes should be located so as to minimize risk to structures due to Wildland Fires. 77 I ■ IV.B2. Single Family Residences on Individual Lots ■ 1 I. Applicable City Ordinances: — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Residential Districts." 2. Preservation of Existing Natural Features Development proposals for single family homes on individual lots should demonstrate an effort to preserve and protect significant natural features in the layout and design of driveways, parking areas, building location, outdoor spaces, and accessory structures. • The provisions of guidelines IV.Al., "Site Design Process," IV.A2., "Preservation of Significant Trees" should be followed as general design criteria for the preservation of natural features in the planning of single family residences on individual lots in areas designated as RR and HRR land uses in the General Plan 2000. 79 • City Adopted Policies pertaining to the preservation of natural features in hillside residential development: City of San Rafael, General Plan 2000: - Land Use Element, Policies: LU-9, LU-10, LU-11 and LU-29. - Parks and Recreation Element, Policies: R-2, R-4, R-12, R-14, R-28, R-31, R-35. - Natural Environment EIement, Policies: NE-1, NE-2, NE-3, NE-4, NE-5, NE-9, NE-11, NE-13, NE-17, NE-20. Health and Safety Element, Policies: S-1, S-2, S-3, S-4, S-5, S-6, S-7, S-19. Residential Neighborhood Element, Policies: RES-1, RES-5, RES-6, RES-7, SVS-7, NG-13, NG-14. 3. Hillside Grading and Drainage • The provisions of guideline IV.A3., "Hillside Grading and Drainage," should be followed in the design of grading and drainage plans for single family residences on individual lots in HR and HRR. areas. as'designated by the General Plan 2000: City Ordinances pertaining to the design of grading and drainage plans for single family residences on individual lots in .hillside areas designated as HR and HRR land uses in the General Plan 2000. Title 14 o the San Rafael Municipal Code, Ci of San Rafael Zoning Ordinance, .f f ri g Environmental and Design Review. City Review procedures pertaining to the design of grading and drainage plans for ' single family residences on individual lots in hillside areas designated as HR and HRR land uses in the General Plan 2000: San Rafael Department of Public Works, Grading Plan Review. City of San Rafael, Geotechnical Review Matrix Process for the San Rafael General Plan 2000. City of San Rafael Standards pertaining to the design of grading and drainage plans for single family residences on individual lots: City of San Rafael, Department o:: Public Works, Standard and Supplementary Conditions for Grading Permits. E'0 4. Parking and Driveway Design The provisions of guideline IV.A5., "Street Layout, Driveways and Panting" should be followed in the design of driveways for single family residences on individual lots in HR and HRR Land Use designations. ' • Parking. Tandem parking may be permitted on hillside lots served by an access drive with the approval of the Design Review Board and the City Engineer, when the allowance of tandem parking minimizes the impact of hillside development. \ N Grouping of driveways may minimize grading, paving and site disturbance. • Driveway Design Driveways should be designed to provide direct access to the building site and, where possible, be aligned with the natural contours of the land. Driveways which serve more than one parcel are encouraged as a method of reducing unnecessary grading, paving and site disturbance. City standards as to the maximum number of dwellings served by a single private drive should be followed. Property owners shall enter into Common Easement maintenance agreements for private drives. Driveway grade. in hillside developments must comply with the City of San Rafael regulations governing driveway design. On driveways that are allowed to exceed the 18% slope (with Design Review Board, City Engineer, and Fire Department approval), either a coarse paving material or grooves for traction must be incorporated into the construction. Drainage from the driveway should be directed in a controlled manner. The finished grade of the driveway shall conform to the finished grade of the lot. 81 1 5. Architectural Design of Single Family Residences on Individual Lots in hillside areas with slopes of 25% or greater. • Provisions of guideline N.M., "Reduction of Building Bulk on Hillsides" and guideline N.A7., "Architectural Character" in Section N. of this manual should be followed in the design of single family residences in the hillside areas identified above. 6. Planting Design for Single Family Residences on Individual Lots in Hillside Areas with ' slopes of 25% or greater. • The provisions of guideline AS, "Planting Design for Hillsides," in Section N of this document should be followed in the design of landscape plans for single family residences on individual lots in the hilIside areas identified above. 'I 1 . r :r i. 82 r IV.B3. Multi-Family Residential Development i rJ a le! I W ='IIF-11FI��►c � 1. Applicable City Codes: i — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, R-3 Zone, "Residential Districts." Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." 2. Preservation of Fodsting Natural Features . Hillside Residential Development plans should demonstrate an effort to preserve and protect significant natural features in the layout and design of streets, lots and grading patterns in multi-family residential development projects: • The provisions of guidelines IV-Al., "Site Design Process," IV.A2., "Preservation of Significant Trees" should be followed as general design criteria for the preservation of natural features in the planning of multi-family residential development projects. • City Adopted Policies pertaining to or related to the preservation of natural features in ' hillside residential development: 83 1 City of San Rafael, General Plan 2000: - Land Use Element, Policies: LU'-9, LU-10, LU-I1 and LU-29. - Parks and Recreation Element, Policies: R-2, R-4, R-12, R-14, R-28, R-31, R-35. - Natural Environment Element, Policies: NE-1, NE-2, NE-3, NE-4, NE-5, NE-9, NE-I1, NE-13, NE-17, NE-20. - Health and Safety Element, Policies: S-1, S-2, S-3, S-4, S-5, S-6, S-7, S-19. - Residential Neighborhood Element, Policies: RES-1, RES-5, RES-6, RES-7, SVS-7, NG-13, NG-14. 3. Hillside Grading and Drainage i • The provisions_of guideline IV.A3., "Hillside Grading and Drainage," should be followed ' in the design of grading and drainage plans for multi-family residential development projects in HR and HRR areas as designated by the General Plan 2000. — City Ordinances pertaining to the design of grading and drainage plans for multi- family residential development projects in hillside areas designated as HR and HRR land uses in the General Ptan 2000. - Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." — City Review procedures pertaining to the design of grading and drainage plans for multi-family residential development projects in hillside areas with slopes of 25% or t greater: - San Rafael Department of Public: Works, Grading Plan Review. , - City of San Rafael, Geotechnical Review Matrix Process for the San Rafael General Plan 2000. — City of San Rafael Standards pertaining to the design of grading and drainage plans for multi-family residential development projects: City of San Rafael, Department of Public Works, Standard and Supplementary Conditions for Grading Permits. 84 4. Site Design Principles for Multi-Family Residential :areas in Hillside Areas with slopes of 25% or grater. • Provisions of guideline IV.A6., "Reduction of Building Bulk on Hillsides," guideline IV.A7., "Architectural Character," guideline IV.A9., "Site Lighting" should be followed in the design of cluster residential development in hillside areas. Other principles for the site design of multi-family residential development in hillside areas are: — Sloping sites offer opportunities to create and emphasize characteristics that are unique. These include emphasis on outdoor decks, roof gardens, terraces, roof forms, bay windows to maximize views from inside, clusters of carefully placed vegetation, framing of distant views with vegetation and building elements, pergolas, lookouts for viewing, sculptured stairs and walkways. — Ideally there should be a 20 foot planted yard setback along all front and side property lines. The setback area should be fully landscaped, interrupted only by pedestrian areas. To promote the protection of significant natural features, allow front and side setback requirements to be flemble, with the discretion of Environmental Design Review. GROUP USABLE OPEN SPACE PRIVATE USABLE OPEN SPACE a -� y \ I x � Group Usable Open Space Group Usable Open Space is space for common use by the occupants of a development, normally including playgrounds, recreation courts, patios, and landscaped areas. Parking, driveways and loading areas are not considered Group Usable Open Space. 85 e for each dwelling all multi-family projects with Group Usable Open s ac unit consistent with the City of San Rafael regulations for multi-family residential development.. , Provide at least one designated children's play area of at least 400 square feet for the first 25 dwelling units. Add 10 square feet for each additional dwelling unit. This guideline does not apply to senior citizen residential projects. Private Usable Open Space Courtyards, Terraces, Balconies i I / . li • I � — Private Usable Open Space All multi-family projects are encouraged to provide Private Usable Open Space for each dwelling unit consistent with the City of San Rafael regulations for multi-family residential development. The City of San Rafael regulations governing multi-family residential open spaces r should apply with the following additional recommendations: Private open spaces on the ground: should be a minimum of 8 feet in each plan dimension and should be screened from public view by plantings, privacy fences, and other similar methods. - Decks used for upper floor private space should have a minimum dimension of 4 feet. - Use terracing to achieve level spacers when providing open space on steep slopes. - Locate private outdoors aces to receive solar gain in the winter months. P P — Avoid Iarge expanses of flat areas such as. parking lots that create an incongruous element in the slope. 86 — Site buildings with units having different floor elevations to achieve height variation. Buildings located near hillside rims have higher visibility. these buildings should be sited in a staggered arrangement and screened with planting to minimize a "wall" effect. — Avoid building facades that are designed with a ground level wall of repetitive garage doors. — Retain existing vegetation. — Avoid long continuous building masses that create a "wall" effect and inhibit views. for sloping sites. — Groups of buildings should be designed with visible differences. This may be achieved through materials, colors, forms and facade variation. — Facades should be articulated to produce shadows through wall setbacks, overhangs, projecting windows, recessed openings, decks, and porches. — Rooflines should avoid extended horizontal lines. Pitched, gabled and hipped roofs are more appropriate for hillside sites. — The building facades and rooflines should, in contribution, provide a mixture of vertical and horizontal elements, but with more emphasis on verticality in cluster design. ' — Stagger alignments of units both horizontal) and vertical) to create unit identity, go � Y Y privacy at entry, and in private outdoor space and to shape common open space. Buildings with common open spaces and integral eidsting tree groupings. 87 Separate buildings with common open spaces, integrate existing or provide new tree groupings in these spaces. 5. Parldng Design for Multi-Family Residential Development on Hillside Sites. • Applicable City Codes: — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Parking Standards." • Covered and "Tuck-under" Parking. r — Covered parking areas, by means of garages, carports, and trellised canopies, are strongly encouraged. ' END 1 WA r a06F DKK 4 <�, S Covered Parking , — Tuck-under parking, on sloping sites at half or full level below ground, is encouraged: OF I .10 parking TUCK UNDER PARKING 88 • Surface Parking Areas — For alI surface parking areas, an internal area equal to a minimum of 10% of the total parking area should be planted with a combination of trees and shrubs. Tree spacing should be such that every designated parking space is within 30 feet of the trunk of a tree. Turf areas are discouraged. See Appendix B. "Plant selection Guide." 6. Planting Design for Multi-family Residential Development Projects. • The provisions of guideline IV.A8., "Planting Design for Hillsides," should be followed in the design of landscape plans for multi-family residential development projects in hillside areas that have the HR and HRR Land Use designations in the General Plan 2000 or are located on properties with slopes of 25% or greater. 1 _ 89 �y. rte.."'...: � '-rh,'L.;r I�:•i�'t'�...� I' r IL r.-.–. - -—:" _'�. -n .�,•• :ir:r: ��4 mss;: l.lF f! ('.t.,. �- .i- r/ rI �'IS -�-- It.. sf- IMAr t=om i`�=' ��1 'y^ �.,�//-•"may== �� .�' '�_^"�' �;� -ul_'_.��1--► �,• _ �I -�� rl� --�—.�� :+1•LJ' -!r�— �� _ _� �'tel� ,;._ -.fir y�f//r FR ZV.C1. Highly Visible Ridgeline Areas f3All F _ _rr �� •�i --moi. •� .R- ,.;..:.IY.T /�r^ X11 Ir \ This Guideline lists development standards and design guidelines that protect the scenic and aesthetic value of San Rafael's highly visible ridgeline areas. The City of San Rafael is situated among a group of hills and ridges which constitute a significant natural feature visible to all persons travelling the major highways and arterials through the county, as well as the citizens residing in and around the community. In order to insure the preservation of these hills, ridges and ridgelines and their natural features, a more harmonious relationship is required between the existing natural environment and the growing man-made environment. • Generally, building sites should be selected so that construction occurs below the ridge of a hillside. • The selection of each final building envelope is affected by many factors specific to each property and can only be established on a case-by-case basis. The potential hazards created by development, grading and alteration on of drainage patterns on hillsides are not only a concern of the development itself but may cause damage to properties downhill of the property. For this reason, the larger off-site implications of all proposed buildings and improvements such as roads, driveways, and other built 1 improvements such as parking areas, land form grading and drainage should be considered in all Environmental and Design Reviews. 93 While the following definitions and guidelines are compatible with current regulations, they do not supersede adopted City policies pertaining to development in ridgeline areas. These currently include the policies pertaining to the preservation of natural features in San Rafael's General Plan 2000 (NE-14, NE-15, NE-17). 1. Definitions — "Ridgeline" means a long, narrow, conspicuous elevation of land. — "Knoll" means a hilltop or a small round hill. 2. Development near ridgelines or knolls. The development of new independent structures shall be prohibited within 100 vertical feet of highly visible ridgelines except in those cases where loss of development potential would deprive the property owner of all reasonable economic use of the land. In those rare instances, development near ridgelines or knolls is permitted subject to the following Guidelines: a. Proposed building sites and/or structures shall not detrimentally impact a highly visible ridgeline or knoll. Development on any parcel within 100 feet measured vertically from a highly visible ridgeline shall be subject to Environmental and Design Review. loo' 100' IUp6r LINE i Avoid locating structures near highly visible ridgelines. 9,4 ' b. No point on any structure subject to the provisions of this guideline shall be closer i to a highly visible ridgeline than 100 feet measured horizontally on a topographic map or 50 feet measured vertically on a cross section, whichever is more restrictive. In no case, shall the roof line or'any other portion of a structure extend above the ' line of sight between a ridgeline and any public right of way, whether the ridgeline is above or below the right-of-way. ' c. Design of building sites should be sensitive to the natural terrain of prominent knolls. Structures should be located in such a way as to minimize grading and building pads ' must preserve prominent knolls. d. The development plans for Planned Hillside Residential Development projects she provide for the natural preservation of highly visible ridgelines, protecting them from development impacts and maintaining a backdrop for development. Significant views of the natural ridge silhouette shall be maintained from public rights-of-way and other public open spaces, especially major highways. Proposed structures shall not project above the ridge silhouette as visible from City designated viewpoints. The ridgeline's natural contour and vegetation shall remain intact with development maintaining a minimum horizontal setback of 100 feet in width from the center of the ridgeline to the undisturbed setback line. Lesser setback distances may be authorized at the discretion of the City Council if it can be demonstrated that the objectives of this will be achieved and, in any case no units will be located in that setback. e. When placement of roads near ridges and on slopes is proposed, acceptable placements shall include a split roadway section to accommodate grade,knob removal to accommodate views from the road, and the rounding off of cut slopes to improve appearance. £ Multi-story homes are not considered appropriate for ridgeline lots. g. Fences and freestanding walls should be located away from any ridgeline, knoll or crest of any slope so that fences and walls are not visible against the sky from offsite. i 1 1 95 ' IV.C2. Hillside Drainage Swales and Drainage Ravines r -Act;,, V t S wS e_OH rOLL8v CREEk, VRAIMPGE WALR OR DRAIMAGE RAvrr4e 50' MEP SETBACK 1 Homes backing up �to a drainage Swale or ravine. ' This Guideline Iists development standards and design guidelines that protect the scenic and aesthetic value of San Rafael's hillside riparian areas on lands with the HR and HRR Land Use designation in the General Plan 2000 and on lands with slopes of 25% or greater. The riparian areas and watersheds create areas of natural focus in the hillside areas and should ' be preserved and protected. In order to insure the preservation of these riparian areas, a more harmonious relationship is required between the existing natural environment and the growing man-made environment. • New Hillside Residential Development applications are required to provide detailed hydrologic analysis to be reviewed by the City Engineer. Developers may be required to replace inadequate on and off-site existing hillside storm drainage facilities. • A comprehensive study may be required for each project to develop specific information on the nature, extent and magnitude of slope stability hazards in watershed areas. Basic data required would be suitable for determining the types and severity of watershed and debris flow paths that may influence developments. The study product would identify: — Major watershed areas related to specific neighborhoods. — Areas impacted by recent movements of debris or other surficial materials. — Areas identified as "High Energy Flow Path Zones." 97 Areas of various degrees of slope, --specially areas with steep slopes of 65% or greater. The potential hazards created by development, grading and alteration of drainage patterns on hillsides are not only a concern of the development itself but may cause damage to properties downhill of the property. For this reason, the larger off-site implications of all proposed buildings and improvements srlch as roads, driveways, and other built improvements such as parking areas, land form grading and drainage should be considered , in all Environmental Design Reviews. While the following definitions and guidelines are compatible with current regulations, they do not supersede adopted City policies pertaining to development in ridgeline areas. These currently include the policies pertaining to the preservation of natural features in San Rafael's General Plan 2000. Development Near Drainage Swales and Drainage Ravines Theeneral intent of this Guideline is to discourage development near hillside riparian g g P areas. Currently the City of San Rafael requires a 50 foot deep setback from natural riparian areas for all site improvements. Wider setbacks (100 feet ideally) will be required on larger parcels through project review. See the Natural Environment Element of the General Plan 2000 for additional policies related to the Protection of Wetland Buffer Areas. a. Development setback in drainage swales. All watersheds exceeding 10 acres shall be considered "major" watersheds and shall be reviewed on a case-by-case basis to determine development setback requirements. When the applicable planned development:plan requires the retention of natural drainage swales, no tentative subdivision map will be approved without a hydrologic analysis to determine an adequate setback for preservation of natural drainage patterns, public safety and riparian vegetation and wildlife. b. Filling in of watercourses, canyons, or streambeds is prohibited. c. Debris basins, rip-rap, and energy dissipation devices shall be provided when ' necessary to reduce erosion when grading is undertaken. Except for necessary flood control facilities, significant natural drainage courses shall be protected from grading activity. In instances where crossing; is required, a natural crossing and bank , protection is preferred over steel and concrete systems. Where brow ditches are required, they shall be naturalized with plant materials and native rocks. d. Natural drainage courses shall be preserved and integrated into project design. e. Stream Bank Stabilization ' Self formed stream channels tend to be in a state of equilibrium, nearly stable, and usually do not require artificial bank stabilization. Land use changes that cause an increase in impervious surfaces or sedimentation will result in channel erosion. This 9E may require measures to stabilize the stream bank. 1) Stream rehabilitation is the preferred method of stabilization, its objective being - to maintain the natural character of the watercourse and riparian area. The process may include enlarging the channel at points of obstruction, clearing obstructions at natural bend and points of constriction, Iimitation of use in areas of excessive erosion and restoration of riparian vegetation. 2) Concrete channels and other mechanical measures of stabilization should not be 1 permitted unless no other alternative exists. 3) If a stream bank stabilization other than stream rehabilitation and vegetative methods is required, hand places stone or rock rip-rap are the preferred methods. £ Planting in Riparian Areas. The riparian area should be kept as close as possible to its natural state. The open spaces and indigenous riparian vegetation such as live oaks, sycamores, bays and scrub should be preserved and emphasized in new plantings. Ornamental plantings ' and'the introduction of non-native species should be avoided. 1 99 1 . IV.C3. Hillslope Habitat Areas ■ E fisting "pocket" in tree mass. Hold building heights below tree tops Maintain vegetative backdrop. Replant with oaks or redwoods (north slopes). Q i Woodland Hillside Section The open and wooded hillsides contribute significantly to the scenic backdrop of the City when viewed from its developed areas in the valley floors. This is due to the low density of ' development in the upland areas, the minimal visual bulk of most residential structures and the heavy vegetative screen for residences. The upland hillslope areas are characterized as having unique scenic qualities, vegetation, wildlife habitat and limited development potential. The major plant and wildlife communities are as follows: • Oak Savannah - Oak Savannah is comprised of open grassland with isolated and scattered oak trees. • Oak Woodland -The Oak Woodland community is comprised of greater tree cover than the Oak Savannah community. The tree canopy may be made up of coast live oak, bay oak, California bay, madrone and buckeye trees. The understory includes different herbs and grasses depending on the quantity of sun exposure. In addition to their wildlife habitat value, Oak Woodlands are important to soil development and watershed protection. • Redwood Groves - Small groves of redwood trees are found on north facing slopes and valleys which contain natural seepage or springs. 101 1 1. Wildland Fire Hazards in Hillslope Areas The vegetation in hillslope areas of the City is extremely flammable during the late summer, fall and times of drought. This creates a serious hazard in undeveloped areas and large lot homesites with their extensive areas of unirrigated vegetation. In addition to the dry periods of the year, wildland fire hazard is related to slope steepness, vegetation type, exposure to sun and accessibility to fire fighting equipment. Steeper slopes are a major hazard because they have a fire spreading effect similar to high velocity winds. Fuel loading, which reflects the different amounts of combustible material provided by various vegetation types helps determine the degree of hazard. To reduce the risk, the Fire Department maintains a system of fire trails and a "Greenbelt Program" where information on fire hazard is provided to residences , adjacent to open space. The "Greenbelt :Program" promotes creative landscaping, with attention to fire resistive characteristics; erosion control; and fuel reduction programs to clear fire transmitting growth. The Fire Department coordinates with the Marin Municipal Water District and City Departments through the City's development review process to insure that water supply necessary for fire safety and other Fire Department concerns are met for new development. , Additional guidelines pertaining to the transitional areas between undeveloped hillslope areas and new development are: - I — Transitional Slope Plantings in High Fire Hazard Areas Transitional slopes may be used between the domestic plantings of new development and the native flammable brush of undisturbed areas. The goal is to slow down the approaching fire within the transitional zone by reducing the fires fuel supply. The following techniques may be used to accomplish this goal: a. Evaluate the plant materials existing; within the transitional zone for fuel volume and health.: Remove plants from this area which are of particularly high fuel volume. also remove any plants which are in poor health. b. Retain in thinned out groupings low fuel volume native plants. c. Clean out all dead leaves and branches in this area annually. Bare dirt is a good fire break. Thin native plants by pruning to reduce their fuel volume. d. If water supplies permit, irrigate this zone monthly during the summer months to retain a high level of moisture in the plant leaves. , e. See Appendix B for suggestions of reduced fuel volume plantings. 102 2. Development in HilIslope Habitat Areas • The San Rafael General Plan 2000 encourages residential clustering in impact sensitive hillslope habitat areas to preserve and protect natural features and vegetation groupings. Private properties zoned for residential development projects that are designated as Hillside Resource Residential or Hillside Residential in the General Plan 2000, or are located on properties with slopes of 25% orgreater,should follow the provisions of this guideline. • Site Design Principles for Cluster Housing in Hillside Areas Cluster Housingmay be described as housing that is joined together so that individual Y g J g units share common walls, floors and ceilings. . More importantly, the individual units ' share common open spaces and common facilities. • Provisions of guideline A6, "Reduction of Building Bulk on Hillsides," guideline A7, "Architectural Character," guideline A9, "Site Lighting" in Section IV of this document should be followed in the design of cluster residential development in hillslope habitat areas. Other principles for the site design of cluster housing in hillslope habitat areas are: — Incorporate existing trees and vegetation groups into the design of projects in hillslope habitat areas: ' - Oak Savannah habitats - incorporate existing oaks into the design:of Group Usable Open Spaces and Private Usable Open Spaces as well as using existing vegetation to screen new development from offsite views. 1 103 - Oak Woodland habitats - preserve existing tree canopies and place new development in "pockets" within the overall tree massing. Use existing vegetation to screen new development from offsite views. — Allow front and side setback requirements to be flexible (including zero lot Iine conditions) to promote clustering of buildings if this will protect an existing slope. — Allow flag Iots with parking located adjacent to roadways to encourage terracing of , buildings while minimizing roadway cut and fill. — Avoid large expanses of flat areas such as parking lots that create an incongruous , element in the slope. — Site buildings with units having different floor elevations to achieve height variation. ' — Buildings located near hillside rims have higher visibility. these buildings should be sited in a staggered arrangement and screened with planting to minimize a "wall' effect f 4� Townhouses in duplex cr triplex arrangements. — Avoid long continuous building masses that create a "wall" effect and inhibit views. Townhouses in duplex and triplex arrangements are good building types for sloping sites. — Groups of buildings should be designed with visible differences. This may be achieved through materials, colors, forms and facade variation. — Facades should be articulated toP roduc:e shadows through wall setbacks, overhangs, ' projecting windows, recessed openings, decks, and porches. 104 i -- Rooflines should avoid extended horizontal lines. Pitched, gabled and hipped roofs are more appropriate for hillslope sites. — Stagger alignments of units both horizontally and vertically to create unit identity, privacy at entry, and in private outdoor space and to shape cluster open space. e0A® 0 0 � r - Terraced flats with private outdoor spaces. — Flats may be stacked to terrace down toward a view and sunlight, creating privacy on balconies and terraces. — Separate clusters with expanses of open space, including tree groupings. • Site Design and Architectural Design of Single Family Residences on Individual Lots in hillslope habitat areas. — Provisions of guideline Al, "Site Design Process," guideline A2, "Preservation of Significant Trees," guideline A3, "Hillside Grading and Drainage," guideline A6, "Reduction of Building Bulk on Hillsides" and guideline A7, "Architectural Character" in Section N. of this manual should be followed in the design of single family residences on individual lots in hillslope habitat areas. i105 Appendix A r ENVIRONMENTAL.DESIGN REVIEW APPLICATION REQUIREMENTS FOR HILLSIDE RESIDENTIAL DEVELOPMENT PROJECTS This section lists submittal requirements for all hillside residential development projects subject to Environmental Design Review. For projects subject to "Minor" Environmental Design Review, 10 copies of all drawings must be submitted for full submittal. For projects subject to "Major" Environmental Design Review, 17 copies must be submitted for full submittal. All copies must be folded to fit a 9" x 14" envelope, unless they are so thick they can only be rolled up. ' Please make submittals as clear as possible and follow accepted conventions of drawings—all drawings clearly labelled, scales shown (not to exceed 1" = 40' for engineering drawings, not to exceed 1/8" = 1'-0" for architectural drawings), north arrow on plans, clear and readable line work, name of the project, name, address and phone number of applicant, engineer or architect ' Proposals should not be presented open-ended with expectations of the staff or Environmental Design Review Board to make decisions. Additional information, drawings or other materials necessary to describe the project may be requested by the Planning Department or the Design Review Board depending on the nature of the project or site. Also, depending on the projects nature, not all of the above requirements may be needed ' — the applicant should discuss proposed modifications with the Planning staff member assigned to the City's Environmental Design Review. The applicant may include additional information or materials such as sketches and models or photos if they help explain the proposal. Photos of the site and surrounding properties are always required. All Hillside Residential Development projects on properties with the HR and HRR Land Use designations in the General Plan 2000 should be prepared to go through the "Major" Environmental Design Review Process. PRELIIVIINARY REVIEW Development proposals that elect the optional step of Preliminary Review or a request.for waiver may submit drawings or other materials appropriate to the nature of the project and extent of planning studies completed. In most cases, site design, location of buildings, grading, basic form and height of buildings and landscape concepts will be important. Building elevations, perspectives and other information may be presented, but kept in preliminary form. r107 r MINOR ENVIRONMENTAL DESIGN REVIEW , L Initial Submittal The following information and drawings shall be included upon initial submittal of an ' application: • Application Form (including,a detailed description of the project). • Environmental Assessment Form (may be required) • Geotechnical Review Information (may be required) , • Required Development Plans (4 copies) • Site Photographs Showing subject property and buildings in relationship to the surrounding area. A ' panorama or aerial shot may be required. • PreIiminary Title report (may be required) Including property description, easements, deed restriction information and all conditions, covenants and restrictions., • Filing Fees EL Full Submittal ' After Planning Department Review of the Initial Submittal information and drawings for , "completeness," the following information. and drawings shall be submitted prior to the project being accepted as complete for processing: • Required Development Plans (10 Copies) • 8-1[2" x I1" transparencies and photo copy of each development plan as revised to , incorporate City comments, is required for Planning Commission review. • The Development Plans should contain the following information: a. Detailed Site Plan (drawn over the topographic map as a base) — Property lines and dimensions of the subject site and all adjacent properties, showing all easements. — Boundary of all tree massing or tree cover. ' — Location of all trees that are 6 inches or more in trunk diameter at a point 4'-6" above the root crown. — Location of all shrub masses with a diameter of 10' or more, and all hedges with the height of 5' or more and a length of 15' or more. — Existing trees and shrubs shall be labeled to be saved or removed. — Dimensioned locations of all existing and proposed buildings and structures. , — Distances between buildings and/or structures. — Building setbacks and required yard areas (front, rear and sides). — Location, height and materials of wzdls and fences. 108 r — Location of exterior light fixtures and typical lighting distribution, including ' specifications of light fixtures. . — Existing and proposed sidewalks, curbs, gutters, driveways, and paving widths. — Location, dimensions, height of outdoor storage areas, trash enclosures and mechanical service areas. — Site Plan summary with the following information: a. Site coverage. b. Gross Floor Area. c. Lot coverage(%). d. Gross Density. e. Number of unit types, square footage by unit type, number of bedrooms, number of stories, and number of units per building. L Proposed landscape area (square footage and percentage) rg. Percentage of turf area within developed landscaped area. h. Required and proposed number of parking spaces (covered and uncovered, as applicable). b. Landscape PIan (may be shown on site plan). • All existing and proposed improvements as shown on the detailed site plan; however, dimensions (such as setbacks and street widths) shall be excluded. • Location of all proposed plantings. • Plant legend identifying plant materials by form and function. • Written description of irrigation concept consistent with Marin Municipal Water District Ordinance Number 285 • Landscape structures (e.g., arbors trellises, alcoves, and benches) c. Grading Plan (may be shown on site plan) • Proposed grading, including structures, curbs, retaining walls (show height), gutters, pavement, walks, swales, mounding, slopes, open space, trails, etc. • Show all items (existing and proposed),clearly defined with distances, spot elevations, gradients, contours, details, cross-sections, drainage, flow arrows, etc. Existing improvements shall be designated with dashed Iines, and proposed improvements shall be designated with solid lines. Include footprints of proposed structures. • Easements, property Iines, rights-of-ways. • Quantities of cuts and fill (numeric calculations). • Patterned or colored shading of cuts and fills (only 2 copies required) • Drainage patterns and facilities • Retaining walls, including top of wall and ground elevations. d. Dlustrative Building Elevations • All side of existing and proposed building structures. Landscaping should not obstruct the design of a building. r109 • Vertical dimensions, exterior materials, textures and colors of all proposed and existing buildings. • Exterior materials to be used, including walls, glass (type/color), railings, detailing,. fencing, signs, etc. • Design of accessory structures, such as carports, trash enclosures, retaining walls, ' trellis, etc. Landscape materials should not hide design details. • All superstructures, roof equipment, equipment screening and mechanical duct routing above the roof. , e. Roof Plans (for all proposed structures) L Floor Plans (for allro osed structures) P P MAJOR ENVIRONMENTAL DESIGN REVIEW , L Initial Submittal The following information and drawings shall be.included upon initial submittal of an application. • Application Form including detailed description of project. • Environmental Assessment Form (may be required) • Geotechnical Review Information (may be required) • Hydrologic Review Information (may be required) • Required Development Plans (4 copies) • Building Materials Sample and Color :Board • Site Photographs showing subject property and buildings in relationship to the surrounding area. A panorama or aerial shot may be required. • Preliminary Title Report (may be required) Including property description, easements, deed restrictions information and all conditions, covenants and restrictions. • Filing Fees II. Full Submittal 1. Required development plans (17 copies) 2. Photo Montage and/or Model ' � 3. Transparencies. An 8-1/2"x 11" transparency and photocopy of each development plan, as revised to incorporate City comments, is required for Planning Commission review. 10 sets of 1/2 size (11" x 17") plans will be required prior to Planning Commission , review. The following information should be :included on the drawings submitted for Environmental design review. 110 a. Contextual Map (showing the relationship of the proposed project to the ' surrounding buildings and site features): • Vicinity Map, indicating site in relationship to major streets. • Location of the site and relationship of the proposed project to existing and surrounding uses, noting all significant features, landscaping and topography. • All buildings and streets within a 50' to 100' radius greater radius may be required); footprints, height, use, and zoning of adjacent structures. • Adjacent access and circulation. • All slope banks, ridgelines, natural drainage courses, rock outcroppings, and all mature trees as shown on the Natural Features Map. • Surrounding public improvements including pavement width, medians, curb cuts and sidewalks. • Driveways, parking and loading areas. • Proposed and existing open space, and riparian areas. b. Natural Features Map (site analysis of existing site conditions) • Basic site information (locate on drawing). • Site boundaries with dimensions; building setback lines and easements. • Sidewalks and public rights-of-way. • Existing structures and other significant built improvements • Existing Natural Features (locate on drawing): Trees 6 inches or more in trunk diameter measured at a point 4'-6" above the root crown. Note trunk size and species. • Existing contours (typically at two to five foot intervals). • All slope banks, including unstable slopes or areas of previous slide repair, ridgelines, ' natural drainage courses, and rock outcroppings. • Wetland and riparian areas. • Existing structures outlined including drainage devices, public improvements and buildings. • Boundary of all tree massing or tree cover. • Location of all shrub masses with a diameter of 10' or more and all hedges with the height of 5' or more and length of 15' or more. • Existing trees to be saved or removed. c. Detailed Site Plan: • Property lines and dimensions of the subject site and all adjacent properties, showing all easements. • Dimensioned locations of all existing and proposed buildings and structures. • Dimensioned locations of access for pedestrians, bicycles and vehicles, showing service areas, points of egress and ingress, public access to open spaces. • Dimensioned locations of all off street parking and lording areas showing location, ' number and typical dimension of spaces, and wheel stop placement. • Internal circulation patterns. ' 111 • Dimensioned locations of proposed subdivision building envelopes. • Distances between buildings and/or structures. • BuiIding setbacks and required yard areas (front, rear and side). • Location, height and materials of wells and fences. • Location of exterior light fixtures and typical lighting distribution, including specifications of Iighting fixtures. • Existing and proposed sidewalks, curbs, gutters, driveways, and paving widths, on-site and all adjacent properties and properties across the street. ' • Typical street section. • Location and footprint of all buildings within 50' of the site. • Existing sewers or nearest method of sewering. , Existing drainage courses or storm drains within approximately 50' of the site. • Location of existing and proposed utilities (sewers, watermains, culverts, power and telephone lines) 50' to 100' from the site boundary. • Site Plan summary with the following; information: a. Site'coverage. , b. Gross Floor Area. c. Lot coverage(%). d. Gross Density. ' e. Number of unit types, square footage by unit type, number of bedrooms, number of stories, and number of units per building. f. Proposed landscape area (square footage and percentage) ' g. Percentage of turf area within developed landscaped area. h. Required and proposed number of parking spaces (covered and uncovered, as applicable). , b. Landscape Plan (may be shown on site plan). • All existing and proposed improvements as shown on the detailed site plan; however, dimensions (such as setbacks and street widths) shall be excluded. • Location of all proposed plantings. ' • Plant legend identifying plant materials by form and function. • Written description of irrigation concept consistent with Marin Municipal Water District Ordinance Number 285 , • Building footprint and roof outlines, including eave overhangs. • Private walkways, walls and courtyards. ' • Berms and/or mounding areas, ground, cover areas, areas of rock, gravel or stone; shrub locations; accent and street trees; slope planting materials; retaining walls; private yard areas; landscape Iighting; and other elements necessary to show the I landscape concept. • Landscape structures (e.g., arbors trellises, alcoves, and benches) • Community amenities, common or public recreation, primary and secondary entry , point treatment, emergency vehicle access, public walkways and other elements necessary to show the community amenities. • Location of all ground mounted mechanical or utility equipment and method of , screening. 112. ' ' c. Conceptual Grading Plan • The Planning Department may require major projects to show existing conditions on 50% half-tone screen base with proposed improvements drawn on the base. If a project is to be phased, separate grading plans may be required for each phase. ' • Existing features (natural ground, trees, structures, drainage courses, streets, trails, slopes, etc.) on site and within approximately 50' of project site labeled to remain or be removed. ' • Natural areas to be preserved. • Contour grading will be required wherever practical. • Show all items (existing and proposed) listed below, clearly defined with distances, spot elevations, gradients,contours, details, cross-sections, drainage flow arrows, etc. Existing Improvements shall be designated with dashed lines and proposed improvements shall be designated with solid lines. Include footprints of proposed structures. • Easements, property lines, rights-of-way. • Contour lines approximately 50' beyond boundary subject site. • Maximum contour intervals shall conform to the following table: Slope Under 5% 5%-20% Over 20% Interval 2' S' 10, ' • Proposed grading, including structures, curbs, retaining walls (show height), gutters, pavement, walks, swales, mounding, slopes, open space, trails, etc. ' • Subdivisions show grading for streets, drainage, and trails only. Provide a separate plan showing future house plotting and lot grading to be completed on a lot-by-lot basis. • Quantities of cuts and fills (numeric calculations). ' • Patterned or colored shading of cuts and fills (only 2 copies required). • Illustrations of separate cut and fill areas with a line. ' • Potential source/destination of fill excavation in excess of 10,000 CY. • Erosion control measures. • Sections on slopes over 10%. ' • Cross-sections at all site boundaries (maximum and minimum conditions). • Drainage patterns. • Drainage facilities: • Parkway culverts where drainage is directed to streets. • Location, elevation and size of proposed building pads. • Streets, including cross-sections, improvements, right-of-way, etc. • Shade or screen with different screens or shades pavement areas and slopes of: 1%- 25%; 25%-35%; 35%-50%; and over 50%. • Retaining walls, including top of wall and ground elevations ' d. Illustrative BuiIding Elevations ' • All side of existing and proposed building structures. Landscaping should not obstruct the design of a building. • Vertical dimensions, exterior materials, textures and colors of all proposed and existing buildings. 113 • E.rterior materials to be used, including walls, glass (type/color), railings, detailing, , fencing, signs, etc. • Design of accessory structures, such as carports, trash enclosures, retaining walls, treIIis, etc. Landscape materials should not hide design details. , • Shadows which depict the true building profiles and dimensions (45 azimuth and altitude). Allow building design to read through shadows. ' • All superstructures, roof equipment, equipment screening and mechanical duct routing above the roof. • If an addition to an existing building is proposed, show the elevations of the existing ' buildings together with those of the addition. e. Roof Plans (for all proposed structures) ' • Basic site plan elements and property lines. • Direction and slope of drainage. ' • Drainage collectors. • Location of rooftop mechanical equipment and method of screening. • Outline of building footprint below. • Differentiate between Ievels for structures with multiple roof levels. f. Floor Plans (for all proposed structures) ' • Square footage. • Perimeter dimensions. • Exterior materials. • Glass Areas. ' • Exits. • Above grade extensions, such as balconies or`decks. g. Site Lighting Plan i h. Phasing Plan ' • Required for phased projects, indicating the limits of the phasing. L Site Staking • Corners of building envelopes by stakes with flags. , • Building lot corners by stakes with flags. • Location of proposed access roads &ad driveways by stakes with flags (maya be required). ' • The corners, height and the rooflines of the proposed building(s) by poles with flags (may be required). J Arborist Report (may be required). ' k. Biological Survey (may be required). ' L Drainage Report (may be required). 114 1 Appendix B PLANT SELECTION GUIDE The shrubs and trees listed within this appendix are a reflection of the design s gn goals stated ' in guideline A8, "Planting Design for Hillsides." They are Iisted, in matrix form, by uses. Other Trees and shrubs not listed here may accomplish the desired goals, and if so, are encouraged also. To use this Appendix, determine the use of the tree or shrub and find the appropriate heading at the top of the matrix. Please consult the Sunset Western Garden Book for additional information about each plant. The first list is a Tree List which includes Drought Tolerant and Low Fuel Volume Trees for use in high fire hazard areas. The second Iist is a Shrub List. Nerium oleander has toxic foliage but is included in the Appendix because of its other excellent qualities. Its use is encouraged where toxic foliage will not present a hazard. Size considerations are important for shrubs: use low creeping varieties for groundcovers; medium shrubs and large sized shrubs can be used for screening, ' accents and spatial definition. Note the list of Drought Tolerant shrubs. The Ribes and Rhus species have deciduous habits; all others are evergreen. Please note the Low Fuel Volume Shrubs for use in high fire hazard areas. All of these shrubs are low growing and can exist with little summer irrigation. ' 115 1 x x x x E w R c �a m .'� X X X X x x X X X X X X x x x x X X x X X X c m m c > X X X X X CC ' = m LL x x x X X 3:.-a > ' � c _� c°). x x x x x x x U5 c W � C cm`s v X X X x x x X X ' cn m t C e4 C m` X X X x X X x x X x X x x x x x X lxl>< X X X m m ' H N m � m m E m m y LU M Y c m y o ~ ~ o -0U marF= Z 4D a mR = m ¢ �j C 3 c R o mEa 14CL E O oa ,. ' O c < r c >- o o !° m m C7 R ~ U m 2 M m m a N m m m N m N C c m p O R m m a m m g c > > m 3 m A m m rr c s c c U 3 J J m a Q Q < Z CD LL F— LL z 2 W = U J ' y W � Z 2 N � o a E c ' Q c C N N E N 03 V W ^° `� m c '� o m 0 era < c `� m o� J E .E N •c m o t es N ' = tJu Z = h R o c R � s 1° `0 CL _ E E w R R m E � c o J m N Z > > m` c �° .M c m U N N c m ea o '� > > o '° R ea m E m O N � N m E O V C ai 2 Z y ? N N N ea m e �e 2 . et 2 Z a w s `�' > > c y m �o m m a a _ m a a ' � CL W H > > E o. o v v '� — CL— o O > a Ta c o m us a O m m c e I m m o c > > :° m m m > M m m m > m c N m Cl y m F— a a Q Q U U c U w w w w C7 J J J J 0 a a CL moxxxxxxxxxxxxxx x x xxx X ;K x x x x x x x x 3: U- 0 x x x x x x x x X1 > in o OC-) x x x x x x xxxxxxx 0 6 i I <L IJJ i , I Y xx X x x x x cn 4m cc x xxxxxx x x x x Xlxlx I 1XI IXI ui (D Z� 0 2 - Z� 42 0 (a 2 43 < 0 Ij a 0 (D -e A .0 c tu 0 v -i CU I.- "g� (D 3: 72 2Y cos E (D cc ca m CL = '- to a cc 40 0 cc z fn CL cm (U -a fu CL C- �% — c a O — y42 'A tu c E m to ns CL M 0 m x Q 0 0 3.' -a .2 tu In 0 a U. M C- cUDc. ' fA �, R ' to .05 to coca OAR (A 0 C 0 1 0 0 C cu Z* x m 'o E '74 a .= .0 5 to a j L33 cc (a fe 0 Qu w2, C2 (a (a 73 CM 0 -S (a ee = 'a — S 2 .2- 3 2 cc (a (U fA 0 C CL z 0 0 cr .2 m m 'o 0 0 CL CL CL cn C5 t= U31 < -C 00 Q 0 CH a a a cr_ cr y ' 1 Q m 0 n 0 n 0 0 0 0 m > D D D m my = C7 m m O N < m p1 m w O O O O y' m m w tD 0 0 O p y m `C O O O _ m CO m w su y C H N• C p N w y w �. C 7 y d D ' w e oED e o < m m 3 C5 C su B o Z `c c o °' m m' y c y c °' 3 y c w• -C S o m cn m a, c < n cCD I y w y m c < w m c o �; �• w a w a CDCD m c w y m o ° o c y m w 0 a 0 0 R1 r w — c m H y m rc C w m Z 5 Q w CIL 0 w O H R1 W H y 0 O H 9 y N 3 O_ w. H m C C2. CD m N _ m m Z 3 �' O N O w H C- H y m ' o CA 0 G7 w w 0 M w 0 a C C C) Cn C) O D n C) G7 C7 r C) c O O c w U y c m 0 C m ,� o n o m _c w w o p C '< N Q N m N f0 N w C CG 0 —• S 7 O O - m S m 0 O N O O n. O 7r 0 p m t0 y •t 7 (Q � m w 72. m m O w `� w y O m L m = y N 7 w y 7 w m C7 m O f w y w Q O m — C O = � C m (AC) w W m w 1 y r = Z7 w m H w m w C �_ p L — Z 0 5' m _? o v, w m a y (D Z m 0 m v0, ' m < 5 CD 2.-- x xxx x x x x x x x x x g m cn C') ; m a � m o ' X x x x X X X X X X X X X X 0 � m o f xxx x xxx x x x x x c T m m ' � v < CD CD G x x x x X XXX X x x x x XX XXX x F m 1 v T x x X x x x X y m a 1 rx -- cnto 'ti -o -0 r- c- = G7 L7 m T -n m m m p m ' 0 0 c _ � a) Z •< c, ° ° m w m p, c� o O o ° 3 N c d a� o_co = .. o > > m n m o. 3 v°i ° w c N ari N ° _I �' w m o w ? w o 3 ° > A) m ^O w °. C _ to O C_ w n Ai a� C w m °' 7 ] m Z q O� m m N O C 1 — O_ G1 N N a) m w y C y F5 t C 3 a) c CC f1, c 6� _ �_ l7 N w O A7 A N - y w p C N aI c c � o - m _ a+ 'c. m 3 °' w g c a fli a ° ° n Z CD 7 N m 3 Ol a O w' A' 7 - a1 N n• w _ O x t0 O > w_ _ y ° c w o w w m N c w 0 F• w y c w N 3 w m 3 c w y N 3 m �. N p 'w cn � n � mrm c� 2c' -0 me " mK C- -iOnm _2 > mcn1 = O =r2. ' O O O m j w w -•O S m w w C ° O w 7 'a N O rcCD m C C '� CD w w °' C O d 7 x m m �` °' `� i Z N x Q7 N w CD wr- 3 cn ' n3i c ° m w a m o 3 � °�' S m m � > m o c c v, < N o C- 3 0 x_ m w su m CD m m ° 0 xx x x x x x x x x x x x xxxx x x d to M x x x xxxx xxx x x X x x x x x x x (Om 3 m a ° 'm o X x x XXXXx x x x x x x xxx xxx x x x x �° ° < o o - ' X X X X X X X X X X X X c T m m � p t w w. x X <. 3 ly CC m at a, p x X X x X X x XXX X X x ui m C) w T x su m CLCD m ' HILLSIDE DRAINAGE SWALES AND DRAINAGE RAVINES A detailed hydrologic analysis is required for projects with these site characteristics. Filling in of watercourses,canyons,or streambeds is prohibited. Measures such as debris basins and ' energy dissipation devices are required when necessary to reduce erosion when grading is undertaken. Natural drainage courses must be protected from grading activity. Stream stabilization through stream rehabilitations is encouraged and concrete channels are generally ' prohibited. HILLSIDE SLOPE HABITAT ' Transitional planting is required to reduce fire hazards. Clustering is encouraged to mitigate vegetation removal. Design guidelines are outlined for such developments and for townhouses. SUBDIVISION ORDINA1,10E Chapter 15.34, Standards for Hillside Subdivisions, includes slope tables for determining ' appropriate development densities, minimum lot sizes, and lot widths based on the average slope of properties. The Hillside Guidelines will further refine the density through design. ZONING ORDINAlvCE The Zoning Ordinance,has been amended to implement the Guidelines. Chapter 14.08, Definitions, includes definitions for building stepback,gross building square footage(floor ' area), height of building, natural state, and other terms used in the Guidelines. Chapter 14.11, Environmental and Design Review, incorporates Environmental and Design Review requirements for subdivisions and single family homes and additions in hillside areas. ' Chapter 14.75, General Provisions and Exceptions, includes Hillside Residential Development Standards. Chapter 14.65, Hillside Development Overlay District, has been added as a combining district. Hillside properties which apply for a Planned Development District will be required to also rezone to the Overlay District. ' APPLICATION REQUIREMENTS ' Specific requirements for applications are attached. Detailed site plans, landscape pians, grading plans,and building elevations are required as well as contextual maps and a natural features map. Photo montages and /or a model are mandatory. Additional requirements are a ' shaded slope map, site lighting pian, phasing pian, and site staking. An arborist report, biological survey and drainage retort may also be required and their requirements are listed in Appendices D-F. 1 Q C" w (D x x x X E E LL (D (0 -a x x x x x x x x x 0 I f r C > r = E C > x E LL x x x x x x 0 > i C 0 00 x xxxxxxxx 55 6 w -6 c c C) Cl) m Im CA o x x x 0 12 IXI xl I x x E LU C" CD < cn Z > CD in c E uj L.L m E . 0 (S Sol u c 2 J r � � 4 = .. .EL 4? 0 03 C.) 0) LU C-) co CL 0 uj E .2 E z cL CL E E a), -j Z q C7 CC cA cn cp .S`ei 1_ 1 yea � "jj O It Ae I dot 40 oe 4 1 1� 1, i rtJ' �� . ��.,.._� ti�� '`,��,•'°\ �' �` I `"fir;til b � ��. tt s��Jr,,l j •��}I� C. 116 a 4 1 ,l , , 4 r•�;17 • '�" � .[..lo spa �\ .,,,.r• � ;��, ' �,:7 :• C.V. �• ^-• j .3. i'� '�` -�.. �� \\ •�:Q' �`F. {;.�r., t F•'Q _ F �- •e1/;ter. __,__,,.,��—�—� 1�' � � lo /�'� f`J`�f��/(/��• 2 ".r """'111 ,�.-�•�/� 01 _0j lop or � ,;� j (• � .�\��Cj''`'�� l � ,fit � � / � � �\�'�.'�,�.,.�, ;�•��,�'�, je •. 'F ~/ •�-'�•_,,,,Q „7 ��J J � �.'` � ± »e� o.} •.ter �:..�.. 1 ,:�' .�/ , � \ \ , ) • .W�' fie,. 3Y �. >+�� • \ �a \�/�\fro -�- \\ �� -_ I �� rte•�,• ,� � _ � ir`r tY� S F • �'�r'� ��' �f r 1 • ,�;!►R .rte , � ► �. . � ref►, •� y RM Rp FM In yj f r . A -�• � r�'1/ �Vii. �J., '�� i'f.�'��► �1�► ��►• 1 . _.� ,�� +'��''`s. __=._,,�� i�� ".-err �� .Z • L All ,Jr6►Y•* t�r�illn(4/ rlWrlr'•� r� Y� 'v •,ry7' A, :r/••� t—�.y'�1' .�Jj[•s.�yYFlr�- A // .� '' 1 1 �� I " 9.i•LFN- t?`y ,.1Y (•.• '.fir. . r: 1 �:r��f 4/:•.J. . •��• , �• r.�i�=��=J,y':-fes i�,..,�p. ;"�'( {►:� r ..,!►{= ,,,•.. .-•�� ..,•� �,.7�1r�„ —_ ' }'p � � 1.a-+y�•� u11 .lt1"! ! r:y'�Y•;t' 1'��++�yari 1r •r ti s�,CN it r T({ ;`.;�1.;r, �'1_�1.01 / yP' Ir ',1Y �/:I' 1-� — 1"rl� 11 „�:ti. T'Z" 1 A• �.✓ �••''C1I r, , rn�N�•�'VJ• � `,1� (f,p�il 1• .�J' 'i .5� j• q `'oRi 1ff!II 1 fi`V�10R'_ o,:P.-I.Y'P.-IT, i►t.Gf .,'•: '111 � ( � �� y �` r+�i;r7�{:;::.:4 ' ,,,,••• „J'j',v,'u`fi� ysr xr••�.$'�T�'r � r { 4 �4 _�'s•• %. .,,s,'—y••^ . � .yat�}(��"nJ.s�+�;56� e rS. �� l� rl L(. r �- :.•'M ."�._ \�•L�' "+u`iny .Esti •'�r'.il.:Z-Z •�' X'�•'J;j�l "J( 1 ' y AN APPLICANTS GUIDE TO PROCEDURES FOR HILLSIDE RESIDENTIAL DEVELOPMENT PURPOSE ' The City of San Rafael has adopted Hillside Residential Design Guidelines to recognize site constraints and resources aprlicable to hillside development and insure excellence in project design The Guidelines apply to all residential parcels in the City with slopes over 25 percent and all properties in the Hillside Resource Residential and Hillside Residential General Plan land use designations. The guidelines address architecture,-planting,site design,preservation of trees and vegetation,grading and drainage,, lot configuration and building setbacks,street layout,parking and driveway design,and other design issues. The guidelines apply to 1)new single family residences, including additions over 500 square feet in area or modifications that increase the height of the roofline, 2) multi-family residential developments; 3) subdivisions; ' and 4)planned developments. ' CITY OF SAN RAFAEL PLANNING DEPARTMENT PROCESS ' Step I - Project Consideration ' Prior to beginning design of a potential project, the applicant should carefully review the Hillside Residential Design Guidelines Manual and the sections of the Zoning Ordinance and ' the Subdivision Ordinance.which establish requirements for hillside development. Development standards are summarized in. this handout for informational purposes and are not intended to be used in lieu of the officially adopted guidelines. Step 2 - Preapplication Conference , Before planning and design begins, the applicant is strongly urged to make an appointment with , the City Planning Department staff. Contact the Principal Planner for Current Planning. The staff planner assigned to your project at this point will also process your application. The planner will clarify review procedures and submittal requirements. Critical design issues and Design Guidelines important to the project will be outlined.Applications for minor projects, such as additions to existing structures, may have some of the submittal requirements waived to simplify the process. Step 3- Preliminary Review (optional) , This step is optional but is highly recommended for complex projects such as subdivisions and ' multi-family development. Preliminary review allows the developer to meet with the Design Review Board to discuss preliminary plans before investing time in detailed design. At this stage,site analysis and design,location of buildings,grading,basic form of buildings and ' landscape concepts are important. Building elevations should be provided in preliminary form. The Board will discuss the proposal, but will take no official action. Step 4 - Filing of Application , The completed application must be filed with the Planning Department along with the ' appropriate fee and all required data. For complex projects,contact the planner assigned to your project to set up an appointment. Other projects can be filed with the counter planner between 8:30 a.m. and noon,Monday through Friday.The planner will give the application an initial review for completeness. Incomplete applications cannot be accepted. , Step 5 - Staff Review A staff planner will be assigned to projects which did not have a preapplication meeting. All 1 projects will be reviewed for compliance withsubmittal requirements. The project will also be referred to other City Departments,Neighborhood Associations, and applicable state and ' federal agencies for comments. The planner wilI work with the applicant to resolve design issues. Once the application is complete, the staff planner will schedule the item for review at the next available Design Review Board Meering and inform the applicant of the time and , date of the meeting. All meetings are held the first and third Tuesdays of the month at 8:00 p.m.in the Public Works Conference Room,Third Floor,City Hall. Minor additions will be set on the Consent calendar and will not require full review. Staff will prepare a staff report evaluating the project which will be mailed to the applicant the Friday before the meeting. ' ' Step 6 - Design Review Board Evaluation ' The Design Review Board will focus on the design issues contained in the Hillside Residential Design Guidelines Manual and the Zoning and Subdivision Ordinance. The Design Review Board makes a recommendation to the applicable approving body. Major projects often require ' more than one meeting to resolve design issues. Step 7 - Neighborhood lite--ting � 3.6.N PROJ5 C 7 AMR, trnL Complex projects and projects which involve a rezoning or General Plan ' Amendment are r equired to hold a STAFFcO�NC neighborhood meeting. The meeting is .1ItLIGl/T 1 scheduled after the project hc- 'pftwEc`„M„ i received preliminary approval :he Design Review Board. < 0"J"M"AW ,l i MIGN RAVIEW I Wff MOWED � + C V `r8;y'REe Step 8 - Project Decision Once the Desi Review Board has made a recommendation, the prottt planner will ,-►ril�.wr ' complete the environmental determination and A-Pur`NT 'PRELIMINARY ,, smoirTs FOIL set the application for consideration by the a��o.Kc REVIev c' -----='Jp MMAL appropriate hearing body. Single family i residences and additions will generally be \� WAAr"MA ' considered by the Zoning Administrator. All other projects,including all projects within 100 , feet of a ridgeline and projects where there is a neighborhood concern,are considered by the Planning Commission. At least 10 days prior to the meeting, property owners within 300 feet(100 pENtE� riE5t8 w ew ' feet for Zoning Administrator items) will be �°"IT - °Omom"M," notified by mail of the meeting. A staff report is '"'=A` CITY prepared for Planning Commission items and ' mailed the Friday before the meeting. At the - meeting, the staff member will present the staff report. The applicant or a representative may then present testimony on behalf of the project ' and explain the project design. C.`.ar interested R_wI-Ev sy parties are also invited to spew The Planning MOINGAqMRDt:� -7 Commission or Zoning Administrator will then °tGCM """" wEAa1 M r, ' discuss the project and make a decision. The B 9D Y decision may be appealed in accordance with the City's appeal procedures. 1 EXECUTIVE SUMMARY Major design standards of the Hillside Residential Design Guidelines Manual are summarized below to provide an overview. Refer to the Manual and the Zoning Ordinance and Subdivision Ordinance for a complete review of all the requirements. RESIDE�i TI IAL DEVELOPMENT STANDARDS: ' The following standards contained in Chapter III have been developed to reduce building bulk and height and to limit excessive lot coverage in hillside areas. They have also been incorporated into amendments to the Zoning Ordinance. Building Height: The method of calculating height is changed from the use of the UBC dt:iutitiun of building height to a method measuring height vertically from the existing grade to the uppermost point of the roof edge or other feature perpendicular to that grade. This reduces building bulk and height by requiring designs to conform to the topography. ' �fxcnVAT� t;+ua� E,47f1NC7 (;9A0r Height Measurement—Section Definition of Floor Area: The gross square footage of structures,including above grade garages ' carports and large accessory structures,is limited to 2500 square feet plus 1096 of the lot area with the maximum gross square footage set at 65W square feet. Building_Stepback: A limitation on the maximum three dimensional building envelope is established to avoid excessive building bulk. Within this stepback, the height of walls is limited to twenty feet. -- _-I _ f possible st:epbeclk Street Elmdon Uphill Secaon Natural State Requirement: The portion of each parcel which must remain in its natural state. (undeveloped and undisturbed) is established at a minimum of twenty-five percent plus the percentage figure of average cross slope,not to exceed a maximum of eighty five percent. . 1 . 1 DESIC."•1 GUIDELINES APPLICABLE TO ALL HILLSIDE RESIDENTIAL DE's FLOP"NIENT PROJECTS: SITE DESIGN PROCESS All projects are required to display sensitivity to thc: natural setting and compatibility with ' nearbv hillside neighborhoods. Application submittal requirements require documentation of existing mature trees, vegetation,and drainage. Limitations are established on tree and vegetation removal. Grading and drainage must preserve natural features. PRESERVATION OF SIGNIFICANT TREES Significant trees are defined as oaks over 6 inches in diameter and other trees over 12 inches in diameter. Site plans must be&:�f-;ned to protect significant trees. Trees which are permitted to be removed must be replaced at a :-atio of 3 new trees for each tree removed. Replacement trees must be 15 gallons in size unless an exce-ution is recommended by the Design Review Board. Techniques for preserving oak trees are specified. ' HILLSIDE GRADING AND DRAINAGE Guidelines are established to keep grading to a minimum to preserve hillside characteristics. radi-nZ Grading must be minimized. Hazardous areas are to be avoided. Flat areas should not be created or.slopes over S%and all grading must avoid a manufactured appearance through creating varying gradients and avoiding sharp cuts and fills and high retaining walls. ' Drainage: Impervious surfaces must be minimized,hydrology reports are required,natural materials must be used in man-made drainage channels,and debris collection and overflow routes must be assessed. Erosion Control: Erosion control plans are required with grading plans and detention basins and other facilities must be sited to avoid visual impacts. 1 eologic Hazards: Geotechnical Review is reau-tird. Measures for mitigating geologic hazards which will result in major modifications of the landform, steep slope: that cannot be suitably re-vegetated,and/or the removal of large areas of existing mature vegetation are not acceptable. Existing geologic hazards which pose an on or off-site threat to devei:'pment must be corrected. LOT CONFIGURATION, SETBACKS AND LOCATIONS Lot layout must be denved frog i the form of the land and adapted to existing topography and natural features. A variety of iot shapes and flag lots are encouraged. Variations in front and ' side building setbacks are encouraged to minimize a "wall effect." Buildings must be sited to avoid ridgelines and to minimize interference with views from adjacent residences. STREET LAYOUT, DRIVEWAY AND PARKING DESIGN Guidelines are established to require that roads and driveways alignments conform to existing grades and minimize the need for grading. ' Street Lavout: Narrower street widths are permitted when it will reduce grading. Any retaining walls are to be terraced and landscaped. Split roadways are encouraged. Street layouts must conform to the natural grades and long stretches of straight road are to be avoided. Driveways: Driveway and street grades are permitted up to 18 percent. Exceptions can be granted to allow grades up to 25 percent when it will help protect views and minimize grading and tree removal. Common drives are encouraged when it will reduce grading. Parking: On-street parking should be provided in parking bays. If parallel parking is permitted on narrow streets, it will be located on one side only. On substandard streets,two , guest parking spaces,not on the driveway apron are required unless a waiver is granted. REDUCTION OF BUILDING BULK ON HILLSIDES Guidelines are established to reduce the visaal bulk of buildings so that they do not"stand out". Reduction is achieved through avoiding multi-story buildings on ridgeline lots,stepping structures up the slope,and cutting buildings into hillsides. Roof forms must be broken up and excessive cantilevers,and overhanging decks avoided. Detached garages and rooftop decks are ' encouraged. Building materials must blend with the natural landscapeand large retaining walls must be avoided. HILLLSIDE ARCHITECTURAL CHAR ACTER ' Guidelines are established to develop a se*rd-rural character with a strong relationship to the natural setting. Roof overhangs and offsets to create strong shadow lines are encouraged.Roof fon-ns;on large buildings should be broken into smaller parts and flat roofs are discouraged. ' Multi-building projects should be sited in a si:aggered arrangement and screened with planting. Buildings should be sited with different floor elevations to achieve height variations and faces should be articulated to produce shadows. Building materials and colors should , coordinate with the predominant colors and values of the surrounding landscape. Fences and retaining walls must conform to the topography. PLAN-TING DESIGN FOR HILLSIDE RESIDENTIAL DEVELOPMENT Planting guidelines are established to protect the natural character of hillside areas. A list of appropriate plant materials in contained in Appendix B, "Plant Selection Guide." Guidelines : require irregular plant spacing and the planting of trees in swale areas to achieve a natural appearance. Transition zones are established between native vegetation and ornamental landscaping and guidelines established to reduce fire hazards. SITE LIGHTING ' Lighting standards are established to aid safety and security while minimizing intrusion into adjacent properties, roadways, and the hillside silhouette. ADDI70NAL DEVELOPMENT GUIDEL.iiicS FOR DEVELOPMENT TYPES. For subdivisions,clustering is recommended and building envelopes are required. For single ' family residences, tandem parking is permitted and Joint driveways are encouraged. For Multi- Family Residential projects,site development :recommendations are outlined to avoid long continuous building masses that create a "wall" effect and inhibit views. Covered and tuck- under parsing are encouraged. ' DESIGN GUIDELINES FOR SPECIAL AREAE HIGHLY VISIBLE RIDGET INE AREAS Development guidz:ines are established to pr-tect the scenic value of highly visible ridgeline areas. De-,elc=hent of new structures within 100 v^_rtical feet of highly visible ridgelines is prohibited unless the loss of development potential will deprive the property owner of all reasonable economic use of the land. Where development is allowed,it must not silhouette above the ridge. The ridgeline's natural contour and vegetation must remain intact. Multi- ' story hom.-s are not considered appropriate on ridgeline lots and fences and walls also must be located so that thev do not silhouette. J Appendix C ' PLANNING DEPARTMENT PROCEDURES FOR GEOTECHNICAL/HAZARDOUS SOILS REVIEW rA. Purpose: The General Plan Health and Safety Element requires geotechnical studies for development proposals to determine the actual extent of geotechnical hazards, optimum ' location for structures, the advisability of special structural requirements, and the feasibility and desirability of a proposed facility at a specified location (Policy S-4). The requirements for geotechnical investigations are set forth in the Geotechnical Review Matrix (Appendix E). B. Processing Geotechnical Review ' 1) When handing out an application for a master plan zoning, subdivision, conditional certificate of compliance, design review, or use permit/grading permit, the planner ' reviews the Relative Geoseismic Hazards and Relative Slope Stability Maps which are located on the wall by the hall. ' Sites which are rated 3 or 4 (most hazardous) on either Geoseismic Hazard or Slope Stability map will require a Geotechnical Investigation Report as part of the materials needed for completeness. Geologic reports must be prepared by a Certified Engineering Geologist and soil engineering reports must be prepared by a Registered Geotechnical Engineer. Appendix E contains the specific report requirements. Sites which are rated 1 or 2 require a Preliminary Geologic Report (as defined in Appendix E) before the application is considered complete. A Geotechnical Investigation may be required if the use is 1) considered to be critical use as defined in the Geotechnical Review Matrix, or 2) is downslope of possible debris flow avalanche areas (areas rated as a category 4). 2) The required report must be submitted before the application is deemed complete. A fee is charged for review of the reports. 3) The report is referred to the Senior Engineer. Reports for high hazard areas must be reviewed by private Geotechnical Review Board. The Public Works Department hires the geotechnical firms to review reports and additional information or additional mitigation measures may be required. 8-12 weeks may be required for the review process. 4) Reports in areas rated 1 or 2 are generally reviewed b the Senior Engineer. Y 5) A written response on the geotechnical review must be received before the environmental review is completed and the item scheduled for a hearing. 117 C. Processing Hazardous Soils Renorts 1) The planner reviews Map GP-22 to determine whether the site is located on artificial fill or on land which has been used by commercial businesses. 2) If the site was a service station site, or if it is located on the areas identified on Map GP-22, require a report reviewing historical land uses, nature of fill and site characteristics for evidence of potential hazardous materials. The report is required as part of the submittal. 3) The Fire Prevention Officer will .review this report .and determine whether a Hazardous Waste Investigation Report is required. Contents of the report are outlined in Appendix B. 4) A written response on the hazardous soils review must be received before the 1 environmental review is completed and the item scheduled for a hearing. Note: For a General PIan amendment, annexation, lot line adjustment, general rezoning, , variance or open space dedication request, staff may require geotechnical or hazardous soils review upon consultation with the Senior Engineer or the Fire Prevention Officer. ' 1 i 1 1 1:18 1 Appendix D DRAINAGE REPORT REQUIREMENTS Section A3 of the Hillside Residential Design Guidelines Manual establishes guidelines for grading and drainage. Subdivision applications must include a detailed hydrology report and hydraulic analysis prepared by a California-registered civil engineer experienced in hydrology ' and hydrologic investigation. The report shall include, but not be Iimited to, the following information: A. Proiect/Site Descriotion ' 1) Identify hydrologic conditions on the site, including natural drainage courses, below ground springs, the Iocation of all wells, flood hazards, and areas of debris flow; 2) Identify hydrologic conditions of the drainage basin, including creek morphology; 3) Identify downstream flood hazards; 4) Identify location of existing and proposed drainage facilities. B. Project Assessment ' 1) Possible flood inundation with existing development and with future development under the General Plan; 2) Hydraulic capacity of proposed and existing downstream drainage facilities; 3) Cumulative impacts of development in the drainage basin; 4). Cumulative impacts from potential runoff and from debris from tributary areas; 5) Other cumulative impacts as well as consideration for each lot or dwelling unit site. 6) The report shall include all maps, calculations and criteria upon which the analysis is based. 1 G Recommendations 1) Conclusions and recommendations regarding the effect of hydrologic conditions on the proposed project and the proposed drainage system; 2) Opinions and recommendations covering the adequacy of the sites to be developed; 3) Design criteria to mitigate any identified hydrologic hazards, including cumulative impacts on proposed and existing downstream systems. The applicant may be required to provide a second opinion from a City-approved civil engineer, at the discretion of the Public Works Department. 1 119 Appendix E BIOLOGICAL SURVEY REQUIREMENT Section C2 of the Residential Design Guideline Manual establishes guidelines for ' development in riparian and watershed areas and Section AS outlines criteria for development in hazardous fire areas. A detailed report prepared by a qualified biologist ' may be required to determine compliance with these guidelines. The report shall include the following information: A Proiect Descrintion 1) Identify the type(s) of plant and animal habitats found on the site with an accompanying map delineating habitat Iocation(s); 2) Identify the plant and animal species, including rare and endangered species, found on the site with a map showing their habitat locations; 3) Identify any wildlife corridors; 4) Identify vegetation areas with high fire hazards; 5) Describe the method of survey. B. Project Assessment 1 DescnbP P Pe and assess otentiaI impacts of the development on the habitats; 2) Evaluate the adequacy of proposed wetlands, creek and drainageway setbacks; 3) Evaluate compatibility of proposed landscaping materials; 4) Identify riparian, wetlands or other habitats needing enhancement to provide productive habitat values; ' 5) Evaluate potential fire hazards. C. Recommendations . 1) Establish mitigation measures, such as buffer area and/or greater setbacks from the habitat and modifications to proposed siting, lot design, building envelopes, vegetation removal and grading which will reduce impacts and allow for the habitat's long-term maintenance. 2) Indicate any needed modifications to proposed landscaping plans; 3) Establish appropriate planting materials which will enhance and protect habitat values; 4) 4) List mitigation measures which will reduce fire hazards while protecting habitat values; 5) Determine whether mitigation measures will reduce the development's impact to an insignificant level at which the long-tern maintenance of the habitat is assured. 121 r . Appendix F r ARBORIST/FORESTER'S REPORT REQUIREMENTS Section A2 of the Residential Deign Guidelines Manual establishes guidelines for the preservation of significant trees. A detailed report prepared by an arborist or forester may be required to determine compliance with these guidelines. The report shall include the following information: rA. Proiect Description ' 1) Vegetation type, condition, and health. 2) Tree removal (as keyed to the site plan). Types, amount and sizes of trees to be removed and reason for removal. 3) Trees with grading under dripline (as keyed to the site plan). B. Project Assessment 1) Health of trees proposed for removal. ' 2) Hazardous trees on the project site. 3) Fire hazards. 4) Grading impacts on tree health and survival. 5) The number of healthy trees the parcel or area can support. 6) Impacts from proposed Iandscaping and irrigation. r C. Recommendations r1) Alternatives, such as modification in the development siting, bulk, or design to' minimize removal of significant trees. ' 2) Measures to minimize grading impacts. 3) Pruning and/or tree removal needed to prevent hazards from fire or tree/limb falling. 4) Number, type, size and locations of replacement trees. 5) Thinning needed to promote the growth of trees. 6) Other management measures, such as removal of exotic plants, needed for a health forest. 7) Modifications to landscaping plans to maintain tree health. 8) Methods to protect trees during construction activities. r r ' 123 1 App? F R�p,F,F T 2� o ,•� :s f`J+,�• ��"��`r�'. i :fes,^yy��'�' , i "'./ .r �r'�.4, gig. � ,p �,�'�«•a_ ,rS.. �� .� � �i +.!..A(}� '� \ 'R •/I J vim.:i^`..•......-„,,,,/ 1 � 13 ^ :� �, � � ,,mss ;s,. j ►! 1 1”?5 1 G m N m co •m - CL fQ OO CC U `�- U C C a � m � E R m � a° � CD c cC (L N c� .. N cc y .2 wL � a� � a � mO $. cE � � a a � � mma �o g � am g � � m goao �.- Ijaxi 00Nyfa N m L C R Y 3 G p� Y cc 0 ,�t Y m CL E C `_ Y a ` Z 0ci O � � f3Z OZQZ 00 �0. 0 � ..:o_ Z Ocnzd- z , Mcn M U ccC R P7 N N m o U) � cn Q� c7N Na Na C�7 cn C? � m o ° CL H = O 'C m �Nr N m O W O J Q N N N y N y m a Scr Z2 O •� N N N , N —' (A 0) Q Q Q N lII O m tp Co w N O Z C C O O C N co 43 LU C%j ar N N Q N m �j p r N N Q C. fA 43 N N fn m r r r r N CV) C7 ' m m 'c 0 m � G. °03 N E Q 7 N tO0 Q N Cx�. C a ccn0 N ° m o o ;, � —mg 0 m N ;. q mr ? � m �'. v$ z � zL1e� �, C7 cn c, ca � :g per,. (a O N ca c N U5 m 0 m tU CL Q CL C`3in � cn cn tQ m O 1A m m y m CD � N N N � m u tv a m Cir r � Gf m m i � = m r• � � o Q N Z m O cu L = N E o ttotoow r �- ddenm '.. i (OD C Cf� N U') E r r ' aQ m to Q 'y U;i y O m C7 R cn co 0ate• -0 � � U) e- mccaa � o m O - w .Q c 0 0 , d c9 .0 d CA L Ui � �Q c 2. Ern L lt1 E s m O t aVi t ca " U 3 CA a fn V _ 43 4 ' 2S cc ca O 'OC rn 2 O O CA W N ) 'y C ai OR to d C N tII C) cri t4 W ` _C C71 4 C V Q ? Cay m rn Q 'C 'C `° m E m , 0E3 Em O > E a tus in > � a. y x cn o 3 co a Z O o Z U ch ca c Q R O ( O cc 3 cm N N N N ca ca •� N N N C7 U B U C) U 4) ES EEc4 E � M 4) 4) o din m � mcn � cn min N 0 m 0 C N m 0 m 0 m r aoi a. 4) .9 a aoi .4 m CL a (D � 003 C7 fn (D (n 0 (n 0cn H a ..r N H Htm cc N a C C � C C tQ m m m m m m m 01 Cfl 4 N y y yH y N y 32 32 y y y y 2cr = 2 ix ZN N H N y H N V U U U U U O v C7 CO ti r- CV r V O Cn CD CA tD t0 Q v et CO CV r r m , N E `' v 3co to ? r r O O O r N ` LO r N N N N N N Qa cis a to tf! to to r r r r r r LO LO LO LO LO r r . r — �o c7 = = O ' E _ co N Q Ea m 0 C1 V n U h L N 'd R «7 E N E N c0 C to O O2 C `� c > a O m me a ca E y y m C ca () Q acn3 = x J, c 2OOcncc C N U co 1J1 L Q m y � O 0 t4 V N CL N a y C a R my m C c`4 03 ml m .. dN m am 3 m N of ccasan Qa 0 Y Z t7U � �¢ � � cn ¢ w I IL E � = aC6a a a s a a E N �`ca N �ccc Q cc �cc (aconco to N N N = _ _ _ _ �- o = O E cc ca cm c,) E ca E E v E q t6 E Q N o m y m m C1 y m y •y (3) .y m m y m HiQ 4OiQo Q 9 Q ' � Q � Q Q � o 0 cn C? cn cn cn 0 cn 0 C7 cn 0 cn cn C'3 cn U V A 43a N N C � C C C C C m •C C � C � C C N m m m m m m m m Q 03 m N m y m m CC mJ m " "0 � o ' � r N m 3 d � N y N y m N m cr. cr- f�J7 ayi m m m m m m m m ' = N O 4)m @7 O l0 r Q l0 m m O Vr` 0 4? t:7 r N Pj q m m t� tN 3 3 N L. o C7 a 1• > `� � N. �• O Z = T O O N y C m O Q (r1 cQ H = r r O (� r r 0 r N C N = Us L O O � N co O V r *' N Q OQ to R O t[1 to O n I Q! r to r m Q (�D � L Q0. 0 r r 2r rla r r r rcn r r � LO LO O r*- CO 0) O T T 1 1 _= `.�.:�. �_' .— .:- IIS•� '• `�_ � ��•�. � _ JJrrl.wr.w•.�- �� i �}�. --rot �•r. J 1 - +1 ai 00 • ��.ee� •1LIC�� • -�' _ �..�i. • • • cn ca tea..+.-_.+_��.�I�/P•� 7Y:J�''.7Jr'.rlfA�� •�! �,7FA1►�_Aa J�•� 1 J/ll�� < �\-Jill" � /��j ��/,�� `` 4 ��11111 �lll '�' i� �il�1J�'l�lll � �/r �l/ ill�;� r - mmo N �-'��-�J ■_�/""■� .:.fes" �n,r,��. ... y�,..�llr..��,,,..nw will 00 dull N. Woo ONNI 1 22 ro INNIIN =11 NN '..., .,... -� inn■�■�■r.,•...■�+�cn...-�r.�"'��=��--r r ,..mar --s„—. I/�"�.n.■�Ir;�//s ...++'�;�. • r _�,�„�o /' /^�,•. \\�` 'gyp a`r'r � � , A \�� . ♦. 6 � �` i � a,r perp> � } 2 OOOrtS3K . •\ / v� 160 210 23 t ---�` 3t 3400 e' r� s t pd d �N A • w e. � i . •fir_ ._,-._-•-'-""_. �, C• F,�. j/1 Jif •� � . ; i Y r~ :: ::: '? - "� � -� ''•i:,:• �—r..�. Dominican Ca^;/cry ,,,.t J.' /J •as;7: rv.:::�.:.:irtr?!•-'r :'�::; :'•"•'-`•`'-= .i '.",�:`:;sr:::(:...:-.:»:::: _r• ",: t,.ir+C 7 1 ` i:•:':•,.';1:. rri:ii• 'r'�..:.' ^•ti r,,.a I .i•::;;:t r:i x .r ;:EYr'311 V over r•l X, s Lt :De ..�t}' /. ".:.�•:''•'''<;Tti•./', :Af'�. .r+, `�.� 1"'» r::{��/.S''.':•.ti I �:+�^''''."-ter''-'C 1 .'' moi. :':::: :::i :: ri:tl.•:i?�: x jc"r!cS. ;)ii f,,rrf,tr(KZL�rr.,;;i.;t.}:;:;.., .X in 3ro3o$c . 1 E:e?3510 lu xinent area. --- Visible r' cm Highway1 �'"♦ � r �::.:r^'::..,.:' .. r}F.t: r L{i��: i^tii�ti{r-_T�-:>:!.�:�..+:,;,:;• Lkit`w Giootlla:':P.' rr. .�qc�-r.� .L}f:?;r r.) •:•t -i•'i- `!fir•:: i.•'r `i+'•'^°4:+:•E• i • '•=:i{ t'�Ci•'r+.�..r;r..•r..�.�.Fi: +• IL1„ . rr �.tr f'�:g:..F.l•. I }' }t# { ' il' Maj i�rc3�ilc�FJc S tial :,.: ..•�:. f;,;.•.:•:•i �^ .x.•.•. '{1; � :,� ;,x�,:�• 1`�, ,. �•1•,. �.w�•-.•.:.�1'':�' •�• ""'"""". 00 foot hi h rounded hill farms. / t:: :!} .�w i .s;.:•'F ra.i'k i ::. r.r.�rr.; �} i.•r, 1�..)5- A. G . loo. -01 r I .!,Xi•�+r".` •,a•.:•r.'.• !� :�.t.• ' •• �:Xv�`''.;7,�.rt�i.;,.;. X�r.'�...;•;_.}r.} �.,! •r.;e;{: •i.r Y.i.c .a. •�j ay.t.'t. t ..� �j•�x .,.f. .I. ; + ' i:,{{� t`�.;ts:�;.;::.� � �• :ti••s',:: Not visible from cormt.:::it;r Moderate to steep io e �00 r :� 1 ;'•''{'' { :•a:\ I If:''x /+ ?L:ri'7: Foot elevation clans= overall. _ Oak Savannah/oaka {rr ^L.� t 1 t", +••r /fir:r, r r:. rc{•:i• �i4: ` t t / r r. '•,1l '-. }'•i:} wE.�•::.t;.{x• tr r .F'rr ., woodland 11 r i ' r�; ` \ .;• ./i7l;y.. ^l•.i:.}:lr:; .'t:;.•.rEr % •.�},r.:•: r �y,�� . I •F:�':;..�'/:/; ;�t• +{.•j;F:l:��s:1fis?•{{{ 7��-,a i ��i< \ :�:;S=.:l•.{:.•J�� Coll thea I1 EXD0511re. ^tom,..,:, .{{i::r� i '}1?,•�'�t. '•'r' r tt ` ''•.� i. '� z•::' ,;L-^� /' l.rl.t '}:C"}...Ll e`•'•}:{•{..� , :s.•. ': ♦'• p o0 r...;.X •• r.{•r... :` I I 'mo !06 opEET ii 'F+'.•,'L}.\.t �Ir .~: SGL tN '.s•.t:{ ?• \ r^•:s.;:^4z�{•i�3 �i, 1•t•.:;{t{}}}•.;.::.-..•::::x::..;,;�•, `�,- ..:�'f:{•� 4• i. .r:is,�i•';+;;1;:'• {�.' •.t'�!v.}�.-i-•:�:�'yr•�:.:•i•: rrr: •:is:•':. IF •.;•k''C.: L. rh,`4\. •• �. ': 't• ' cK.,f''' :;.:s:+:_:y:::••: .. d •I:; . `,:�.} .�Z: ` {,f. tt rr x.:♦ : J. T'•ir 'rrl�.j{ " t• :.K'1;.j, ':J."l:':1:. L.LI ,i:�,�'•,7•'' (C{•i::a�I:;�.• • .'.J�r:r'.••: .. �:ri�fF:t -. :.."^�:+::'••.vi: �:?4.•;.: �. y� v.� r:'.�••.•,�:a;;. r'•{�.:•.:�;•.^':"-`�••+.v r a::: r•}}��}• rr•r.i•• v:«.+•r.�•k,�.,%' r.t � 'i�:_�:�ij• 3. •i. •L.; ;!c{.:;..":1,�•I•:L.. .�.•� w-r" .r..:•t•d•:-I� ,(' �f•�. '..._ ��:; L '•� +ir:i Y:!•r.•.'ir.:.•a.a�•v.L•}: \:t, :.;:�:�•:�:1 ;}.,:;:;,;1•.+'."t .. ,;y{.. {•t.i.• !:'..;�r.{, ,L{:r::.•:.:•:.r: a•:�::��:; •::� �.- .•.•-0; ta•:1: Lr-•-;itiaI.a.•t, l�:{ .; . r L' �-r-•. {r$�'. w.r.•• .,;•.:ar.t ..�' r !� }•:1•.. .��s.•,�eti� �:..:1'i•ii :ri: 'vY.•'�"'::r.rs:•.x:'_;!{}.!'.r'r:/j•.,/{. r�..::•:.i:.:�i,,,,'r'x..,?2^•,,.. -:,v._..r.2::' .{:{•{." !`�' i::�•.a.. `�•:'�4:�'T:r:-. :1:,, p•r.;.•{.t.;t;:;{-:r:+CR•r{.x�r.z;•f' .:: ref::n•.1 tii ��• , •.r.:i:•L}I: !J ':i•?:4Yi � .t.k,.{.,, ..r .E. dry.•.... :' ':•:;s�'f rr./, P:r�rtrr ..:""':_.:.✓' .{S"•r. X�: -:r: .r: u :.-•... L}ri;rr,.}.'. .l:iv. v-r t'r•?'1'=•"'�.'....:.. i•}irr,/•�' f'.':•�`/f•r. :.... _..�w..:.:;;}i•i•={,,:z•.: ..;t• � � \:'4.a'. .r .}:•::._:: :r.r ..s•::!`,.r:;i'r r.•.•;''• ` ' �-+•r---•--q'•r'•••,`.-�•r�:{ �•:vi•:/• , ':� ;:,:,:,.:• •L ' •i•7„ 7�2 I:. .{:• :� ;:•{{T,.{•:{ .... .f•... } •i• •r at ti•::a,r�;.;:.1. S :/•i: .}�S•:�:::::•.. ..r .a<.;:.}; .;:.S:r1:�:{:� :i{�t:•.:i.S� .:.;: h:r.i•I: '1 'T :.t��}jS,r*:;,7`.;.r---::i:ti•:•iF:<;.L•7;.+.i•::r r� �r.:_t•.t.:•r •}: t r. f•i•.;rr.,'•,�•a.:*?T�r""'^+�'`;�,.,:.: ':ti :?S;:ir �• •%ii•: 7% 99 I {.:••L•x i:r...::::i, r,;y;; _•2r'�3'/,//: .7i .t i .•{r,:•:•}Y,..:;t;::'.?..!.••::;.;:r.f3iL.;...'''1••!!x'•t::r.i..; L.J{.,}e:)g.,•f.r'i5:::,'.;..r:r.}..:�;..:.:r"::...ss•Y.^:.''ri:i;3i:•..•.1.�:_4•ir�rfT{•:rr....1::••4a a..1..{.•'•:.•.ti.•:r:. S .v : :a:.:.�- .—�-. 4v:".•':_}:':i'ati.:l••a�''"!'•_?'sc a.tf 1:.'�w?!r:�.. "��^.• na; �"� ar... `' `•'• :...::. ,a,. r :• _«i, >.::•.:•.•.r rf.' :if. .t v}• '�- "? .r,.;+,n,,�`•»:'•iF., "•�u.•:•e! r: \•• •'�ti�• / .7 I .l'r.' ; 't' .. L... .. \1:• Y,, ,.i:.,,,T:Y � ...L •s•,._.......r{:.j.:.{•.,.4.':��r:�3;'•.' ..,..%!,v.':"r;_""y♦ .�- '�'� / �i;:' +r'' �:1. .f•' {.}:��:i�:1:�{3:};•�:�:r:}s.}{G"ii:h:., .tia.;:�y..- .i.�;.��;�♦tf:az`�: }` � .;:•. •L .•lti/'r�i• '':'J.Jtrr ..l_ 1, .1��. ,•ori�5�. k ��'':t �,/ \ r r.y !' r:, ~#i :•?'•. u.tr r. :{,k' .k'r L v. s:. r: { is j.j J Y+ .•}•F.}: i:•::: :*ti •r.;..i, ti• tl_v:. r r;,,cY�'' {: I t `� =:'{•; j.:.r.. ,{:i•.�.SSS• Y w •.:,,' ,�` � •;•;j•;{:•;1 :{' ,,,1�,,r .,t.�,j.f,^�{• �.,r:{.r.rl•. ;.::r°�:��:�:'::::'::r'�" � �r r ,L...n• L{ �;: •�. -tai:: •-'F' 'i�`L'•1., .I•.��•;' �•i5:`•-ti• r irt: :4 :'•{:d;:i i:::.,;r: r: �•. L� ire.»': '. si;ri:7L;i:.a II � '.L•:: ::::•::/.;f•1; 1'••l'L•it•/'•{�' r.•S•j.'l `4 +r..., j •F r•`:'' .j : ;� i � 61'. l.•� 'L{{{••. ,�''tJ:t' tr,.!•1.:;L•.'ftjt, �!��,.y ,r,••I'-':''.• +f �� {��F•,f';�•.� r ..31t, .�:'.Sr'• '•a:• L.l,.y_.r K•:iv -2 ^t x,rw.r!"�x-+r•::: .•,:f.• .Fli>�'{;;!`{{.;�.':f.J;'�.('f; t i i ,};.;$�''•F::�:r:•i••:r.L{.::�,}:iv:::•:�:v�`;u��:,�=....w•�t• ••-f• r •r.. 1t1 y tt t i ?k; :,�, ':f.-: '= yyti-3.{:;:+J'Y\t1 :;::•: jf•,2• j�r,,+fT s ',.' , f. ! f�• ,{.I: •.r.{tie'•'' r}I' � r.tx;f,rir' , a .li.kt.\. 1 4y!':�.:2I:�j:,%"•:{. •C::• _}y:,•:::: '•}'..{.rs•: f. ..:.j:.. : ,7. .u:j;Fr:rv.},.1{.�.• ,�tnf' � :•yu:•'r. v. j . • . .\, \ '�:T:iid'.J..^.,1:::•r}{:��'}';.-� %= w.{•.rri.�;' 'z•F.. t• r• r,,,+ \ I �a�, i \� :�!'!V?Q!�::::: •x•:•.I'• }}rz-a$:.,,._..••,rYl•::j�:•r.•. - r• � •`', :.'r F'i:t�•i::}::.+.••:•.i..r. :C S:•:ti;}:: � ,'' :.^ra;.ti�•:.. �,/'�•; 'd�5 �,�.Vit+' r.i�r;`• rC; f 'i�r*}�-•�i" ..'.......'. `''+i..r.,�,' ::,, �,r"+{{;• ` _.e+.. H � �: 4�. 11 /, �. .,l .�i ia.a r � :d: '�,+F'�'"ir• '�1{'• y� /• ` 1ti \\ •♦ rro'T `\ r,.�`� t.�. .�'� .i..: :�'1. rr,: -•" \ ':,i!,{,'r2•ti M67%.,..+ -. �} rJ .; 1 ..nr. ',!�� I�r, ''r:ri;: r:• '{ -� �r .2'rtr.`:v+:.a•r.:�.;. `\ �� 1 is ��,,•e ,;cl• i� `:,�?: � ' ! �� ti {•:i::- L:. . r -, a� '� .r \ Y\ .i /' s7� `' r•' t •,ter•.. „ �..;.::•:• r�., •. M-R !+ �'L"i ♦`�. .aa+'� �• 7 .K /� Z.".ii .�, �r.•• `'+�'�ti.:.�f-.f J.:�.,•r,'•�:'.r,:::`:: �i( it , �� '\ r `�` �: {��. f`• .;.�• ,�,.-::..�•:.•-rr.• \A , t \R 1 \l,.i `' ° r'.j-. ` '^^. nor../ f r•''' N"F::'::{'t,.!,.:�, ; �; ,' `, .S i_ t•'.I.\.,1 <\ A�,`ll',iir- '' r. -/`rtet�� n^'i`t l` \\� //J'�/r�rf ::�::;1•at'•:_::._i,a:;:;;;}^ Y.�,�v � \�s'h � •I^; '{1. 1 � ` \'� 1.��r.:..,;f7,�.•:: t \ \ 1 .iY / /,•;•:i': •:4�:`''�:•J.•' '��,,��'�" ' i t ' � . .... , .::rt.. ..«•l?::•"7:'.:?:C.16...7.. N `�£ � .(h /•�'r.p.--+'fir,�\'�i�r�,�,� �C� =;of - � ' ,/-0001/5f u ( 1 J Or Jj Ile w f � - 4'" i :wGi I _��l.I'�r�/ `moi• ••..��: 1r�....�� /__."�`./�/�... _ ;:ter nth, avl Ul cc G c4 r tv (31 t';'+.1V{�1, tt � .t�`ll ;�• — `r .- f . tn tn L i,ul SA ...00 Al Ul 5 Y� N:'moi `�`�`" { .+^"'..n^. .•".--••..r i ' i + 1 t � a / ��•.. •..•..�`:. �b-,.,-•,,....tea-- _•---� �� I C a .,.•---�. �II ail ;� [� 8.- `r ,tile`~ /.�<�:�/� / i'•--- :. �,.�-� "" � f i ^y r i If lip Zry /e�` .�, f- �` j�f•,0 �� X30 _�,•-- '' � � 1 i-J'.. 'Ol I/• . ) a •I.00d t i 1,60• 8 0 __ ,,;' f V O a y0 t C \I m+p O 1 •�� ti+ a a b � b g 1f � /ic O c Qtr / a j 1 , IV kA Ar 1 \ 'rbc . • � `. � i \• ate, i /�� a ,,fir^ •,. -_.�'��""��'�"'r, "'w"=a �� II tel•' .. Imo""" ''''�:.:^• ` .� �ii � " i �r;�; ..'!�../" moo►" ,� � /�//I�!!!!!' �_...-.-�_.,.,.+•'` ' ,sem:, .�...�"''�`,,,a_, ,;^, w �. :. ,,, ...r upr low .�- ,.� 5,..-..` y ��r/t�/IA�a�'/� ! .:!'rp,r.'�► �„�.� irk ��' ,�uu+�"""�'"` i-,r .R � ,,ten.• � :.�► ' _mow/!.!' I/p� •,�-'. � t:iY� �/'�O: J1/. mss'_" ,i= s.� /_�/� �• ,....� .�!woo- a :' Lim► y h-�� w��'...•�y _. i"' ate- •+"' ��'.,.�/. _"�; �.-� - ��aar� err►""_ � � �'s. �,"�„+i�"""'r�: �► . a�o� NEW � IM � i '.��. ►.� � �.�� ! fid 1 . 1' _ •. - Y �.^ co 13 i —" rz 00 wmn iloci Cc cu V Ur u—: / Q? —oi L X r 430 Po S .r or' Ago- - T / C� , yt to � . �. \� �It I �l i�a j, ;1� ) � i��t� .ti° d 1 �`��"—_..•��-.._._�. s i i {..• F tl »L - Vii•: {v}:•:' ,j o" 4 - ED ?i.?ice: •.ti�. '�t •:� •�� _.._. 'j .:j i :•r.r• :•;';: k: __._ `ter .•t•':F': -�--i: •' �k:�}'�•. '---'»""``•. t-_r i ( j ( t!' O -j�.�.0 1 'i:•:}:i•}" »t.'.. is •xr..1. :�.^•�. .,t:t•�•.t...l.t•.. i j _tP '..t''ti.�w .t� .•.�..._�.�•.i::.•:::,• ;}- •\ \. ..,•:'L'. -.L^:�.t.. •.K:�..2•.(. \J7 - — �ry�•• ^ .,\...•.•:0..'m.. y. .....1': ! l ':-'_'.'y++.�:.:J"" F }Lt.'t'.'�:•7'.'t'':S.,.l:^' •fid _ .^.. ''`- .:1'..:Qi. '•: .:. r.,..•?it� / :•:•f•a.�f:t... :r:.: :Y: C � ^••�\�� :�s.;:.`'�. �".+" + •t• .�.+_•r.•:•:rt:: • '��a •� t'"}:�:.�.. •.}•.• y""�_. ;�"' .fit -- � ..�.•. •.. �. _ .�.s•,;•i:i;.�: -:f:. .r:��:� awn ._- •.�^:':�: _,;; ;�:•T�r:'-.:'. + ; ;'�°`.•6:v:L••.�%:•:•:•: :•{. :•f:•":•:�:;i.:•a'; :•."• :;'5; :;i.'r.�ii `�• \ .•.:-. -:N. .. .r .:L:: Ev.�}S:•!•.•; •!•' ••: '•i-:•:-4•:•:C-t:•ai••a:�.•.:.{..:;:•;:_:.L7i'i• � "1 1 1 i � .�:•.•:.::,i:?!•::::- :�itaQHeei.: :t•: / i 1 - ! I `y 1l.. .,T'' •.;,y.�. ^ .,•i-•.•.•::.•:... ...' '•�, _ � Qty ••i%��: " 1.+ crt :•`;:. •';.�.:•c•�? \ .:'^:fit%:_;,.^ \ •':` -:�.r.:�.� i:.�::. ti - im alio .• •. .y A. P. No. 11-131-04 ,- ti •° Historicall significant site "`hple Lane:. -� Elko Lodge Steep Hillside area at north side of property. Oak savannah # and some Oak woodland areas. `rM South..- �•, � exposure. ' Visible from Downtown area and VIE -4.- from across City. Iva ' tt` 7Q Qr . ,��t .�t ' r��'1�r�iC}C'+'~» .,. a• 1 , ! SCl+�.E tN FE� � SRCC Ar IDA JTEM rF M.' ORDINANCE NO. 1610 I AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING CHAPTER 14.08,CHAPTER 14.11 AND CHAPTER 14.75 AND ADDING CHAPTER 14.65 TO TITLE 14,ZONING,OF THE SAN RAFAEL MUNICIPAL CODE TO INCORPORATE PROVISIONS OF THE HILLSIDE RESIDENTIAL DESIGN IGUIDELINES THE COUNCIL OF THE CITY OF SAN RAFAEL DO ORDAIN AS FOLLOWS. I DIVISION 1. Sections 14.08,14.11,14.75 and Section 14.65 are amended as follows: I CHAPTER 14.08 DEFINITIONS ' Section 14.08 "Definitions" is amended to include new and amended definitions, to read as follows: 14.08.030 8 ' BUILDING STEPBACIC: A limitation on the height of structures within the building envelope which is required to avoid excessive building bulk viewed ' from downhill lots and front and street side elevations. 14.08.080 Q ' GROSS BUILDING SQUARE FOOTAGE, HILLSIDE AREAS: The sum of all enclosed or covered areas of each floor or all structures on the site,measured to the exterior of the enclosing walls, columns or posts including basement ' areas,unfinished attic or loft spaces and other areas capable of being finished into usable space as determined by the Uniform Building Code;garages and carport areas 6 feet above the natural grade,measured to the exterior face of surrounding walls, columns,or posts; other roofs or covered areas supported by walls,columns or posts and capable of being enclosed,measured to the ' exterior face of surrounding walls,columns or posts;roof penthouses; and accessory structures greater than 120 square feet in floor area. Excluded are areas permanently open to the sky;exterior areas under roof eaves, trellises or cantilevered overhangs; and attic spaces and underfloor spaces that are not capable of being finished into usable space. 14.08.090 11 HEIGHT OF BUILDING. Height of a building is the vertical height as determined by the methods prescribed in the latest edition of the Uniform Building Code adopted by the city. An exception to this standard is made on residential projects located on slopes over 25%. On these projects, the height of all structures,fences and walls shall be measured vertically from the ' existing grade to the uppermost point of the roof edge,wall parapet,mansard or other feature perpendicular to that grade. 1 COPY 14.08.150 N NATURAL STATE: All portions of lots that remain undeveloped and ' undisturbed. Grading,excavating,filling and/or the construction of roadways,driveways,parking areas and structures are prohibited. Incidental minor grading for hiking trails,bicycle paths,equestrian trails,picnic areas ' and planting and landscaping which enhances the natural environment are permitted when approved through an Environmental and Design Review ' Permnit. Section 14.11, Environmental and Design Review, is amended to include provisions for review of hillside residential development to read as follows: CHAI'TER 14.11 ENVIRONMENTAL AND DESIGN REVIEW 14.11.010 PURPOSE(No changes proposed) 14.11.020 MATTERS SUBJECT TO RIEVIEW ' A. The following items shall be subject to environmental and design review permits, whether or not a building permit is required, ' unless exempt therefrom in Section 14.11.03 below. 1. Maior physical improvements: All new buildings and structures,modifications to existing buildings including any ' relocation, exterior addition, extension or demolition, and other physical improvements which are considered to be major in nature. Major physical improvements would include ' but not be limited to: a. Any structure located within 100 vertical feet of a ridgeline. b. Condominiums, townhouses, apartments and any other multifamily residences. ' c. Offices,commercial and industrial buildings and structures. d. Marinas and yacht harbors. ' e. Religious,fraternal, social, cultural,public, quasi-public and similar buildings and structures. ' L Land improvements: grading or filling of land,removal of natural ground cover, vegetation or trees, installation of ' fences,retaining walls,walkways,curbs. (Note: See Use Permit requirements under Section 14.75.020 g. where the principal use proposed is grading or filling.) , - 2 - ' ' g. Subdivisions located an slopes over 23,,"o ur with r General Plan land use designation of Hillside Residential ur HiIlside Resource Residential. ' h. Signs: when submitted simultaneously with plans for any of the improvements listed above or when including the use of non-concealed neon not within a window per Section I4.1Z.020.E.Zb. 2. Minor 1hysical improvements: All new buildings and structures, modifications to existing buildings including any relocation, exterior addition, extension or demolition, and other pay=-cal improvements considered to be minor in nature. Minor rhysical improvements would include but not be limited to: ' a. The siting and style of single family residences and duplexes when located on a lot that does not have frontage on a public street but has an overall grade of fifteen percent or more. b. Landscaping: including vegetation,sprinkler system and low level lighting. rc Parking and loading areas: driveways,curb cuts and other street connections. ' d. Painting and colors: exterior textures and colors on new construction or the first time existing construction is finished with a color or colored material; thereafter on repainting and refinishing only if colors not on approved earthtone/woodtone list are proposed to be used.To minimize contrast of the structure with its background as viewed from the surrounding neighborhood, color selection shall coordinate with the predominant colon and values of the surrounding landscape and architecture. e. Extem.,f lighting. f. Elevated decks for single family or duplex residences when the deck is higher than three feet above grade except that decks of less than 100 square feetand decks which are fully cantilevered from a building shall not be subject to review. A design review permit is not required for an elevated deck when: (1) the deck is not visible from the public street or adjacent properties; - 3 - (2) when an existing,elevated deck is being replaced with deck of same size and configuration. If an addition to existing deck is proposed and the total square feet is ' greater than 100 square feet,a design review permit is required. ' g. Minor on-site drainage improvements. h. All other minor exterior ornamental or functional changes. i. Dwelling unit additions to existing apartment complexes provided that such additions meet the following: . (1) the unit addition does not constitute more than 20°7 of ' the total number of units; (2) where the addition is consistent with the General Plan and spatial requirements of the zoning district in which ' the property is located; (3) all parking has been met; (4)' there are no major changes to the building footprint or design. j. Any new residence and accessory structure, including ' additions over 500 square feet in size or any modification that increases the height of the roof line, located on. residential parcels with slopes over 25% or located in the ' Hillside Resource Residential and Hillside Residential General'Plan land use!categories. B. Authority: The Planning Commission, Zoning Administrator and ' Planning Director have the .authority to approve, conditionally approve or deny environmental and design review permits. This ' authority is identified as follows: 1. Ylanning Commission: The Planning Commission has the authority to approve, o:)nditionally approve, deny or refer to the City Council all environmental and design review applications that are considered to be "major" identified under Section I4.II.OZA(1)a through h and any other projects on , which the Planning Commission may have retained jurisdiction on modifications or future applications. Projects , which have both major and minor improvement components shall be heard by the Planning Commission. 2. Zoning Administrator:. The Zoning Administrator has the ' authority to approve, conditionally approve, deny or refer to the Planning Commission those environmental and design - 4 ' . review applications identified under kctiun 14.82.034) and item 14.11.020.A.2.j. 3. Planning Director. The Planning Director has the authority to approve, conditionally approve, deny or refer to the Planning ' Commission those environmental and design review applications that are considered to be"minor" under Section 14.11.02A(2) a through i and-not identified under the authority of the Zoning Administrator (Section 14.82.030(d). I4.11.030 MATTERS EXEMPT FROM REVIEW (no changes proposed in this section) 14.11.040 REQUIRED INFORMATION A. All pians shall be drawn to scale and accurately dimensioned unless substitute media are acceptable to the staff. ' B. The listed items of information may be submitted on separate sheets or combined in such manner as will facilitate clarity of interpretation and presentation. C. In accordance with the requirements and procedures set for the Chapter 14.10 of this tide, the applicant shall submit the information listed in this Section. The Planning Director may require that additional information be submitted or may waive the submission of listed information. All residential projects located on parcels with slopes over 25% shall submit the information required in the Hillside Residential Design Guidelines Manual, Appendix A, 'Environmental and Design Review Application Requirements for Hillside Residential Development Projects". D. No changes proposed) ' 14.11.050 CRITERIA FOR APPROVAL OF APPLICATIONS Review shall b.• ;aided by the following criteria for the purpose of assuring that with regard to buildings,structures and physical improvements, each proposed development shall accomplish the purposes set forth in Section 14.11.01. Sections A. -M. (no change) N. In addition to the above criteria,all residential projects located on parcels with slopes over 25% shall be-evaluated for conformity with the Hillside Residential Design Guidelines Manual. O. All residential projects locates within 100 vertical feet of a ridgeline ' shall be evaluated for conformity with Section Cl., Highly Visible Ridgeline Areas,of the Hillside Residential Design Guidelines - 5 . Manual. Development within 100 feet of a Visually Significant ' Ridge, as shown on Community Design Map A of the General Plan, is prohibited unless this restriction precludes all reasonable economic use of the property. An exception may be granted under this circumstance provided the following findings can be made: , 1) there are no site development alternatives which avoid ridgeline development and the density has been reduced to the minimum allowed by the General Plan land use designation ' density range;and 2) no new subdivision lots are created which will result in ' ridgeline development; and 3) the proposed development will not have significant adverse visual impacts due to modifications for height,bulk, design, ' size, location, siting, and landscaping which avoid or minimize the visual impacts of the development as viewed from all public viewing areas. P. Any or all of the above criteria may, upon recommendation of the , Design Review Board, be waived by the Planning Commission when the applicant has demonstrated that alternative design , concepts carry out the objectives of this Chapter and are consistent with the General Plan. Exceptions to the Hillside Residential Guidelines also require the approval of the City Council based on , the following criteria: t) the project design alternative meets the stated objectives of the Guidelines to preserve the inherent characteristics of hillside ' sites,display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship to the natural setting; and ' 2) alternative design soiutions which minimize grading, retain more of the project site in its natural state, minimize visual impacts, protect significant trees,or protect natural resources result in a demonstrably superior project with greater sensitivity to the natural setting and compatibility with and sensitivity to nearby structures. , 14.11.060 APPROVAL, CONDITIONS, AND GUARANTEES (no changes proposed) ' 14.11.070 DEDICATION AND IMPROVEMENT(no changes proposed). 14.11.080 NONCOMPLIANACE (no changes proposed) ' 14.11.090 REVOCATION, EXPIRATION AND EXTENSION OF APPROVAL (no changes proposed) t 14.11.100 ESTABLISHMENT AND OI:t11UN OF Tt IF DE-SIC"..N REVIEW BOARD (no changes propositi) Chapter 14.75, "General Provisions and Exceptions," is amended to include ' provisions for Hillside Residential Development Standards, to read as follows: ' CHAPTER 14.75 GENERAL PROVISIONS AND EXCEPTIONS .14.75.100 HILLSIDE RESIDENTIAL DEVELOPMENT STANDARDS On new single family structures and accessory structures which are located on parcels with an average slope greater than 25% or in the Hillside Resource Residential or Hillside Residential General Plan land use categories and additions over 500 square feet in size or any modification that increases the height of the roof!ine on such structures, the following standards apply: a. Building stepback: A building stepback is established to limit the height of structures to avoid excessive building bulk. On the downhill slope walls and on walls facing front and side property lines,a 20 foot height limit measured from existing grade shall be observed within all areas within 15 feet of the maximum building envelope limit. To allow for design flexibility, an encroachment into the street front, street side,and interior side stepback is permitted along 25% of the building length. ' b. Setbacks: Structures may encroach into a required and r setback for � Y � Y o a distance of not more than one-half of the required yard or setback with the recommendatior of the Design Review Board when the encroachment minimizes the impact of hillside development and ' grading. If such a reduction is granted,a compensating increase in setback is required in the opposing setback,i.e.. a five foot reduction in a front yard setback would increase the rear yard setback by five feet. ' c. Natural State Requirement: A natural state area standard requires that the percentage of each parcel which must remain in its natural state shall be a minimum of twenty-five percent plus the percentage figure of average slope, not to exceed a maximum of eighty-five ' percent. This standard may be waived or reduced upon the recommendation of the Design Review Board for lots established under planned or clustered developments. d. Maximum Gross Square Footage: The maximum permitted gross building square footage of all structures(including garages, carports, and accessory structures over 120 square feet) is limited to 2,500 ' - 7 - square feet + 10% of the lot area with the maximum gross square footage set at 6500 square feet. ' e. Ridgeline Development: :Development of new structures within I00 vertical feet of a Visually Significant Ridgeline, as shown on ' Community Design Map A of the General Plan, is prohibited unless this restriction precludes all reasonable economic use of the property. An exception may be granted under this circumstance ' provided the following findings can be made: 1) there are no site development alternatives which avoid ridgeline development and the density has been reduced to the ' minimum allowed by the General Plan land use designation density range;and 2) no new subdivision lots are created which will result in ' ridgeline development; and 3) the proposed development will not have significant adverse visual impacts due to modifications for height,bulk, design, , size, location, siting, and landscaping which avoid or minimize the visual impacts of the development as viewed from all public viewing areas. ' L Parking Reguirements: On substandard streets,a minimum of two additional on-site parking spaces shall be provided (not on the driveway apron) per unit. These spaces should be conveniently , placed relative to the dwelling unit which they serve. This requirement may be waived when the size or shape of the lot or the need for excessive grading or tree removal make the requirement ' infeasible. g. Lot standards: Minimum lots sizes and widths for parcels created ' after the effective date of this ordinance are subject to the slope tables established under Ciapter 15.34 of the Subdivision Ordinance. ' h. Structures which were lawfully constructed prior to the adoption of the Hillside Residential Development Standards, but fail to meet ' the present requirements shall not be considered as nonconforming structures and shall be permitted to be repaired or replaced with a similar.design or with minor design modifications if damaged or , destroyed by natural disaster providing a building permit is obtained for such restoration within a period of one year. - 8 - , Cl{AFTER 14.65 111L 10E DEVELOPMENT OVERLAY DISTRICT(FIO) SECTIONS: 14.65.010 Purpose 14.65.020 Establishment ' 14.65.030 Development Standards 14.65.040 Environmental and Design Review Requirement 14.65.010 PURPOSE The purpose of the Hillside Development Overlay District is to provide a combining :::.:::g district which implements the residential site design policies of the City of San Raiael General Plan 2000 and the Hillside Residential Design Guidelines Manual. Specific purposes include the following: rA. To protect public health and safety by minimizing hazards, including seismic and landslide risks,soil erosion, and fire ' danger associated with development on steep and/or unstable slopes. B. To encourage preservation of natural hillside features. C To ensure adequate emergency access by providing on-site parking. ' 14.61 02o ESTABLISHMENT This district is established as a combining district such that the requirements of this district shall apply in lieu of the similar requirements of the district with which this district is combined. ' 14.65.030 DEVELOPMENT STANDARDS The following development standards apply to all properties designated with a ?{inside Development Overlay District: a. Building StoAback: A building stepback is established to limit the height of structures to avoid excessive building bulk. On the downhill slope walls and on walls facing front and side property lines, a 20 foot height limit measured from existing grade shall be ' observed within all :area within 15 feet of the maximum building envelope limit. To allow for design flexibility, an encroachment into the street front, street side,and interior side stepback is permitted along 25% of the building length. b. Setbacks: Structures may encroach into a required yard or setback for a distance of not more than one-half of the required yard or setback with the recommendation of the Design Review Board when the - 9 - r encroachment minimizes the impact of hillside development and grading. If such a reduction is granted,a compensating increase in ' setback is required in the opposing setback,i.e.,a five foot reduction in a front yard setback would increase the rear yard setback by five feet. , c. Natural State Requirement_ A natural state area standard requires that the percentage of each parcel which must remain in its natural ' state shall be a minimum of twenty-five percent plus the percentage figure of average slope, not to exceed a maximum of eighty-five percent. This standard may be waived or reduced upon the ' recommendation of the Design Review Board for lots established under planned or clustered developments. d. Gross Building_Square Foataee: The maximum permitted gross ' building square footage of all structures(including garages, carports, and accessory structures over 120 square feet) is limited to 2,500 , square feet + 10% of the lot area with the maximum gross square footage set at 6500 square feet. e. RidQeline Development: Development of new structures within , 100 vertical feet of a Visually Significant Ridgeline, as shown on Community Design Map A of the General Plan, is prohibited unless this restriction precludes all reasonable economic use of the ' property. An exception may be granted under this circumstance provided the following findings can be made: 1) there are no site development alternatives which avoid ' ridgeline development and the density has been reduced to the minimum allowed by the General Plan land use designation density range;and ' 2) no new subdivision lots are created which will result in ridgeline development; and 3) the proposed development will not have significant adverse ' visual impacts due to modifications for height,bulk, design, size, location, siting, and landscaping which avoid or minimize the visual impacts of the development as viewed from all ' public viewing areas. f. Parking Requirements: On substandard streets, a minimum of two ' additional on-site parking spaces shall be provided (not on the driveway apron) per unit.These spaces should be conveniently placed relative to the dwelling unit which they serve. This ' requirement may be waived when the size or shape of the lot or the need for excessive grading; or tree removal make the requirement infeasible. , 10 t g. Lot standards: Minimum lets siztK and widths for parrul:; -rrat_d after the effective date of this ordinance are subject to the slope tables established under Chapter 15.31 of the Subdivision Ordinance. 14.65.040 DESIGN REVIEW REQUIREMENT A major Environmental and Design Review permit is required for all condominiums, townhouses, apartments, and anyother multi-family residences and for all subdivisions. A minor Environmental and Design Review permit is required for any new residence and accessory structure, including additions over 500 square feet in size or any modification that increases the height of the roof line, located on residential parcels. All ' applications for Environmental and Design Review shall include the submittal requirements lists in the Hillside Residential Design Guidelines Manual, Appendix A, "Environmental and Design Review Application ' Requirements fur Hillside Residential Development Projects: All applications shall be evaluated for conformity with the Hillside Residential Design Guidelines Manual. DIVISION 2 If any section,subsection,sentence,clause or phrase of this ordinance is for any reason held to be invalid, such holding or holdings shall ' not affect the validity of the remaining portions of the ordinance. The Council declares that it would have passed this ordinance and each section, subsection,sentence, clause or phrase thereof,irrespective of the fact that any ' one or more sections,subsections,sentences, clauses or phrases be declared invalid. DIVISION 3. This ordinance shall be published once in full before its final passage,in a newspaper of general circulation,published and circulated in said city,and shall be in full force and effect thirty(30)days after its passage. ' DOROTHY LOOREiNER,Vice Mayor ' Attest: 1 r JF NNE M. LEONCINL City Clerk - 11 - The foregoing Ordinance No. 1610 was read and introduced at a regular meeting of the City Council of the City of San Rafael,held on the 7th ' day of October 1991,and ordered passed to print by the following vote, to wit.- AYES: it:AYES: COUNCILMEMBERS: Boro, Thayer and Vice Mayor Breiner ' NOES: COUNCILMEMBERS: None ' ABSENT: COUNCILMEMBERS: Shippey and Mayor Mulryan and will come up for adoption as an.ordinance of the City of San Rafael at a ' regular meeting of the Council to be,held on the 21st day of October 1991. ' I , JEAg4NE M LEONCINI,City Cleric - 12 - ' SRra. AGENT, ALM gC 1 ORDINANCE NO. lbu9 AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING CHAPTER 15.34 OF THE SUBDIVISION ORDINANCE TO PROVIDE STANDARDS FOR HILLSIDE SUBDIVISIONS THE COUNCIL OF THE CITY OF SAN RAFAEL DO ORDAIN AS FOLLOWS; 1 DIVISION 1. Chapter 15.34 is amended as follows: Chapter 1534 STANDARDS FOR HILLSIDE SUBDIVISIONS 1 1534.010 Objectives. San Rafael General Plan goals and policies seek to protect public health and safety by minimizing hazards,including seismic and ' landslide risks,soil erosion,and fire danger associated with development on steep and/or unstable slopes. Additionally, plan policies encourage preservation of natural hillside features and the development of Hillside Site 1 Design Standards. The standards for the design of subdivisions on slopes over 25% are intended to implement these objectives by requiring that lots in hillside subdivisions realistically relate to the natural topography of the land 1 by limiting grading and retaining much of the natural terrain. The standards also implement plan policies by relating density to site constraints and to City design policies. Additionally,in the case of substandard streets, these ' provisions seek to assure adequate emergency access by providing additional onsite parking. ' 1534.020. Lot Design Standards (a) General• The standards listed below shall be utilized to evaluate the lot configuration of hillside subdivision applications. In addition to the zoning regulations effective in the area,any lot hereafter created shall meet the density criteria and contain at least the minimum lot width and area as 1 related to the applicable City of San Rafael General Plan 2000 land use plan designation and its natural topographical slope as set forth in the following tables. Lower densities and larger lot sizes may be required where potentially ' hazardous conditions or special natural features occur or where development would be highly visible to the neighborhood or community. In no instance can the density exceed that allowed by the zoning districL Table 1 . Hillside Resource Residential Land Use Designation (0.2 -05 units per gross acre) ' Percent of slope D.U.Per Gmss Acre Mia Lot Size Avg.Lot Width 0-10% S 2 acres 150 feet 10-20% .4 2 arca 150 feet 20-30% 33 2 acres. 150 feet 30-40% .25 2 aces 150 feet 1 Over 40% 2 2 acres 150 feet Table 2 : Hillside Residential Land Use Designation (05-2O units per grans am) Percent of slope D.U.Per Giros Ace Mia Lot Slax Avg.Lot Width 0.10% 2.0 20.000 sq.ft. 100 feet 10.20% 1.625 20.000 sq.ft. 100 feet 20.30% 1.25 3044 sq.ft. 100 feet 30-40% .875 1 ace 150 feet Over 40% S 2 acres 150 feet i COPY Table 3 Low Dewiity Land Use Designation (2 to 6-5 units per gross aae) ' Percent of slope D.U.Per Cmss Acre Min.Lot Size Avg.Lat Width 0-10% 6.5 5,000 sq.ft. 50 feet 10-20% 5.375 6.000 sq.(t. 50 feet 20.30% 4.75 700 sq.ft. 60 feet , 30-40% 3.125 10,000 sq.ft. 75 feet Over 40% 2.0 20.000 sq.ft. 100 feet (b) For the purpose of this Ordinance,average slope shall be calculated before grading using the following; formula: , =.O=IL A where .00229 is the conversion factor for square feet;S is the average percent , of slope; "I" is the contour interval in feet, "L"is the summation of length of the contour lines in scale feet;and .A is the area of the parcel in acres. For parcels over five acres in size, the applicant has the option of calculating , the amount and location of land falling into each slope category. The applicant shall submit at the time of application a base topographical map of , the site prepared and signed by a registered civil engineer or licensed land surveyor. The map shall have a scale of not less than one(1) inch equal to two hundred (200) feet and a contour interval of not more than five (5) feet , provided that the contour interval may be ten (10) feet when the slope is more than twenty (20) percent. A uniform contour interval shall be used on any map. This base topographical map shall include all adjoining properties , within 150 feet of the site boundaries. Slope bands in the range of 0 to 10 percent, 10 to 20 percent,20 to 30 percent,30 to 40 percent,and 40 percent or greater shall include,or be accompanied by,a tabulation of the land area in , each slope category specified in acres. The exact method for computing the percent slope and area by percent slope category should be sufficiently described and presented so that a re^riew can readily be made. ' (c) For clustered developments or where it can be demonstrated that adequate access exists,a lot with lesser width and area than required by the percent of slope may be allowed where it furthers the goals of the Hillside ' Residential Design Guidelines and reduces project impacts providing that the overall project density is consistent with the Slope Tables. No lot shall be less than the minimum required by the Zoning Ordinance. (d) Any lot in a large or small subdivision created for the purpose of development where the percent of slope is over 25% shall also require a Major Environmental and Design Review permit and shall be reviewed by ' the Design Review Board and the Planning Commission to assure that such lots and the subdivision design comply with the following General Plan criteria as implemented through the Hillside Residential Design Guidelines Manual: 1) Subdivision grading and filling to be minimized. 2) Avoids highl:V.visible hillsides and ridgeline development. t 3) Preserves hillsides as visual backdrop. 4) Steep slopes to be avoided. .. 2 _ ' - 5) Clus:c:ino vi :e:�!_, ..-d ..; impacts. 6) Tree preservation is maximized. ' 7) Minimizes removal of natural vegetation. 8) More hazardous/unstable portions of site are avoided. 9) Mitigates geotechnical site constraints or conditions when needed. 10) Buildings achieve hillside design quality. 11) Preserves or protects unique or special natural features of the site, such as rock outcroppings, mature vegetation,landforms,creeks, drainage courses, hilltops or ridgelines. (e) he following reports and maps shall be prepared prior to tentative or parcel map approval in order to insure that the subdivision design is ' consistent with the Ckneral Plan: 1) Geotechnical Revirw consistent with the Geotechnical Review Matrix shall be conducted. ' .2) A drainage report prepared by a California registered civil engineer experienced in hydrology and hydrologic investigation shall be prepared in accordance with the requirements outlined in ' the Hillside Residential Design Guidelines. 3) A Biological Survey shall be prepared which classified portions of the site by their degree of risk of plant communities from ' Wildland Fires and establishes guidelines for development in riparian and watershed areas. 4) An Arborist/Forester's Report consistent with the requirements ' outlined in the FUside Residential Design Guidelines shall be prepared which establishes guidelines for the preservation of significant trees. 5) A grading and erosion control plan consistent with the requirements outlined in the Hillside Residential Design Guidelines shall be prepared. ' 6) A building envelope shall be established for each lot consistent with the Hillside Residential Design Guidelines. 1434.030 Street,Driveway,and Parking Standards ' (a) Narrower street widths(acceptable to the Ci Engineer&other reP CityCity ' Departments) can be approved when it will reduce grading impacts and the number of lots, topography, and the level of future traffic development justifies the reduction. 25 feet is the minimum width requirement for a ' public street (b) Each lot shall have a driveway, the grade of which shall not exceed eighteen percent, with adequate provision for ingress and egress. With a positive recommendation from the Design Review Board and City departments,an exception may be granted to allow grooved driveways with a grade of I8-25% when it will result in a project which has fewer impacts on grading,trees,and views. ' W Each lot created on substandard city streets and all private streets shall provide a minimum of 2 off street guest paridng places,not on the driveway ' - 3 - apron, except for condominium projects which shall meet condominium , parking standards. These spaces should be conveniently placed relative to the dwelling unit which they serve. This requirement may be waived when the size or shape of the lot or the need for excessive grading make the ' requirement infeasible. (d) No private street leading to driveways shall exceed an eighteen percent ' grade. DIVISION Z. If any section,subsection,sentence,clause,or phrase of this ordinance is for any reason held to be invalid,such holding or holdings shall , not affect the validity of the remaining portions of the ordinance. The Council declares that it would have passed this ordinance and each section, subsection,sentence,clause or phrase thereof,irrespective of the fact that any. ' one or more sections,subsections,sentences,clauses or phrases be declared invalid. DIVISION 3. This ordinance is for the preservation of the public health, , safety,and welfare in that the San Rafael General Plan goals and policies seek to protect public health and safety by minimizing hazards,including seismic and landscape risks,soil erosion and fire danger associated with development , on very steep and/or unstable slopes. Additional plan policy encourages preservation of natural hillside features. The ordinance provisions are intended to implement these objectives. Additionally, in the case of , substandard streets, these provisions seek to assure adequate emergency access by providing additional onsite parking. DIVISION 4. This ordinance shall tie published once in full before its final ' passage in a newspaper of general circulation,published and circulated in said city and shall be in full force and effect thirty(30)days after its passage. DOROTHY BREINER,Vice Mayor ' Attest: JEADWE M. L.EONCINt City Clerkw The foregoing Ordinance No. 1602 was read and introduced at a regular meeting of the City Council of the City of San Rafael,held on the 7th ' day of October 1991,and ordered passed to print by the following vote, to wit: ' AYES: COUNCILMEMBERS: Boro, Thayer and Vice Mayor Greiner NOES: ` COUNCILMEMBERS: ?tone ' ABSENT: COUNCILMEMBERS: Shippey and Mayor Mulryan . 4 _ ' and will come up P Y for adoption as an ordinance of the Cit of San Rafael at a regular meeting of the Council to be held on the 21st day of c�e'''r�bPr .1991. ji�NNE M LEONC I,City Clerk . g . Hai 1 � i `J1 ;> rtq(IIU� i1�7(" ��MI�j,If s{ I� t 6'Il�� r1,i([[ ��I• �I , ;"(�V'i�'T J9-/.',I{�J,� v`�j� p'"•y' ,','� ti i'_ r ` wl.. I. %.„� Cf•"rl i7`�',•``%r•�'•`�� ''''�h''' �1 ,Vll��,y �,Tjr ri l JL: ,i.� ;/4;;N. y-OU-44,�Dr� .4,,I 4i .� .,'i �•��•�=.:jL'r��`�`7 n'1��Jr tlf�vA''I, }6l i (, �!%�. ( TL'i;•;(b�'�,`•�,.•- `�•`'•r r',' A �"V'^,�"`/n - !♦H1 '�I 1, �„'l.w+, 1,�. �},•Ir` c I ��, a 'q•f..'.n`;. ^ 'w -1 A ( '� r t �I , � n%' �'�/µ•- r ,N 1� t�rt `'•'r�� ''.;�,,�!r..f=f",�-,,,)c. °j•,,•,'��i'-�'L'p� '`,,,-.uIQ't�7`�i i ; �.' --� �� r,+• r JI�II: .�� r �h I.s` ., :.�y�"`.t,P''�'�'�;',jii�fDT �:, :_+e�+••'r uI rl I .1 III, A '-•�—._.., a�'a ' f. _.�-,•� _ �l��l� ;,`f: �...•�S''�'r,.-:��,� ,,. �•��r� '`� .._,.�!� (� AAWT� 'r ;Mta,.lo �� j^-�_F. ,•�flJl > 1 j:j II ,r;�r j � oor� � t ' ; r: fL'`�% 4,»r�N;WI j !� 1 ••�, �`• � 1 � IY ' � ;.. w;,c; .,� ;�� I u Ir• '^ ".i �I�- I�11 r 'i�u�� :�:�'-;i' -`� f: ��l ,1 /��' �i ;.�:•�,.-, � c-s?>::�'.1 r`,''.�, .,._As�. .'•• �_y/�.�.�i�, `. y I• V I i �'I f j' t�t/�.'�.�^ �, l� r'U::`'�(•,,: _`!Lri•7 •\� ttiTl n 'L/I '�`,Li. ..;. •``I�. Y I ,�_l!,;,a� � .{F;,�Ls ,�J'•."� Qq(��/,. li..yy rb r:t ,�I !'I,:' I�x'•� (Y"�• `.�S�C�' N S. �C�; - y�^2j. i•y�"!f:'j T � oz b�f\F ,Z a , roc—s d fa 'r ii rT: fip `NZ \1t�•�• .a• 1 Hillside Residential Design s � sign Guldellne.. Manual City of San Rafael Draft Prepared by: Gerald Gast and Daniel Hillmer Urban Design and Architecture i CITY MAYOR LAWRENCE E MULRYAN O COUNCIL MEMBERS 4 ALBERT J.BORO DOROTHY L.BRE NM SAN RAFAEL JOAN .A.SI�PPEY OAN C THAYER 1400 FIFTH AVENUF,P.O.BOX 151560,SAN RAFAEL,CA 94915-1560 PHONE(415)485-3100/FAX(415)459-2242 IMPORTANT NOTICE REGARDING RESIDENTIAL CONSTRUCTION IN HILLSIDE AREAS On October 7, 1991, the City of San Rafael adopted Hillside Residential Guidelines to recognize constraints applicable to hillside development and insure excellence in project design. The Guidelines apply to all residential parcels in the City with slopes over 25 percent and all properties in the Hillside Resource Residential and Hillside Residential General Plan land use designations. The guidelines apply to 1) new single family residences, including additions over 500 square feet in area or modifications that increase the height of the roofline; 2) multi-family residential developments; 3) subdivisions; and 4) planned developments. AN EN VIRUNMEN'TAL AND DESIGN REVIEW APPLICATION IS REQUIRED FOR THESE PROJECTS. New regulations have been adopted relating to building height measurement, allowable gross square footage, coverage, and other development standards. Please contact the Planning Department for further information. Desiggn Standards and Guidelines for Hillside Residential Development City of San Rafael Table of Contents Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 I. The Environmental and Design Review Process for Hillside Residential Development Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 II. San Rafael's Design Objectives for Hillside Residential Development . . . . . . . 11 d III. Recommendations for Hillside Residential Development Standards . . . . . . . . 11 A. More Restrictive Standards (option "C") . . . . . . . . . . . . . . . . . . . . . . . . . . 11 �i B. Definitions and other Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 IV. Guidelines for Hillside Residential Design Review . . . . . . . . . . . . . . . . . . . . . 21 A. Design Guidelines Applicable to All Hillside Residential Development Projects. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Al. Site Design Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 i A2. Preservation of Significant Trees . . . . . . . . . . . . . . . . . . . . . . . . . . 29 A3. Hillside Grading and Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 A4. Lot Configuration and Building Setbacks . . . . . . . . . . . . . . . . . . . . 41 A.S. Street Layout, Driveway and Parking Design . . . . . . . . . . . . . . . . . 45 A6. Reduction of Building Bulk on Hillsides . . . . . . . . . . . . . . . . . . . . 49 A7. Hillside Architectural Character 53 AS. Planting Design For Hillside Residential Development 61 A9. Site Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 B. Additional Guidelines for Development Types . . . . . . . . . . . . . . . . . . . . . 69 B1. Subdivisions and Planned Development Projects . . . . . . . . . . . . . . 71 B2. Single Family Residences on Individual Lots . . . . . . . . . . . . . . . . . 79 B3. Multi-Family Residential Development . . . . . . . . . . : . . . . . . . . . . 83 C. Additional Guidelines for Special Areas . . . . . . . . . . . . . . . . . . . . . . . . . . 91 Cl. Highly Visible Ridgeline Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . 93 C2. Hillside Drainage Swales and Drainage Ravines . . . . . . . . . . . . . . 97 C3. Hillslope Habitat Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101 Appendix A - Environmental Design Review Application Requirements for Hillside Residential Development Projects. Appendix B - Plant Selection Guide. Appendix C - Planning Department Procedures for Geotechnical/Hazardous Soils Review. Appendix D - Drainage Report Requirements. Appendix E - Biological Survey Requirement. Appendix F - Arborist/Forester's Report Requirements. Appendix G - Survey of Representative Sites. San Rafael Citizens Advisory Committee: Linda Bellatore Kathy Devlin Sandy Imlay Mary EIlen Irwin Bill Kelly Gene Miller Jeff Molinex Lee Oberkamper. Richard Olmsted Frank Sangamino Dorothy Scufca Marianne Shaw Joan Thayer Harry Winters Pete Wray* City Staff: Bob Pendoley, Planning Director Sheila Delimont, Principal Planner Prepared by: Gast and Hillmer, Urban Design and Architecture Dan Hillmer, Principal June 1991 *Special thanks to Pete Wray for his work in organizing Appendix B, "Plant Selection Guide." ' Introduction A. The Purpose of Environmental and Design Review The Environmental and Design Review Process is one of several procedures used by the City to protect the public welfare and natural setting. The process is a comprehensive evaluation of those characteristics of a hillside residential development which have an impact on neighboring properties and the community as a whole. The Environmental and Design review process makes a careful examination of a project's quality of site planning, architecture, landscape design and important details such as retaining walls, fences and site lighting. The purpose is to insure that every new hillside residential development will carefully consider the community context in which it takes place and make a compatible relationship to neighboring properties and City community design goals. The San Rafael General Plan 2000 describes citywide objectives and policies relating to design. Persons who use the Hillside Residential Design Guidelines Manual are encouraged to read the General Plan 2000. B. Application This booklet outlines recommendations for Development Standards and describes Design Guidelines to be used for hillside residential projects subject to the Environmental and Design Review process. NC. Use of the Design Guidelines Section IV, the Design Guidelines, is listed in a "tiered" organization and should be used in the following manner for projects subject to Environmental and Design Review: 1. First, consult Section IV.A, "General Design GuideIines," for all hillside residential development projects, regardless of use or location in the city. 2. Second, follow the Guidelines in Section IV.B, "Additional Guidelines for Development Types," that most closely correspond to the use of the project. 3. Third, follow the Guidelines in Section IV.C, "Additional Design Guidelines for Special Areas," that most closely correspond to the environmental character of the site, if it is a highly visible ridgeline, a watershed or drainage ravine or hillslope habitat area. Should a question regarding the use classification occur, consult with the City Planning Staff. r 1 REGI N PROJECT APPROVAL r^� STAFF CONFERENCE APPLIGgKT DISCUSSES PROJECT' WITH DEFT.OF PLANNING DES i 6N REY1EbV NOT RFAUIFZD '—/ DESIGN REVIEW ..rte R=)REP r / MPLIGNT APPLICANT PRELIMINARY FRI onsp-s SU9MIT5 FOR •� < DESIGN REYIEW BUILDING REVIEW <-'4----_ -%"-;5UBMI7TAL (OPTIONI►L STE.') f ""Fz4UIREMENTs r PERMITS. � �, y OR- � RBQUESTS - \ W^WER 7 � r DEN I ED PE516ti REVIEW , R1:SUt.. IT 130AW OR EVALUAi70N /y!p APPEAL. RECOMMENIMTION 7o CITy r REVIEW BY Af'PRDYED 2 [ITy $UILDING pER!✓I!T \�--! DEPNLTMEN'T" PROCES;i MOVES vv FORW�+f�O. PLAN N 1 N 6 . r 1 1 1 A 1 1 i 1 A 1 1 1 1 i 1 1 1 z I I. The Environmental and Design Review Process This booklet presents Design Standards and guidelines for Hillside Residential Development in the City of San Rafael. It is intended to be used in three ways: 1. As recommendations for the creation oi' a Hillside Residential Overlay Zoning District which would become the underlying zoning regulations for the Hillside Residential and , Hillside Resource Residential General Plan Land Use Designations, 2. As guidelines for Environmental and Design Review in Areas covered by the Hillside Residential and Hillside Resource Residential General Plan Land Use Designations, on other parcels with hillside character that are zoned for residential development, and I As guidelines for other typcs of project revicws for hillside residential development that is not subject to the Environmental and Design Review Process. Some of these standards are contained in other City Ordinances. Where that is not the case, the standards must be authorized through appropriate measures before they can be used in project reviews. Environmental and Design Review Section IV of this manual provides guidelines for Environmental and Design Review in areas ' covered by the Hillside Residential (HR) and Hillside Resource Residential (HRR) Land Use Designations in the recently adopted San Rafael General Plan 2000 and on other parcels with hillside character that are zoned for residential development. Environmental and Design Review in San Rafael is administered by the Planning Department of the City of San Rafael as part of the Development Review Process. Projects are evaluated by the San Rafael Design Review Board, a panel of citizens appointed by the City Council. Actions of the Design Review Board are advisory to the various City authorities (Director of the Planning Department, Planning Commission and City Council) who issue decisions on development proposals. Development subject to Environmental and Design Review Environmental and Design Review is a required step in the development process for the following types of hillside residential development projects located within the limits of the City of San Rafael and areas within its sphere of influence: • .All Hillside Residential Subdivisions and Planned Residential Developments on hillsides covered by the Hillside Residential (HR) and Hillside Resource Residential .a (HRR) Land Use Designations and on other propoerties with slopes of 25% or greater. • All Single Family Residential Development, including additions over 500 square feet in size, and elevated decks, or additions that increase the height of the roofline on individual lots in the areas covered by the HR and HRR Land Use designations and on other parcels with slopes of 25% or greater. • All Multi-family and Duplex Residential Development in the areas covered by the HR and HRR Land Use designations or located on slopes over 25%. The Purpose of Environmental and Design Review Environmental and Design Review is one of several development review procedures used by the City of San Rafael to protect the public welfare and environment. The process is a �. comprehensive evaluation of those characteristics of a development which have a physical and visual impact on the natural setting, neighboring properties and the community as a whole. Environmental and Design Review makes a careful examination of a project's quality of site and environmental planning, architecture, Iandscape design and important details such as signage and site lighting. The purpose is to insure that every new development will carefully consider the community context in which it takes place and make a conscientious effort to develop a compatible relationship to the natural setting, neighboring properties and city design goals. 1 San Rafael residents have strong feelings about the quality of the City's natural setting and the hillside character of residential neighborhoods. The Environmental and Design Review process is intended to protect and retain San Rafael's hillside character. How the Environmental and Design Review Process Works in the Evaluation of Hillside Residential Development Projects. The San Rafael Design Review Board evaluates Hillside Residential development proposals using the Design Guidelines described in this manual as criteria. The Board may recommend to: • Approve or disapprove proposals. • Approve proposals subject to conditions. • Request the applicant to re-submit the proposal with specific changes. • Forward the project with no recommendation. Recommendations of the Design Review Board are advisory to the various authorities that will issue final decisions on development approval. Appeals of those decisions are handled through normal city planning appeals procedures. Design Review Board Members will be instructed by Planning Department Staff on the 4 apphCarion of the Guideiines, the limits of the Board's review, and the necessity for , substantiating the Board's recommendation by identifying those applicabie Guidelines that are satisfied or not satisfied by the proposed development. Prior to the Design Review Board meeting, city staff will refer applications to the appropriate neighborhood associations for written. comments. Steps in the Environmental and Design Review Process 1. Staff Conference Before planning and design begins, the developer is strongly urged to meet with the City r Planning Staff relative to Environmental and Design Review of Hillside Residential Development. The nature of the project and site should be described. The planning staff member will clarify review procedures and submittal requirements. Critical design issues and Design Guidelines important to the project :may be discussed. 2. Preliminary Review (optional) i This step is optional but highly recommend'.ed for large or complex projects or projects requiring extensive grading or alteration of natural features. Preliminary Review allows the developer to meet with the Design Review Board to discuss basic intentions and plans before investing time in detailed design. At this stage, site analysis and design, location of buildings, grading, basic form of buildings and landscape concepts are important. Building elevations and other information may be discussed but should be kept in preliminary form. Preliminary Review is an informal process enabling the applicant to receive input from the Design Review Board and get its opinion on the basic concept of the development proposal. The Board will not take official action until Final Application and Review. 3. Waiver Considerations Applications which are of a limited scope, e.g., small additions (under 500 square feet) to existing structures, construction of accessory structures, and limited grading or site modification, may require only staff level review and approval. Projects of greater scope or on critical sites are subject to review and approval by the Design Review Board. This two- tiered process allows minor projects to be processed without needless delay and major projects, or those on critical sites, to be reviewed in a more formal manner. Occasionally, on minor projects, the Design Review Board may recommend a waiver of the final application and review requirements. Projects which may be considered for this waiver include: 5 a. Projects which are minor in nature and preliminary review satisfies the Design Review Board's concern. b. Projects which, if subjected to final application requirements, would not materially contribute to the attainment of the City's Design objectives. I 4. Full Submittal, Application and Review rThe one required step in the process of Environmental and Design Review for Hillside Residential Development, unless a waiver has been granted, is Full Submittal of an Application and appearance before the Design Review Board. Full Submittal Requirements for Application and Review are given in Appendix A of this booklet. Applications are filed with the Planning Department. Within 7 days of receipt of a complete application, copies of the application are assigned to a staff planner who reviews them for compliance with submittal requirements. Once the application is complete, the staff planner then schedules the item for review at the next available Design Review Board Meeting and informs the applicant of the time, date and place for the review. Evaluation of the project by the Design Review Board should focus on the topics contained in this manual. The Design Review Board makes a recommendation to the Applicable City approval authority, citing specific guidelines to which the project conforms or does not conform. The applicable approval authority also evaluates the project for conformance to this manual, considers the Design Review Board's recommendation, and renders a decision. The decision may be appealed in accordance with the City's appeal procedures. r 6 II. San Rafael's Design Objectives For Hillside Residential Development i0 11 'sols':` r i4 �,-.• / �`:� ._v'-,� gAe— �' t 13 ti WItESENTATIVE S TES "Scc APi'..rlDiy.G� 3, CIT/ of SAN MFAEL The City of San Rafael has adopted specific: policies to assist in the preservation and protection of the wooded and grassy hillsides, canyons and ridgelines that provide a natural scenic backdrop for the city's commercial dist-: i B. Hillside Residential: 0.5 to 2 units per gross acre. Characterized by moderate to steep slopes; often unstable geology; may have local visual significance. Typical of developed hillside residential areas in the Planning area. Mazzmum Densities are not guaranteed by the ranges described in the definitions of the HR, HRR or other Land Use designations. Densities of residential development on any site shall be determined by the quality of their response to these Guidelines and the following factors: • Site resources and constraints. • Potentially hazardous conditions. • Traffic and access. • Adequacy of infrastructure. •. City Design Policies and compatibility with existing development patterns. • Compatibility with desirable qualities of building bulk and densities of adjacent developed areas. The City has adopted policies to implement the Environmental and Design Review Process to insure that new development is sensitive to the existing natural setting in its intensity and type of new residential development. Policies include: • Protection of views of the Bay, Bay wetlands and hills from public streets and open spaces. • Protection of existing mature tree groupings, especially oak, redwood and eucalyptus trees groves and individual specimen oak and redwood trees. • The use of desirable design techniques on hillside sites that minimize grading impacts, protection of sensitive areas such as steeply sloping/hazardous sites, natural drainage features and highly visible slopes. • Requiring adequate landscape buffering between new development and sensitive habitat areas, as well as existing neighborhoods. • Recognition of community concerns related to visually significant hillsides, ridges and landforms shown in General Plan Community Design Maps A and B. Specific Neighborhood Design Objectives The City has adopted Neighborhood Plans and policies that protect the character and development pattern of established residential neighborhoods. Neighborhood Plans adopted for the Fairhills (1980), Sun Valley (1980), Gerstle Park (1979), and Peacock Gap (1983) neighborhoods set forth policies that • Initiate the long range planning for the neighborhood. • Set development standards by which applications for development will be measured. • Propose means of improving neighborhood design quality. • Address existing problems. ' 8 It is the City's responsibility tyto implement: the neighborhood plans and when adopted neighborhood development standards are different than the Citywide standards, the City , shall enforce the more restrictive standards. Specific Policies adopted by the City that relate to Hillside Residential Development for , specific neighborhoods include: • Gerstle Park Neighborhood - Preserve hillsides and ridges fringing the neighborhood. • Fairhills and Sun Valley Neighborhoods - (Neighborhoods 13 and 14) 1. Protect Open Space Hillsides which serve as backdrops for the neighborhood. 2. Protect and preserve existing neighborhood residences including historic and architecturally significant residences. 3. Encourage only new development which would enhance the neighborhood, protect natural site amenities, avoid development in hazardous areas or areas where extensive grading would result, preserve views of open space from existing homes and minimize traffic impacts. • For the Lincoln Neighborhood - Hillside areas shall remain Low Density consistent ' with existing density and environmental constraints. • For the Northgate Area - Hillside parcels at the end of Los Gamos Road and Orchid Drive are steep, highly visible properties with Iimited access. Development shall be clustered to avoid the visible hillside areas. Access to the northern parcel is vey poor and should be considered through the southern parcel. If possible, development should be clustered toward Orchid drive. • For the Scettrini Property - The site is steep and highly visible from the community. , The hfllside areas should be preserved and development should be clustered toward the lower portion of the site. t t t ,o III. Recommendations for Hillside Residential Development Standards PROtrite% \ ~,III � �. ISI I I I�1 1 J 8:1x,e��Wa �� 6f1�1� illi III Ph All IT `/14'��y' �M.t!� I /•' IVIII �IG��;/`' /L��t1,!^y�� I,��'.�;�':.YS' �" V1,1 ,� ��h'I��'.ii �~r yCd,� �1 'I(.' V� ,i Y r�.:�:J�,. t• d.i:i ii>. wi:.H.)v w•, �16C•';{.. ll':: I....•+.'1�w �. I �i � .d .Yi;�!,',In•i.:L .l'r A. More Restrictive Standards , The following table describes proposals for Development Standards in the City of San , Rafael's Hillside Resource Residential (HRR) and Hillside Residential (HR) Gcner al Plan Land Use Categories, and on properties with slopes of 251-7c or grcater. In the table, bold italics type indicates a proposed change from existing standards. No changes are proposed for the following standards: • Ranges of permitted dwelling units per acre. • Number of permitted dwelling units per lot area. • MaYimum Building Coverage. • Maximum Building Height. • Building setbacks, exceot when encroac:hments are allowed through Design Review. 1: ' The following definitions and regulations are proposed: • The method of calculating "Building Height" is changed. • Limitations on the maximum building envelope are proposed along front and side lot lines to avoid excessive building bulk. — A "Building Stepback" provision is proposed. • Implementation of General Plan goals and policies concerning hillside residential development by creating a Hillside Residential Overlay Zoning District that may overlay or be combined with any principal zoning district. Regulations established by the Hillside Residential Overlay District would be in addition to the regulations of the underlying zoning district with which they overlay or are combined. In the event of a conflict with the regulations of the underlying principal zoning district, the provisions of the Hillside Residential Overlay District would apply. • A Maximum Floor Area Provision is introduced as a part of the Hillside Residential Overlay District, with permitted floor area based on Iot area. — In all areas with the HR or HRR General Plan Land Use Designations and on lots combined with the Hillside Residential Overlay District, the permitted floor area of a structure (including garages and accessory structures over 120 square feet) would be limited to 2,500 square feet + 10% of lot area. — On all lots with slopes over 25%. ' • A natural state requirement is introduced as part of the Hillside Residential Overlay District; the definition of "natural state" follows: Natural state. all land and water that remains undeveloped and undisturbed. This means that grading, excavating, filling and/or the construction of roadways, driveways, parking: ' areas and structures are prohibited. Incidental minor grading for hiking trails, bicycle paths, equestrian trails, picnic areas and planting and landscaping which is in addition to and enhances the natural environment are permitted. The following changes are proposed to existing development standards: 1 • All Residential Development Projects in the Hillside Residential Overlay District or located on slopes over 25%, will be subject to Environmental and Design Review, including single family residences on individual lots. The Design Guidelines in this Manual will form the Evaluative Criteria for Design Review of all Hillside Residential Development Projects. • Coupled with the slope table that establishes minimum lot size relative to the degree of slope, The Maximum Floor Area provision will keep building sizes and building 12 coverages in an acceptable range. • Buildings and structures may encroach into a required yard or setback for a distance of not more than one-half of the required yard or setback with the recommendation of the Design Review Board when the: encroachment minimizes the impact of hillside development and grading. • Preservation of Natural Areas. The percentage of each parcel which must remain in its natural state shall be a minimum of twenty-five percent plus the percentage ,figure of average slope as calculated in Title 14 (Zoning Ordinance), not to exceed a maximum of .eighty-five percent. — Example: A parcel with an average slope of twenty percent would require in natural state twenty-five percent plus the slope percentage figure (twenty percent) for a total natural state requirement of forty-five percent In addition, no development shall exceed the maximum building coverage allowed in the applicable residential zoning district except in clustering where the total area of the project shall be used in calculating coverage. — For Planned Development: The natural state requirement (%) is established at the Master Plan level for the total development property. Building envelopes would be used to establish the appropriate natural state for each lot. 1�5 Z — Q A � S S LL o o to o ' C O J J+ CL mm E o 0 -0E _ � a = 65 CS g E o � m rWd W N � t U. U. cDii E b Eeq `o m ., oD to C.) min U') 3 to m5:2 ae � L oc c Ain Q 7 ae mti o r U. E — o _ C m X cn C t x E LD en p � rU. U- U- U. p z t` tn U gn N Z r � p � aZE �- 7 C .•. _ ll N C m lL {L N C LL ll U. U. N W maw d Qa p0 Z W Q E N H p m ° Z J U. N �J L c - ae ae Bepae m >W in m W � 1 C W E - d M o. m p D . S ° u. c u. ° ii c U. ti LL. s m L. .2 m ? to J NLU T N � gu. ' O a CL a Q�5 O tL LL _ LL: 4. !L ly C ' m � co oN m y ° � m N m s m E �I s ° y s9 �ns3 � 8 � y flay = E ul to tn co co o. s La a rm � � my ' Dw � aj� � � _ �W — Q Q �� m c 3VF = s cc C4 CD o CL Q emo. 2 E a� ffi � cE OGly S eNm Vm7 E mZ ao �m° oagom LL c CE D � 2 p c 32 � ~ m B. Definitions and Other Regulations 1. Definition of Building Height , The height of all structures, fences and walls sha11 be measured vertically from the existing grade to the uppermost point of the roof edge or peak, wall, parapet, mansard or other , feature perpendicular to that grade. r E a. Height Measurement , EccgvArED GAADL i IAj5nNCr GiLA.DE b. Height Measurement — Section 2. Definition of Floor Area The sum of all enclosed or covered areas of each floor of all structures on the site, measured to the exterior faces of the enclosing walls, columns or posts, but excluding the following: a. Areasermanentl o to the P Y en P sky. b. Exterior areas under roof eaves, trellises or cantilevered overhangs. c. Attic spaces and underfloor spaces that are not capable of being finished into usable space. d. Garage or storage spaces that are not capable of being finished into usable space and rwhose floors are at least six feet below existing grade. All points of the finished floor elevation must be below existing grade. e. Completely detached accessory structures 120 square feet or less in floor area. The following areas shall be included: ' a. Basement areas, unfinished attic or loft spaces and other areas capable of being finished into usable space as determined by the Uniform Building Code. b. Garages and carport areas measured to the exterior face of surrounding walls, columns, or posts; c. Other roofs or covered areas supported b walls columns or posts and capable of _ PP Y � P P being enclosed; measured to the exterior face of surrounding walls, columns or posts; �. d. Roof Penthouses; and e. Accessory Structures greater than 120 square feet in floor area. 16 3. Building Stepback Limitations on the maximum three dimensional building envelope (see Figures 1 and 2) are required to avoid excessive building bulk viewed from downhill lots and front and street side elevations. , a. A building stepback shall be required or.: the downhill elevation and all walls facing the front, street side and interior side property lines. , b. Downslope Wall Height: Maximum allowed height of the downslope wall shall be 20 feet as measured from the Iowest finish grade adjacent to.the wall or directly beneath its outermost projection. c. Front and Side Stepback: On walls facing front property lines, the Stepback Zone includes all areas within 15 feet of the Maximum Building Envelope limit facing the front property line. Along side property Iines, the Stepback Zone includes all areas within 15 feet of the building envelope limit. d. Within the Stepback Zone a 20-foot height limit shall be observed, measured from existing grade. e. Encroachments: To allow for Design flexibility, the following encroachments are permitted in the Stepback Zone: 1. Street Front and Street Side: Along front and street side property lines, an encroachment into the Stepback Zone is permitted along 25% of the building length. 2. Interior Side: Along interior side property lines, an encroachment into the Stepback Zone is permitted along 25% of the building length. , In each of the above cases, a partial height building element is permitted as an architectural encroachment into the Stepback Zone. See Figures 1, 2 and 3, following. ' 17 , 20, J I \ I 2o ' natural grade Downhill Section possible vertical ,,side step stepback Street Elevation Figure 1. Building Envelopes —Downhill Condition 18 1 r I X � ZQ ' Uphill Section r . r possible- vertical ossiblevertical 5 _ �. �_ _ s tepback 20 Street El�rvation ' Figure 2. Building Envelopes — Uphill Condition r 19 . � r 1 O Downhill Placement 1 Uphill Placement ' Figure 3. Illustrative Examples 20 IV.A. Desi-cm Guidelines :applicable To _`.11 Hillside Residential Development Project- 1 �^.r'v"•!!!4, pj?•m.:a�,rri_n�'{f:.... .._ �rr:'1i �'.'�-'-.1 C J.�„��;��...�� ,� r .nr, j%1�.d.�+",�^,.�ijj.l,ti7Y f,'+.I"G `. ��`SN'�r�.. _�i_�y-a..-��+...w• y ."`..:1 1,,,ti �!?P»».�;r�,� r;"p-a}�•-`sir- .r- .�' .�i _' �'.�__ C.^ d47[��.-f� 1 MGA• 7L,,.�3"i++ s-•`_��.-._..+..-- �= .�^.-:.i�••.' ""�V -4illtlliaar�iA f'r"""�'•I'G�� .r] .•'�':z::.."71:..` _ S -raw �F.�+.-�'y:i"._.... ��-',•' ru"-___„y�^��-�e•'rY ��'Tr'•�'e°''� 14��16«u:f�`_`.yaf'',.�.t• -w,,,__ ''�-'th.�.�Yt. �� _-c-.J rf� nL ' fi•^i;ry�ss+�"�„� r..1i�,'"'•.�• i _—�-��"...,�;�i,,�ae. r.�►�,t�:,,.��-;.+'n}I;�I'•�'F'`.... ^�i� _�..M�-�''�*%_ .�-mac--- a+1,7; •-�--- - asac::?�I ��1 I -^-..�'':."'v",,.�,� - M��:��i.-lam.,, �"'r"'- F ^"fir/,�'!/.�l'� •'3. 1�.-- �.--^T.- � � �y1 .,rtll�tl �— ' „Iii /��• a, �'� tV�' tir r• ~�vc• .. _ i iii � •� � ;i.; ,r rn fin"*—.r `x+-.-ry,t��lfi�w"r`•. ��.�... '"`r^:�"�tOQ� �w-�TItQ�.h:ti2':'::.iJm'"7G��C This section of the Design Guidelines apoiies to ail Hillside Residendal developments subject to EnIvzronmentaIvand Design Review. The design elements of each project, site design, architecture. pianting and site liahtin2. should all be compiimentary and will be reviewed by the City on a comprehensive basis. /V IV.AL Site Design Process f The quality of site design will be given first priority in the review of development proposals. A project should display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods. 1. Site Analysis • Every development proposal for hillside residential projects should include a thorough analysis of existing conditions on and adjacent to the site. An analysis shall include a careful examination of a site's physical properties, natural features, special problems, visual character and an examination of the neighboring environment. The Analysis wM assist the Design Review Board in evaluating a developments relationship to existing conditions, neighboring properties and the community. Site Analysis Site Preservation Design of objectives Natural Features SITE DESIGN CONCEPT ' Circulation Drainage' and Parking • Appendix A of this manual lists specific Environmental and Design Review Application Requirements. 25 2. General Site Design Criteria A new hillside residential development should: • Contribute to the hillside character of San Rafael's residential neighborhoods. , • Reflect the City's design goals and policies as expressed in the General Plan. • Preserve or protect unique or special natural features of the site, such as landforms, rock outcroppings, mature trees and vegetation, drainage courses, hilltops and ridgelines. • Avoid the highly visible open hillside areas. • Be compatible with the natural features, building location and existing open spaces of neighboring properties. L • Respect the existing views, privacy, access to light and safety of neighboring properties • Avoid the unstable or hazardous portions of the site. • Minimize the removal of natural vegetation. 3. Preservation of Eadsting Natural Features Significant existing natural features 'should be integrated into new hillside residential development proposals to retain the desirable qualities of San Rafael's hillside setting. ' Existing topography, land forms, drainage courses, rock outcroppings, significant vegetation and important views should be recorded in the site analysis and incorporated into the design of Hillside Residential Development. a. Mature Trees • Mature Trees should be retained and integrated into new hillside residential development. This will require careful judgement to determine the value, size and species of the trees relative to the other natural features of the site and the development project program. This guideline is not meant to stop removal of undesirable trees. , • Existing trees over 12 inches (measured at 4 foot 6 inches above the root crown) in trunk diameter (for oaks, 6 inches) are considered significant resources to be preserved. See Guideline A3. "Preservation of Significant Trees" for definitions and descriptions. 26 b. Significant or unique vegetation grouping which contributes to the character of the site. • Identify the vegetation grouping and its significance to its particular hiIIside ihabitat. • Minimize alteration to surrounding topography and drainage characteristics. c. Topography • Minimize grading and alterations of natural landforms. ' • Avoid building in areas of excessive slope, soil with poor bearing capacity, slide potential and other hazards. Exceptions may be allowed with design Review Board approval. • Building pads should disturb natural contours as little as possible. Balanced cut and fill volumes are desirable. d. Drainage g ' • Minimize surface drainage problems on neighboring properties and provide adequate drainage on site. • Natural drainage courses are to be preserved as close as possible to their natural location and appearance. "Dry Stream? effects (manufactured drainage courses designed to simulate natural drainage courses) which move water over the property is preferred over channelling or underground methods. e. Circulation and Paricing • Provide a clearly :organized circulation plan for automobiles, pedestrians and service vehicles. • On hiIIside sites, roads and streets should be located and landscaped to minimize views from the valley floor, roads and neighboring properties. • Offstreet visitor parking should be located in bays that fit with the natural ' topography and minimize grading. • Road widths may be reduced to the minimum' acceptable to the City Engineer and Fire Department if allowed by the Design Review Board and if site impacts are minimized. ' • Provide access to existing open space areas. 27 IV.A2. Preservation of Sicy11Ificant Trus Significant Trees are important aesthetic and ecological resources that contribute to San Rafaelf's distinctive character. i Y 1 r �� •.`!Y,w�i/:v:a- i•'. f'r•�•'�.•:Rtd_�(JCvcid<r/,G)yi F r�1 r�� d- 1. Definitions ' • "Significant Tree" shall mean any tree which is in good health and form and is more than 12 inches in diameter as measur.-d 4 feet-6 inches above the root crown. Any tree of the Quercus (OAK) genus :which is in good health and form and is more than 6 inches in diameter as measur--d 4 feet-6 inches above the root crown is considered a "sienificant tree." Z. Guidelines i • Site development plans should demonstrate that a diligent effort has been made to retain as many significant trees as possible. 2� a. Criteria For Removal • In assessing the number of trees and specific trees that may be removed, the ' applicant and Design Review Board should consider the following criteria: 1) The condition of the tree with respect to disease, danger of falling, and the proximity to existing or proposed structures. Should debate over the health of the tree arise, a certified arborist should be consulted at the expense of the applicant. 2) The necessity to remove a significant tree in order to construct proposed improvements to prevent extreme economic hardship to the owner of the property. 3 The topographyof the land and the effect of the significant tree removal on ' g erosion, soil retention, and the diversion or increased flow of surface waters. 4 Accepted professional forestry Practices, such as the number of healthy trees , which a given parcel of land or area can support. b. When Significant Trees Must Be Removed • When significant trees must be removed, replanting with species listed in , Appendix B is recommended. Designers of each site should take responsibility for the correct tree selection and compatible site conditions for each type of tree. • Trees shall be replaced at a ratio of 3 new trees for every tree removed. • Minimum tree size shall be 15 gallon. Exception to this requirement may be ' allowed by the Design Review Board (i.e., more plantings of smaller sizes) when site conditions warrant 4 Replant trees and shrubs consistent with surrounding native vegetation. 3. Techniques for the Preservation of Oak Trees • Specimen oak trees may be found at scattered locations on the hillsides and in the valleys and canyons. Special care should be taken to retain and protect oaks as significant resources. • The most critical issue in the care and maintenance of an existing oak is the altering of conditions under which the tree has grown. "Altering" includes changing the grade within the drip Iine, changing watering practices from natural rainfall to supplemental irrigation, changing the leaf Iitter beneath the trees, changing drainage patterns, and the movement of soil around roots caused by heavy equipment 30 Should changes of grade be necessary, the following steps may be taken: UPt,&<z' eFD&5LL FILL /hGr-1Pri'`PSLt rILL ' PFZC GAM PPDGP.Arq 1 4 � s t I I I ' PROPOSto �RM WALL FILL ARE^ 7 PROf� .• FILL AREA ZOI'YG a. Establish the radius of the existing root system by using soil probes or equivalent. This establishes a Root Crown Zone within which there should be no grading. New development may require gradual root pruning. Consult an arborist for proper techniques. Root pruning enables roots to be cut for a Iowering of natural grade. Under no circumstances should soil be added around the Root Crown Zone, but soil may be added over the Root Zone if the Root Crown is protected by retaining devices. 1 ' 31 v g ° 1`10 FILL OR 0 G�OlfYG IN ROOT CROWN ZON E - aa- • 0 � t • • �P 1 DRIP LIM- 6-O rVXTIVE SOIL ZONE �U`l. ortE Z � � d 1 b. Overwatering oaks during the summer creates conditions favorable to root rot and , oak root fungus. Besides reducing water to the root zone, draining water off of the root crown quickly is vital for the health of the tree. Sloping soil away from the root crown improves drainage by creating rapid water runoff. In heavy soils, such as clays, leach lines installed within the drip line and extending out to drainage courses may be necessary to increase drainage. In all cases, the goal is to duplicate the native conditions under which the oak has lived. Essentially, if the existing conditions were dry, Ieave them dry; if they were wet, leave them wet. c. Leaf litter is the accumulation of live and decaying leaves at the base of a tree. In the case of oaks, this litter contributes to a cool atmosphere for root growth, and an acid condition resulting from the decaying of the leaves. When possible, leave the natural litter in place. , d.- Poor drainage caused by a change in grade or compaction produces constant moisture at the base of the trunk. Growing lawns beneath oaks also frequently ' produces poor drainage. This problem can be averted by using other ground covers, sloping the natural grade away from the tree and diverting sprinklers away from the , trunk. A dense turf or compacted soil can greatly reduce aeration in the soil. Reduced aeration plus excessive water favors development of harmful soil organisms, such as oak root fungus, which may be present in an inactive stage until stimulated by favorable growing conditions or even mechanical root injury. 32 , • In summary,native oaks are extremely sensitive plants. Minimal grade changes within the drip line can drastically effect aeration of the roots and drainage around the root crown. Avoid changes .of grade if possible. Avoid summer irrigation which would produce constant moisture at the root crown. 33 IV.A3. Hillside Gradino, and Drainage 1 - ' Changes to the existing natural terrain through grading should be kept to a minimum in order to preserve the inherent characteristics of sloping hillside sites. �R 111.1u"1•.r..+,h' •� i(:'}�(l�r �lt{{!�Ei!!.-(��. u f w t I�'�"wrrl�ii ;y� ..e :ro!W+.}� l�. r�IN!•?%�'l;•N f'lfifIrW . �•"S rr Nts i 4' 1 ��Yy�if _71 Li yr � !— :1 •rye 1,' ter"'l�,. Grading should be kept to a minimum and should be performed in a way that respects significant natural features and visually blends with adjacent properties. Factors to be considered in the development of a grading plan are: • The natural features of the site. • Slope and soil characteristics. • Vegetative cover. • Access to the site. ' • Orientation and visibility of both site and the proposed development. Detailed geotechnical and hydrologic reports may be required prior to the preparation of ' the grading, drainage and erosion control plans. Careless grading often results in extensive slope cuts with highly visible scars, unstable slopes, increased erosion and a degradation of the visual hillside character. ' 35 In addition to applying the standards contained in the City's Geotechnical Review Matrix ' PP ry , the City will strongly encourage the following: Gradin ' • Minimize grading at areas with greater than 25010 slope (except that required exclusively , for foundations). Grading in a small or large hiIIside residential subdivision project where the slope is over 25% shall be reviewed by the Design Review Board and the ' Planning Commission to assure that the lot and/or subdivision design complies with this guideline. • Avoid creating Iarge graded terraces at mid-slope areas for building pads. ' • New building sites should be graded such that they appear to emerge from the slope. , Minimize creation of flat areas on slopes greater than 25% • Avoid hazardous or unstable portions of the site. The City's Geotechnical Review , Process will establish the presence and extent of these areas. • Mitigate geotechnical site constraints when needed so long as it can be proven that the ' measures do not cause negative visual impact to the natural hillside character. ROUNDED GoNTWF, E.PGcS \ 21 BOK Rov v Z:l SANK Variety in slope bank gradients Slope banks can be softened-by contoured ' creates a natural appearance more grading at the top and toe of the slope. resembling a natural form. • Avoid a manufactured appearance by creating smooth flowing contours of varying ' gradients, preferably with slopes of 2;1 to 5:1. Avoid sharp cuts and fills and long linear slopes that have uniform grade. 36 ' Slope banks can be softened by contoured grading at the top and toe of the slope. • Terracing should be designed with small incremental steps, avoiding wide step terracing and large areas of flat pads. • Pads should be of minimum size to accommodate the structure and a reasonable amount ' of open space. Pads for tennis courts, swimming pools and lawns are discouraged. As much of the remaining lot area as possible should be kept in the natural state of the original slope. ' • Sloping lot designs, such as split level building terraces are encouraged to reduce pad size. ' • Gradin should be minimized within 20 feet of all perimeter property lines of the Grading P P P ty development, unless the grading is similar to the existing adjacent slopes or to the ' planned grading of the adjacent slopes. ' • Retaining walls and pony walls visible from off site should be of minimum height. Retaining walls faced with stone or earth-colored materials are encouraged. Drainage • Storm water should be collected and conveyed to off-site systems in a manner which will ' avoid erosion and damage to on-site and adjacent properties. • Where storm drainage improvements are necessary, they should be designed to create ' a natural rather than a manufactured appearance. • On site areas of impervious surfaces should be minimized to reduce run-off. ' • Storm water from building roofs should be collected and conveyed to a comprehensive site drainage system. ' • When off-site storm drainage impacts are anticipated, hydrology plans should be developed with input from neighboring property owners and submitted to the City with the proposed site development plans. i 37 i O 1 1 Use of natural materials in man-made drainage channel. , • Drainage devices such as terrace drains., benches or downdrains should be placed in , locations of least visibility on slopes. The side of a drain may be bermed to conceal it. Natural swales leading downhill are a good location for downdrains. Visible concrete 1 drains should be color tinted and screened with planting to be less obtrusive. • Runoff and Subsoil Discharge. Passage for bulked-flow and subsoil runoff shall be ' provided to a safe point of discharge, such as a street, channel or debris basin, in a manner such that damage to improvements or slopes will not result. Natural stream gradients should not be flattened ' • Debris Collection. Where applicable, lot designs and the location of proposed ' .improvements shall permit accommodation of debris from potential land slippage and/or erosion without damage to improvements or other properties downslope, and with access to a street to provide for cleanup and removal. , • Overflow Route. An emergency overflow route for flood and debris flows which exceed the design capacity of planned drainage, Ilood control and debris facilities and devices shall be provided. Overflow routes shall direct overflows away from slopes and improvements and toward safe points of discharge. Erosion Control i • Where applicable, grading plans should include erosion control and revegetation ' programs. Where erosion potential exists, hydro-seeding, silt traps or other engineering solutions may be required. i 38 The timing of grading and construction should be controlled to avoid failure during construction. Detention basins and other storm and erosion control facilities may be required. If this is the case, the negative visual impact to the natural hillside character must be evaluated and judgement made as to the appropriateness of erosion control facilities. Geologic Hazards • Geotechnical Review is required on all sites to identify hazardous areas, including debris flows. • Areas determined through the geotechnical Review Process to be too hazardous for ' development shall be avoided. • The following methods for mitigating geologic hazards are not acceptable: ' — Major modifications that would change the character of an existing Iandform. — Exposure of slopes that cannot be suitably re-vegetated. — Removal of large areas of existing mature vegetation that substantially contribute to the natural character of a site. Existing geologic hazards shall be corrected when they pose a threat to on or off site development i i - 39 IV.A4. Lot Configuration, Building Setbacks- and Locations 1 The layout of lots in a residential development should be imaginatively derived from the form of the land. The development plan should adapt to existing topography and natural features, avoiding unnecessary alteration of land forms. The visual prominence of hillside residential development should be minimized by taking advantage of existing site features for screening such as tree clusters, depressions in topography, setback hillside plateau areas and other natural features. Lot Configurations � _ �.. '•�'.`wr•.:'••:%.�• :i::;:ti: i jt`••::t ��.":::� :::. fes...- �. ��.r✓:•^"-_:...:�- '�• �j.� �::r _::cam::^::::.::�•�.;..:r:. ....::: `. .291 R ''•v: -:t: _�.• .b ::t '�•'• 'fir:...: sir-- -._i:::L:?• 4. ' Variety of lot patterns influenced byTopography and Natural Features. • Lot Patterns which offer a variety of lot shapes influenced by topography and natural ' features are encouraged. 1 41 All property lines should be at the top of the slope and not the toe. , I 43 t I ' • Lot lines should be placed at the top of major slope areas within areas of high public visibility to ensure that the slope maintenance and planting will not be neglected by the uphill owner. Flag lots with a o en s ce L common drive. Example of the appropriate use of flag lots. • Allow flag lots with parking located to adjacent roadways to encourage terracing of , buildings while minimizing roadway cut and. fill. 42 ' Building Setbacks ' Allow front and side setback requirements to be flexible (including zero lot Ione conditions) subject to Environmental and Design Review, to promote clustering of ' buildings if this will protect an existing slope. — Varied and staggered front building setbacks are encouraged in hillside residential subdivision layout. l II II ��-- • I -' ' 1 � • Varied and staggered front building setbacks are encouraged in hillside residential subdivision layout. This is consistent with the natural hillside character and will reduce. the monotony of repetitive setbacks. rThe amount of setback variation will depend upon lot size. Residential development at a density of 2 dwellings per acre should vary adjacent setbacks by at least 10 feet; Iots ' one acre or larger should vary adjacent setbacks by at Ieast 20 feet. In order to review proposed setbacks, building pad locations should be indicated on grading plans submitted with Tentative Maps, Parcel Maps, Site Plans and Major Use Permits pertaining to hillside residential development. Building Locations • Buildings should not be located near visually prominent ridgelines when a choice of building location is available. Building rooflines must be located below the ridgeline so that views to the hillside retain the natural ridgeiine. See Guideline CI, "Highly Visible Ridgeline Areas." • All new hillside residential development should be Iocated so as.to minimize interference with views from adjacent residences. ' 43 r • Do not locate new hillside residential development near the highest point of a property ' if it will obscure long distance views from adjacent residences. • Taller structures which better utilize an uphill placement, because of the setback from ' the downslope edge provided by the road right of way, shall be considered with Design Review Board approval. ' l i C1C r, ❑ Ell r n W:;IL w I _t Example of Uphill .Placement of Structure • Downhill placement shall minimize front yard setback to reduce building mass hanging ' over the slope. Building bulk shall step back with the slope. See Guideline Ab, "Reduction of Building Bulk on Hillsides." ' /olO p 1 Example of Downhill Placement of Structure , IV.A5_ . Street Layout. Driveway and Parking Design Streets, drives, parking and emergency vehicle access should be aligned to conform, as ' closely as possible, to existing grades and minimize the need for the grading of slopes. They should not greatly alter the physical and visual character of the hillside by creating large notches in ridgelines or by defining wide straight alignments on hillsides. Natural land forms may often be retained by introducing gentle horizontal and vertical curves in road alignments. .l EP Street layout shall =be aligned to conform to the natural ' grades as much as possible. Long stretches of straight road should be avoided by introducing gentle horizontal and vertical curves. ' Street Layout Where street construction is permitted in hillside areas, the extent of visual disruption of the ' terrain and vegetation disturbance must be minimized by the combined use of retaining structures and regrading to approximate the natural slope. The following techniques should ' be used: • Use narrower street widths (acceptable to the City Engineer, Fire Chief, and other City ]Departments) when it can be proven that it will reduce grading impacts and it can be ' shown that the topography of the small number of lots served and the probable future traffic development is such that it justifies narrower widths and that safety will not be ' compromised. Minimum pavement width for public streets is 26 feet. Reduce the visual and safety impacts of hillside street design by use of terraced retaining ' walls and landscaping. t45 • Split roadways increase the amount and appearance of landscaping and the median can t be used to handle drainage. Split roadways also allow the integration of natural features such as specimen trees and rock outcroppings into the street design. Split roadways, ' depending on their length, can impact Fire Department response times. � 1 existing grade 1 drip line zone Split roadways on steep hillsides where appropriate. 1 • Street layout shall be aligned to conform to the natural grades as much as possible. ' Long stretches of straight road shall be avoided by utilizing gentle horizontal and vertical curves. • Proper sight distances shall be maintained; and, with approval by the City Engineer, ' three-way intersections at angles less than 90 degrees shall be considered to reduce grading requirements. ' Driveways Driveway grades up to a maximum of 18"0 are allowed unless the Design Review Board , and the City Engineer find good cause for exception, and shall be aligned with the natural contours of the land. The finished grade of driveways shall conform to the ' finished grade of the lot. Proper design consideration shall be given to vertical curves and parldng landings. In any case, parking landings shall be required on all drives over 10%. ' • 1 guest parking space should be provided (not on the driveway apron). This space should be conveniently placed relative to the dwelling unit which it serves. ' • Driveway and parking designs that force vehicles to "back out"into substandard roadway widths are prohibited. , 46 ' r _ � V r Grouped drive-Hays can reduce � radia . g r` • Common drives in single family hillside residential developments should be considered if grading is reduced by their use. Common easement maintenance agreements are required for common driveways. • Any street or driveway over 18% and up to a maximum of 25% shall have Design Review Board, Public.Works Department and Fire Department approval as an exception to existing standards. This exception will be based on the following criteria: — Will the exception protect views? — Will the exception minimize grading and tree removal? • Grooves for traction should be incorporated into the construction of driveways with a slope over 18%. Asphalt driveways are not allowed on driveways with slopes over 15%. ' Panting • On-streer parking should be provided in parking bays where topography allows. • When allowed, parallel parking should be located on one side only and be limited to 8 feet in width. 1 47 1 IV.A6. Reduction of Buildihd Bulk on Hillsides M The effective visual bulk of hillside residential development should be reduced so that structures do not "stand out' prominently when seen from a distance or from downhill properties. 1pilding form should be designed to conform to the site topography. The form, mass, profile and architectural features of the individual buildings should be designed to blend with the natural terrain and preserve the character and profile of the slope. rReduction of building bulk on hillsides can be achieved by the following techniques: • Avoid multi-story buildings on ridgeline lots. • Split pads, stepped footings, pier and grade beam foundations to permit the structure to step up the slope. Avoid large single form structures. r IMF 1. iE L� n_- Cut _Cut buildings into hillside to reduce effective visual bulk. • Cut buildings into the hillside to reduce effective visual bulk. Excavate underground or use below grade rooms to reduce effective bulk and to provide energy efficient and environmentally desirable spaces. The visual area of the building can be minimized through a combined use of regrading and Iandscaping techniques. 49 • Structure integrated into topography and vegetation t� • Roof forms pitched to follow slope. • Forms broken to reflect irregular forms of hills. • Materials and colors blend into surroundings. • Roof forms and roof lines should be broken into a series of smaller building components to reflect the irregular forms of the surrounding natural features. Long, linear unbroken roof lines are discouraged. n +yl ❑ ' � a oot �==y�- Roof forms and rooflines should be broken into a series of smaller building components. 5+� • Avoid the use of large gable ends on downhill elevations. The slope of the roof should be oriented in the same direction as the natural slope and should not exceed the natural slope contour by 20%. • Avoid excessive cantilevers or overhangs on downhill elevations. • Detach parts of the dwelling such as the garage. } . i u Detached garage with rooftop deck. • Use roofs on lower levels for the deck open space of upper levels. Terraced decks do not increase building bulk when seen from downhill lots. • Avoid using overhanging decks or decks elevated on poles that make buildings seem more massive from downhill lots. 51 • Avoid large expanses of a wall in a single plane on downhill elevations. Use horizontal and vertical building components to erfectively reduce the bulk of hillside residential development. • Building materials and color schemes should blend with the natural landscape of earth tones and natural woodland or grassland.vegetative growth. • Avoid Iarge retaining walls in a uniform plane. Break retaining walls into smaller components and terraces. 52 ' IV.A7. Hillside Architectural Character MSan Rafael's Hillside Residential Architecture should develop a semi-rural character with a strong relationship to the natural setting. New buildings should incorporate the following elements and characteristics: • Simple one and two story buildings in recessive colors with pitched roofs, accented with appropriate architectural features. • Building and roof forms should be "broken" into compositions of smaller components to reflect the irregular forms of the hillside setting. • Building forms should be "stepped" to conform to the site topography. Extensive use of rooftop terraces at lower stories, verandas, and other defined outdoor spaces are encouraged. • Strong shade and shadow patterns created by careful variation of planes in building elevations. Large cantilevered projections and Iarge overhangs are discouraged on downhill elevations. Hillside Residential Architecture in San Rafael should reflect the character of the city's landscape and climate. While no one architectural "style" is desired, architectural elements that are characteristic of rural buildings are preferred. The use of porches, courtyards, rverandas, sloping roof forms and natural materials are encouraged. l Iw. a� ',.� � +•il i ,pelma.,!•�C'G:c�'ir'� '�:,',d^'sy fL, ti u+� ,1641I 11 �'•rr-• �y9 � it � _ • 1�i ` a _ � , � .•� �f • lr Jc fora.-.- �•,�.: c%' y �K�y?;E.-•Arty: •� 1 ,�i . ,� � y '. �• .aE► .?' r . , . tit,rf tr,r `� �n" ,ry►re• ..• N. �.. �luh•t,• Y J r Y.� .00 111►. � it 53 1. Building Form New Hillside Residential Architecture in San Rafael should continue the dominantP attern of one and two story buildings with tree canopied spaces around them. jo x s 14 = • The visual contrast between areas of light and shadow gives buildings depth and substance. All buildings should have shadow relief created by modest overhangs, minor projections (greater on uphill elevations), recesses and plan offsets. Large unbroken expanses of wall should be avoided. 2_ Roof Forms and Pian Offsets , Give careful considerations to views of rooftops from other hillside areas, adjacent roads and , uphill properties. K i' fi I Z 54 Gabled, hip and shed roof forms at a low to moderate pitch are encouraged. Moderate ' overhangs on downhill elevations to create strong shadow lines are desirable. For sloped roofs, long unbroken roof lines should be avoided. Changes in roof pitch orientation should be accompanied by plan offsets on primary elevations. =7 WJVfIVI#MK4 NOT ACCEPTABLE ■ ' ACCEPTABLE A large building's bulk may be reduced by breaking the roof form into smaller..parts, reflecting the irregular forms of the surroundings. There should be a consistency of roof pitch and design among separate roof components. Abrupt changes in eave heights require plan offsets to make transitions between building components. Flat roofs that require membrane or built up roofing materials are discouraged except in small and non-visible areas or when approved by the Design Review Board. u Allow small areas of. flat roofs only in small less visible areas. 55 3. Multi-Building Projects Most sloping sites large enough for multi-building projects are highly visible from distant , locations. Views from the site from the neighborhood and other off site locations should be given strong design consideration. Multi-building developments should be designed with visible differences. This may be achieved through materials, colors, forms and facade variation. Other techniques for reducing the visual impact of multi-building; projects are: , • Site buildings with different floor elevations to achieve height variation. � b Site units or buildings with different floor elevations to ' achieve height variation. • Buildings Iocated near hillside rims have higher visibility. These buildings should be sited in a staggered arrangement and screened with planting to minimize a "wall' effect. • Avoid long, continuous budding masses that create a "wail' effect and inhibit views. • Facades should be articulated to produce shadows through wall setbacks, recessed openings, porches, verandas, moderate overhangs, projecting windows. • Rooflines should avoid extended horizontal lines. Pitched, gabled and hipped roofs are , more appropriate for hillside sites. 56 4. Building Materials, Texture and Color Color selection should show evidence of coordination with the predominant colors and values of the surrounding landscape. This is to minimize contrast of the structure with its background when viewed from the surrounding community. ' Roof colors should tend toward darker earthtones. Darker colors are less conspicuous when viewed from a distance. a. The following building materials are encouraged: i • Exterior Walls - Wood siding. g - Exposed wood structural members. - Natural colored brick or stone masonry. - Natural colored cement plaster. -� - Composition shingles (with thick butts) of earthtone color. • Roofs - Fire resistant wood shakes with thick butts, with Fire Department approval. - Flat Concrete Shingles of earthtone color. 1 - Flat Clay Tile of earthtone color. b. The following materials are discouraged: • Exterior Walls - Large areas of glass. - Reflective glass. - Plastic materials made to resemble masonry or stone. • Roofs t - High contrast or bright colors. - Built up roofing, if seen from above, except in small areas. - Highly reflective or shiny materials. S. Walls, Fences and Accessory Structures ' • Fences,walls and accessory structures should be designed to be compatible with adjacent buildings. Patio covers,greenhouses,storage spaces and other ancillary structures should be located and designed to respect views and other special conditions of highly visible sites. 57 i • Solid fences and walls along public s«eets have a negative impact on the streetscape and surrounding neighborhoods. Open fence design is encouraged on public streets in hillside areas to emphasize opportunity for views from the public environment. ' • Fences and walls over 3 feet in height that face public streets should provide a fully landscaped buffer at least 5 feet deep on the street facing side of the fence or wall. , The following wall and fence materials are encouraged: , • Colored concrete. • Split-faced concrete masonry in natural colors. • Stone and brick masonry. • Walls with natural colored cement plaster finish. • Wood. • Detailed Wrought Iron (for use in gates, and other small areas). • Open wire fencing (with Design Review Board approval). • Iron bar fencing. The following wall and fence materials are discouraged: Chain link or open wire, except when heavily screened by planting. Corrugated Metal. Bright colored plastic or plastic coated materials. Reed Materials. • ;Retaining walls associated with lobs are limited to: a. Upslope (from the structure) walls :not to exceed four (4) feet in height (unless approved by the Design Review Board). Terraced retaining structures may be utilized which are separated by a minimum of three (3) feet and appropriate Iandscaping. i V ` - '3t►, ALL- Terraced retaining walls break up the mass. :i8 b. Downslope (from the structure) walls not to exceed three (3) feet in height unless approved by the Design Review Board. Where an additional retained portion is necessary due to unusual or extreme conditions (such as lot configuration, steep slope or road design), then the use of terraced retaining structures shall be considered on an individual lot basis. Terraced walls shall not exceed three (3) feet in height. • Free standing wall setbacks along front yards shall be varied to avoid creating an unbroken, uniform streetscape. The height of such walls shall not exceed 4 feet unless approved by the Design Review Board. ! • Where fences and walls occur on privately-owned property within slope areas, fence/wall designs shall be as uniform as possible. • Continuous rear yard fences and walls across the tops of slopes shall be coordinated in design and use of materials. i • wall setbacks on slopes shall not allow more than four feet of solid wall or fence to show above the sight line projected along the slope angle. ! Several small retaining walls can be screened. • Retaining walls shall be designed with smooth, continuous lines that conform to the topography.. Maximum wall height at the base of slopes along roadways shall not exceed 4 feet in order to avoid a contained, channel-like effect. • Retaining wall structures holding back grade to accommodate a patio or terrace shall conform to the natural hillside profile as much as possible. Excessively high retaining walls are prohibited. ' In deck construction, the distance between structure and grade shall conform to the natural hillside profile as much as possible. Excessively high distances between structure and grade are prohibited. 59 6. Mechanical Equipment • No mechanical equipment, including solar collectors, television antennae and satellite dishes shall be exposed to view from beyond the boundaries of the site unless fully screened or architecturally integrated with a structure. Overhangs, roof eaves, decks, foundations and all other elements projecting from any downslope wall shall be designed so that there is no exposure of plumbing, heating, ventilating and air conditioning equipment or conduit, and shall be of an architecturally finished appearance. • Site lighting fixtures should be selected. or designed to compliment the architectural g g gn P design of the project X50 IV.A8. Planting Design for Hillside Residential Development 1 ' • Planting design should reflect the hillside character of the San Rafael landscape. • Protect ridgelines, open hillsides, canyon and riparian areas. • Plant selection should recognize the importance of water conservation fre resistance g P and erosion control. Emphasize drought tolerant native plant species. • Use hillside planting design to effectively buffer existing hillside residential neighborhoods from the impacts of new hillside development projects. ground covers i and fire retardant plantings Typical Hillside `t 1 Fre Control Section 30' 30' 20' private irrigated transition indigenous garden zone zone -clear leaves and brush • low plants O.K I. Design Concepts a. Reinforce the dominant planting patterns that define the oak savannah, oak woodland, canyon and riparian habitats of San Rafael's hillside areas. • The Hillside Resource Residential and Hillside Residential Areas as designated in the General Plan are"impact sensitive" areas for minimum development. They define and provide a backdrop to the City. Plantings on the undeveloped hillsides should be native California vegetation indigenous to the area. New plantings in the developed areas may be introduced species which can acclimate to the site conditions. See Appendix B, "Plant Selection Guide." The goal is to strengthen r the natural character of the hillside areas. 61 • The pattern grassland savannah. Wali scrub oaks that define the hillsides unify and ?n'e stromr identin, to the hiilsiac areas of the Cir/. Efforts should be made to retain enstir, tree groupings and specimen trees to , incorporate them into new development. When tree groupings must be removed, hillsides could be replaced with irregularly grouped tree species that have a similar appearance when seen from a distance. , a�, 7t y stir %�-� -war::: ZZ " _ U r • Major rock outcroppings and areas of existing mature vegetation should be preserved. Buildings, roads, and developed yards should be located to minimize disruption of these features. b. New plantings on San Rafael's hillsides should be drought tolerant. r • All new plantings should be able co withstand a summer with restricted irrigation after an establishment period of rvo years. • Turf grasses, shallow rooted ground covers and high water usi::s trees and shrubs are discouraged. Z. Plant Selection ' Appendix B. "Plant Selection Guide" at the end of this manual lists suggested plant species and their recommended uses. r r r Plants have been chosen based upon the following criteria: • Appropriateness for San Rafael's climate zone. • Drought resistance. • Form considerations: height, branching patterns, density. • Maintenance. • Aesthetic considerations: flowering, fruiting, leaf color. 3. Planting Guidelines • All Planting plans are encouraged to conform to the Marin Municipal Water District Code, Title 13, Ordinance 285 (modified for dry years by Ordinance 316) - "Water Conservation Program." • All landscaped areas shall have irrigation systems capable of sustaining good plant rgrowth. Automatic systems are encouraged. • All planting beds shall be mulched with an organic mulch of at least 1.5 inches in depth. • Shrubs are preferred over ornamental ground covers and Iawns due to their low water use characteristics. Shrubs are more deeply rooted than ground covers and turf grasses and will withstand drought conditions better. 1 • When existing trees are to be retained, they may be counted toward tree planting requirements established in the Zoning Ordinance or other City standards. New planting requirements may be further adjusted to reflect the size and density of existing trees and shrubs. • Revegetate scarred or graded areas that have high visibility from the community. • On slopes of 2:1 or greater, plant materials with deep rooting characteristics should be selected that will minimize erosion and reduce surface runoff. The planting basin should be kept level with a raised berm around the base of the plant to help retain moisture. A series of low retaining walls, with sub-drain lines, will provide increased planting area on the slope. This will also reduce runoff and potential erosion. • Internal Sloe Plantings. &S. Internal slopes that exist within newly developed projects do not blend into native areas, as do transitional slopes, and will be planted with a plant palette made up of mostly introduced species. The following principles are recommended for internal slopes: a. Establish gradient of new slope and determine erosion control requirements. b. Fulfill erosion control needs with water-conserving plant material. c. As a general rule, use water conserving plant species. 63 Planting Techniques for Graded Slopes. Use irregular plant spacing to achieve a. natural appearance on graded slopes. Plant trees along contour lines in undulating groups to create grove effects which blur the distinctive line of the graded slope. Shrubs of varying height may be planted between tree stands. Ground covers of native and introduced species are appropriate for slope erosion control. , r r SWPLZI r - r _ r r r When possible, locate trees in swale areas to more closely reflect natural conditions and gather surface runoff for plant irrigation. Common Areas. Common Open Spaces and Iandscaped areas maintained by Homeowners Associations are subject to review under this guideline. Provisions of this guideline are recommended for planting on single family lots not subject to Design Review. Open space easements may be required to protect sensitive lands., consistent with the policies of the San Rafael General Plan 2000. HMside Plant Selection. r Plant materials should be selected for their effectiveness of erosion control, fire resistance and drought tolerance. Hillside plant selection should consider neighbors' views and observe the following . r . 64 to t taller Gees 111 a1'�n'mevtewS• wnh ck dejo11ow w do not b10 t�nclples• been established V1de sha at Oto e exisrin� p ere News 'h-ave a open trees toQetcv a�'ma be pla''ted V,(h s dense, veloped. Q of t=ees r •- ase les %VX3 ;e Species �A�+y�ay o ane ettain R,gh areas be landscaped• e t approval' r �• �hlic ay ate' lY tS shouldbe � ks Dep dhills;desPSl9a Stret eds ,ublic and woodlat' e nges sidewai ro waY �n rd meas ops, �1assla�n wvth of on tteet e d cat'Y elopm in s ting Yor�'lgb fir clude vadev o lope Dey ay be Cleat�tYs. S. p>an areas in become ,� 5res• etat'on �' volume p ed e hard non has Bland b ve veg low tu'el develop 5s veleta , to wr1 d naa ,nth e into r . 'he'e native s- bjeGt caping et s ds ab'e�ese areas �s mental lan ld ants and�mel which Ptea of be o'm tanye p mabl tr�sitiori and �S the tead�lY fl r . A 4ye ptum�' Leduc selec ansitr°n Such a tr rareas• 10 Iva r 5'.�..115 � . • ►•� f+` i::.y�.,t y:�:> .j {Y:�:; _rjt•.:jr}••. f:,,T'r-..:..:...i:.'-.•...,,,,, ""may.-ry7c,{•.+•L •~ji• '{j :�y:f:•::�tf.-:.yS.ff i'i•..•.'S'.7•M'jY•"R�l' SS,..•.t:y.. ffyt•Q:'/1�� 1•♦`.'-•. •:•R•' •• T=•5''•::•:'.;.:;-::;::':•::.:.::.::.:tt.:.:•:Yh•::.::.t.::� ''iifi:;Wit.:if:;•.5:► �, '••` ♦ ' .ri+-i.Y�{•r:..t^{::ihi:•i:•vu::ti w' ,stt✓. .: r � T hts• h a ' •'a , '• `�./",.-- foil n ♦�,� three distinct ptova1= r dlNded into pa�aent aQ ,non ate b�'�ble `t to e e r , 'rmended' Seco 65 r r r Zone #1: Minimum 30 feet wide. Ornamental non-native species which are fire retardant. Zone 7#2: Minimum 30 feet wide. Native vegetation which should be selectively pruned and thinned, with introduced fire retardant plantings. Plants with high fuel volume are discouraged in this zone. , Zone #3: Minimum 20 feet wide. Native vegetation which should be selectively pruned and thinned. Plants with high fuel volume are discouraged in ' this zone. • A biologist's report is required that classifies portions of the site by their degree of risk to plant communities from WiIdland Fires. • Building Envelopes should be located so as to minimize risk to structures due to , Wildland Fires. See Appendix B. for a list of fire retardant plantings suitable for high fire hazard areas. • Transitional Slope Plantings in High Fire Hazard Areas. Transitional slopes may be used between the domestic plantings of new development and the native flammable brush of undisturbed areas. The goal is to slow down the approaching fire within the transitional zone by reducing the fire's fuel supply. The following techniques may be used to accomplish this goal: a. Evaluate the plant materials existing within the transitional zone for fuel volume and , health. Remove plants from this area which are of particularly high fuel volume. Also remove any plants which are in poor health. b. Retain in thinned out groupings low fuel volume native plants. c. Clean out all dead leaves and branches in this area annually. Thin native plants by , pruning to reduce their fuel volume. Reduce height of grass areas. d. If water supplies permit, irrigate this zone monthly during the summer months to , retain a high level of moisture in the plant leaves. e. Trees spread fire quickly. Refer to Appendix B for plants that have reduced fuel volume. i 66 , IV..A9. Site Lighting Site Lighting should be used efficiently to aid safety, security and compliment architectural character. It should minimize intrusion into adjacent properties, roadways, the hillside silhouette and the night sky. 1 Ai.Vi % o lh I. General Requirements • AN site lighting in hillside residential development should comply with San Rafael Zoning Ordinance Provisions. • Site lighting which is visible in hillside residential development from adjacent properties, roadways and from other neighborhoods must be indirect or incorporate full shield cut-offs. Incorporate full shield cut-offs so as not to illuminate adjacent properties. 1 Light sources should not be seen from adjacent properties or public rights-of-way. Z. Parldng Area Lighting • For hillside residential parking areas, overhead lighting must be mounted at a maximum P g P,h g height of IS feet. The placement of lighting in residential parking areas should avoid interference with bedroom windows. 67 3. Walkway, Garden and Pedestrian Area Lighting • Overhead fixtures used for pedestrian areas should be limited to heights below 8 feet. Lower mounting heights are encouraged. • Along walkways, low Ievel lighting in the: form of bollards or fixtures mounted on short ' posts is encouraged. Shatterproof coverings are recommended. Posts should be located to avoid hazards for pedestrians or vehicles. ' 4. Exterior Flood Lighting • Exterior flood lighting for security and safe shall be located and shielded so as not to � g �' safety shine on adjacent properties. Decorative lighting to highlight a structure is prohibited. i 1 i i i 1 68 IV.B. Additional Guidelines for Development Types i r • � y �i..a•,,,,.ern�mlA I mo• 999988 r , --1f 1f..!!�/ :, /f' /'/ '/ i/ ii/:/i,S /'i /i i//'i//i/%/!.// /n{ //,w�//�• •� `;fa..�• .4` \`+w \ } '%sira•i�••'(/u�`�,u �' �lu'4�' tJ• !��1Lj`✓.,.�.j/{•j�,?n,+n.� �.+ �1Kfry;`T tl�•h+,� ...`.'�•+ci.l�•'f�6l it l� fA`%.r�r�f4• •.+7f�4RV5/ tVi,% �r', Y: 1� 7' f'SQ:�1 .'�' y!y ,`/ jR•�.:.r `• +�� Y'� !�X/Sbt.��1't:+• '+1r il1.t�.,i(�111... r+r' � •. ..,.. r?. -.^.�.�iR��•7"LhSM. .''.dfJ'.,+/13�(�.• •.�►=°.�/,'Sh.z Z.�i✓T�'R ', h ., ' This section lists additional Desi Guidelines for specific Hillside Residential development � P P ' types in the city. In addition to the General Guidelines in Section IV.A., guidelines from one of the following three sections should be used. In the case of projects with combinations of these development types, more than one section may need to be consulted. 1 Developers and their designers are encouraged to meet with the City Planning staff to clarify questions of application. The different type listed are: r IV.B.1. Subdivisions and Planned Development Projects. ' IV.B.2. Single Family Residences on Individual Lots. IV.B.3. Multi-Family Residential Development. 1 1 r r 69 r IV.B1. Subdivisions and Planned Development Projects ' 11 L ' 1. Applicable Ci Ordinances: PP t3' • Subdivisions - Title IS of the San Rafael Municipal Code, "Subdivisions." ' • Planned Development Projects - Title 14 of the Sart Rafael Municipal Code, "Planned Community District," "Planned Unit Development District," Chapter "Planned Development District" 2. Preservation of Existing Natural Features Hillside Residential Development plans should demonstrate an effort to preserve and protect significant natural features in the layout and design of streets, Iots and grading patterns in subdivisions and planned developments. ' The provisions of guidelines IV.Al., "Site Design Process," IV.A2., "Preservation of Significant Trees" should be followed as general design criteria for the preservation of natural features in the planning of hillside residential subdivisions and planned development projects. r 71 • City Ordinances pertaining to the protection'of natural features: , Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, , "Environmental and Design Review." • City Adopted Policies pertaining to the preservation of natural features in hillside ' residential development: — City of San Rafael, General Plan 2000: I - Land Use Element, Policies: LU-9, LU-10, LU-11 and LU-29. - Parks and Recreation Element, Policies: R-2, R-4, R-12, R-14, R-28, R-31, R-35. - Natural Environment Element, Policies: NE-1, NE-2, NE-3, NE-4, NE-5, NE-9, NE-11, NE-13, NE-17, NE-20. - Health and Safety Element, Policies: S-1, S-2, S-3, S-4, S-5, S-6, S-7, S-19. ' - Residential Neighborhood Element, Policies: RES-1, RES-5, RES-6, RES-7, SVS-7, NG-13, NG-14. ' 3. Street Layout and Design • The provisions of guideline IV.AS., "Street Layout and Design," should be followed in the layout and design of streets, driveways and parking areas for hillside residential subdivisions and planned developments in hillside areas. — City Ordinances pertaining to the layout and design of streets, driveways and parking areas for hillside residential development: , - Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." , - Title 15 of the San Rafael Municipal Code, Subdivisions, General Regulations and Design for Streets and Highways. — City of San Rafael Standards pertaining to the layout and design of streets and roads in hillside residential development: , - Uniform Construction Standards for the Cities of Marin and the County of , Marin, Department of Public Works. - - State of California, Department of Transportation's Standard Specifications and , Plans. 4. Hillside Grading and Drainage • The provisions of guideline MAI,"Hillside Grading and Drainage,"should be followed in the design of grading and drainage plans for hillside residential subdivisions and 72 planned developments. — City Ordinances pertaining to the design of grading and drainage plans for hillside residential development: - Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review," - Ci tyReview procedures pertaining to the design of grading and drainage plans for hillside residential subdivisions and planned developments: - San Rafael � g Department of Public Works Gradin Plan Review. P - City of San Rafael, Geotechnical Review Matrix Process for the San Rafael ' General Plan 2000. ' -- City of San Rafael Standards pertaining to the design of grading and drainage plans for hillside residential subdivision and planned development projects: - City of San Rafael, Department of Public Works, Standard and Supplementary Conditions for Grading Permits. ' S. Lot Configuration, Building Setbacks and Locations • The provisions of guideline IV.A4,, "Lot Configuration and Building Setbacks," should be followed in the design of lot configurations, building setback determination and building envelope location for hillside residential subdivision and planned development projects. Establishment of building envelopes is a requirement on all parcels. `- ., �\• •;iii-�-- �.��\ t`..-M1 •' •...,.�. .�.jN •.133::V. s..7t•3:: ,:•a ;'S}::;;`•--� - NM �.3�.3sT"^�.• :ail... AL �►•�i.::-le.... ;y y;jk M. •moi' ';F1:it.:•' �'��3: 73 1 Streets follow natural grade. ,�, �U►uu�;lw � �uJlluHlM iItI« VIII ucu� l Building forms broken to be in t keeping with hillside character. " \� �,^ �N l l `VIFW t CLUSTER DESIGN (see below) Cluster design reduces grading 11 requirements, watering requirements, and the area of impervious surfaces. I 1 this results in less interference with I natural features and systems. 6. Residential CIustering in Hillside Areas • The San Rafael General Plan 2000 encourages residential clustering in impact sensitive , hillside areas to preserve and protect natural features. Private properties zoned for planned development projects that are designated as Hillside Resource Residential or , Hillside Residential in the General Plan 2000 should follow the provisions of this guideline. • City Ordinances pertaining to the design of planned development projects: ' — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review."' ' — Title 14 of the San Rafael Municipal Code, "Planned Community District," , "Planned Unit Development District," "Planned Development District." • Site Design Principles for Cluster Housing in Hillside Areas. Cluster Housing may be described as housing that is joined together so that individual , i4 units share common walls, floors and ceilings. This may include single family dwellings on small lots with "zero Iot line" configurations. More importantly, the individual units share common open spaces and common facilities. rProvisions of guideline IV.A6., "Reduction of Building Bulk on Hillsides," guideline MAT, "Architectural Character," guideline IV.A&, "Site Lighting" should be followed rin the design of cluster residential development in hillside areas. Other principles for the site design of cluster housing in hillside areas are: — Allow front and side setback requirements to be flexible (including zero lot Iine conditions) to promote clustering of buildings if this will protect an existing slope. — Allow flag lots with parking located adjacent to roadways to encourage terracing of buildings while minimizing roadway cut and fill. — Avoid Iarge expanses of flat areas such as parking lots that create an incongruous element in the slope. — Site buildingswith units having different floor elevations to achieve height variation. g � r — Buildings located near hillside rims have higher visibility. these buildings should be sited in a staggered arrangement and screened with planting to minimize a "wall" effect. — Retain existing vegetation. 75 fNi — Avoid long continuous building masses that create a "wall" effect and inhibit views. , Townhouses in duplex and triplex arrangements are good building types for sloping sites. — Groups of buildings should be designed with visible differences. This may be achieved through materials, colors, forms and facade variation. — Facades should be articulated to produce shadows through wall setbacks, overhangs, projecting windows, recessed openings, decks, and porches. — Rooflines should avoid extended horizontal lines. Pitched, gabled and hipped roofs are more appropriate for hillside sites. , — The building facades and rooflines should, in contribution, provide a mixture of vertical and horizontal elements, but with more emphasis on verticality in cluster , design. — Stagger alignments of units both horizontally and vertically to create unit identity, , privacy at entry, and in private outdoor space and to shape cluster open space. 7E, i i \�♦\♦ \♦�♦♦♦��tit�t .�� / \`♦ \\\\\\\\��♦tt\tit` 1 r .�`__�/ r/I/" i i, l \ \ \\ ,�t\ ' ite Plan —Terraced Flats with private outdoor . S P spaces. ' — Flats may be stacked to terrace down toward a view and sunlight, creating privacy on balconies and terraces. ' — Separate clusters with expanses of open space, including tree groupings. ' 7. PIanting Design for Hillside Residential Subdivision and Planned Development Projects. • The provisions of guideline IV.A8., "Planting Design for Hillsides," should be followed in the design of landscape plans for hillside residential subdivision and planned development projects. ' 8. Fire Hazards • A biologist's report is required that classifies portions of the site by their degree of risk to plant communities from Wildland Fires. • Building Envelopes should be located so as to minimize risk to structures due to Wildland Fires. 77 IV.B2. Single Family Residences on Individual Lots V, _- ' 1. Applicable Ci Ordinances: PP City ' — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." ' — Title .14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Residential Districts." ' Z. Preservation of Existing Natural Features Development proposals for single family homes on individual Iots should demonstrate an effort to preserve and protect significant natural features in the layout and design of driveways, parking areas, building location, outdoor spaces, and accessory structures. ' • The provisions of guidelines IV.Al., "Site Design Process," IV.A2., "Preservation of Significant Trees" should be followed as general design criteria for the preservation of natural features in the planning of single family residences on individual lots in areas designated as HR and HRR land uses in the General Plan 2000. ' 79 City Adopted Policies pertaining to the preservation of natural features in hillside residential development: ' City of San Rafael, General Plan 2000: - Land Use Element, Policies: LU-9, LU-10, LU-11 and LU-29. ' - Parks and Recreation Element, Policies: R-2, R-4, R-12, R-14, R-28, R-31, R-35. - Natural Environment EIement, Policies: NE-1, NE-2, NE-3, NE-4, NE-5, NE-9, 1 NE-11, NE-13, NE-17, NE-20. - Health and Safety Element, Policies: S-1, S-2, S-3, S-4, S-5, S-6, S-7, S-19. Residential Neighborhood Element, Policies: RES-1, RES-5, RES-6, RES-7, ' SVS-7, NG-13, NG-14. 3. Hillside Grading and Drainage ' • The provisions of guideline IV.A3., "Hillside Grading and Drainage," should be followed in the design of grading and drainage plans for single family residences on individual lots in HR and HRR. areas- as*designated by the General Plan 2000: City Ordinances pertaining to the design of grading and drainage plans for single family residences on individual lots in hillside areas designated as HR and HRR land uses in the General Plan 2000. Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, ' Environmental and Design Review. ' — City Review procedures pertaining to the design of grading and drainage plans for single family residences on individual lots in hillside areas designated as HR and HRR ' land uses in the General Plan 2000: - San Rafael Department of Public Works, Grading Plan Review. ' - City of San Rafael, Geotechnical Review Matrix Process for the San Rafael General Plan 2000. City of San Rafael Standards pertaining to the design of grading and drainage plans , for single family residences on individual Iots: City of San Rafael, Department of Public Works, Standard and Supplementary Conditions for Grading Permits. 1 81) i 1 4. Parking and Driveway Design The provisions of guideline IV.A5., "Street Layout, Driveways and Parking" should be followed in the design of driveways for single family residences on individual lots in HR and HRR Land Use designations. • Parking. Tandem parking may be permitted on hillside lots served by an access drive with the approval of the Design Review Board and the City Engineer, when the allowance of tandem parking minimizes the impact of hillside development. 1 Grouping of driveways may minimize �\ grading, paving and site disturbance. • Driveway Design ' Driveways should be designed to provide direct access to the building site and, where possible, be aligned with the natural contours of the land. Driveways which serve more than one parcel are encouraged as a method of reducing unnecessary grading, paving and ' site disturbance. City standards as to the maximum number of dwellings served by a single private drive should be followed. Property owners shall enter into Common Easement maintenance agreements for private drives. Driveway grade in hillside developments must comply with the City of San Rafael ' regulations governing driveway design. On driveways that are allowed to exceed the 18% slope (with Design Review Board, City Engineer, and Fire Department approval), either a coarse paving material or grooves for traction must be incorporated into the construction. Drainage from the driveway should be directed in a controlled manner. The finished grade of the driveway shall conform to the finished grade of the lot. 81 5. Architectural Design of Single Family Residences on Individual Lots in hillside areas with slopes of 25% or greater. , • Provisions of guideline N.M., "Reduction of Building Bulk on Hillsides" and guideline IVA7., "Architectural Character" in Section N. of this manual should be followed in ' the design of single family residences in the hillside areas identified above. 6. Planting Design for Single Family Residences on Individual Lots in Hillside Areas with , slopes of 25% or greater. • The provisions of guideline A8, "Planting Design for Hillsides," in Section N of this ' document should be followed in the design of landscape plans for single family residences on individual lots in the hillside areas identified above. , 82 IV.B3. Multi-Family Residential Development 1 t _ a � u . -r G1�r ILL 8- - - -jai �- �,� 3 H 1. Applicable City Codes: :. — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, R-3 Zone, "Residential Districts." ' Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." 2. Preservation of Existing Natural Features . Hillside Residential Development plans should demonstrate an effort to preserve and protect significant natural features in the layout and design of streets, Iots and grading patterns in multi-family residential development projects: ' • The provisions of guidelines IV-Al., "Site Design Process," IV.A2., "Preservation of Significant Trees" should be followed as general design criteria for the preservation of ' natural features in the planning of multi-family residential development projects. • City Adopted Policies pertaining to or related to the preservation of natural features in hillside residential development: 83 City of San Rafael, General Plan 20010: ' - Land Use Element, Policies: LU-9, LU-10, LU-11 and LU-29. Parks and Recreation Element, Policies: R-2, R-4, R-12, R-14, R-28, R-31, R-35. , - Natural Environment EIement, Policies: NE-1, NE-2, NE-3, NE-4, NE-5, NE-9, NE-11, NE-13, NE-17, NE-20. - Health and Safety Element, Policies: S-1, S-2, S-3, S-4, S-5, S-6, S-7, S-19. , - Residential Neighborhood Element, Policies: RES-1, RES-5, RES-6, RES-7, SVS-7, NG-13; NG-14. 3. Hillside Grading and Drainage • The provisions of guideline IV.A3., "Hillside Grading and Drainage," should be followed ' in the design of grading and drainage pians for multi-family residential development projects in HR and HRR areas as designated by the General Plan 2000. — City Ordinances pertaining to the design of grading and drainage plans for multi- ' family residential development projects in hillside areas designated as HR and HRR land uses in the General Plan 2000. , - Title 14 of the San Rafael Municipai: Code, City of San Rafael Zoning Ordinance, "Environmental and Design Review." , — City Review procedures pertaining to the design of grading and drainage plans for multi-family residential development projects in hillside areas with slopes of 25% or ' greater: - San Rafael Department of Public Works, Grading Plan Review. , - City of San Rafael, Geotechnical Review Matrix Process for the San Rafael General Plan 2000. , City of San Rafael Standards pertaining to the design of grading and drainage plans for multi-family residential development projects: ' City of San Rafael, Department of Public Works, Standard and Supplementary Conditions for Grading Permits. ' 84 ' 4. Site Design Principles for Multi-Family Residential ?seas in Hillside Areas with slopes 1 of 25% or grater. 1 Provisions of guideline IV.A6., "Reduction of Building Bulk on Hillsides," guideline IV.A7., "Architectural Character," guideline IV.A9., "Site Lighting" should be followed in the design of cluster residential development in hillside areas. 1 Other principles for the site design of multi-family residential development in hillside areas are: 1 — Sloping sites offer opportunities to create and emphasize characteristics that are P g P unique. These include emphasis on outdoor decks, roof gardens, terraces, roof forms, 1 bay windows to maximize views from inside, clusters of carefully placed vegetation, framing of distant views with vegetation and building elements, pergolas, lookouts for ' viewing, sculptured stairs and walkways. Ideally there should be a 20 foot planted yard setback along all front and side 1 property lines. The setback area should be fully landscaped, interrupted only by pedestrian areas. To promote the protection of significant natural features, allow front and side setback requirements to be flexible, with the discretion of 1 Environmental Design Review. 1 T. GROUP USABLE OPEN SPACE PRIVATE USABLE OPEN SPACE Y• N — Group Usable Open Space Group Usable Open Space is space for common use by the occupants of a 1 development, normally including playgrounds, recreation courts, patios, and landscaped areas. Parking, driveways and loading areas are not considered Group Usable Open Space. 1 1 85 Provide all multi-family =projects with Group Usable Open space for each dwelling ' P P g unit consistent with the City of San Rafael regulations for multi-family residential development. , Provide at least one designated children's play area of at least 400 square feet for the ' Ent 25 dwelling units. Add 10 square feet for each additional dwelling unit. This guideline does not apply to senior citizen residential projects. :Private Usable Open Space ' Courtyards, Terraces, Balconies. ' IIII • • T • I � • i ,iii / _. — Private Usable Open Space All multi-family projects are encouraged to provide Private Usable Open Space for , each dwelling unit consistent with the City of San Rafael regulations for multi-family residential development. The City of San Rafael regulations governing multi-family residential open spaces ' should apply with the following additional recommendations: Private open spaces on the ground should be a minimum of 8 feet in each plan dimension and should be screened iiom public view by plantings, privacy fences, and other similar methods. , Decks used for upper floor private space should have a minimum dimension of 4 feet. ' Use terracing to achieve level spacers when providing open space on steep slopes. Locate private outdoors aces to receive solar gain in the winter months. , P P — Avoid large expanses of flat areas such as parking lots that create an incongruous element in the slope. 86 ' ' — Site buildings with units having different floor elevations to achieve height variation. — Buildings located near hillside rims have higher visi ility. these buildings should be sited in a staggered arrangement and screened with planting to minimize a "wall" effect. — Avoid building facades that are designed with a ground level wall of repetitive garage doors. — Retain existing vegetation. ' — Avoid long continuous building masses that create a "wall" effect and inhibit views. for sloping sites. — Groups of buildings should be designed with visible differences. This may be achieved through materials, colors, forms and facade variation. — Facades should be articulated to produce shadows through wall setbacks, overhangs, projecting windows, recessed openings, decks, and porches. ' — Rooflines should avoid extended horizontal lines. Pitched, gabled and hipped roofs are more appropriate for hillside sites. — The building facades and rooflines should, in contribution, provide a mixture of vertical and horizontal elements, but with more emphasis on verticality in cluster design. — Stagger alignments of units both horizontal) and vertical) to create unit identity, go � Y Y tY privacy at entry, and in private outdoor space and to shape common open space. 1 { ' Buildings with common open spaces and integral ez;sting tree groupings. 87 — Separate buildings with common open spaces, integrate existing or provide new tree groupings in these spaces. ' 5. Parking Design for Multi-Family Residential Development on Hillside Sites. • Applicable City Codes: 1 — Title 14 of the San Rafael Municipal Code, City of San Rafael Zoning Ordinance, ' "Parking Standards." • Covered and "Tuck-under" Parking. ' Covered parking areas, by means of garages, carports, and trellised canopies, are strongly encouraged. ' END ' VArr 1 fZaF gNTEt� ' P Mr- v A Cis Covered Parking — Tuck-underarkin , on sloping sites at half or full level below ground, is encouraged: ' P g 1 parking— % parking TUCK UNDER PARKING ' 88 • Surface Parking Areas For all surface parking areas, an internal area equal to a minimum of 10% of the total parking area should be planted with a combination of trees and shrubs. Tree spacing should be such that every designated parking space is within 30 feet of the trunk of a tree. 'Turf areas are discouraged. See Appendix B. "Plant selection Guide." 6. Planting Design for Multi-family Residential Development Projects. • The provisions of guideline IV.A8., "Planting Design for Hillsides," should be followed in the design of landscape plans for multi-family residential development projects in ' hillside areas that have the HR and HRR Land Use designations in the General Plan 2000 or are located on properties with slopes of 25% or greater. 89 �. __ SIR r;r 'to�Iwloll li;� .' Y'��r�.^— F7�r•' .; 1;�•J'�7,��7� f�yY=s� `C:-.4!_`f"'"%"="•_`: „F. :ae ' I>,�r•"yrkcl ��''- •:^�---�---�--�.---- '" "'_-_�_�w�=r.�"r-`ter' ei�- = —— __ = - _�=--if"�i�:�`� v:tt'�;,i ~� - _ _ - -- �-�' .r�-.�;�* _ - .-r�•�'�.r'„-moi IV.C1. Highly Visible Ridgeline Areas �y11.��'�1.•.^' 1 I1 I •u r This Guideline Iists development standards and design guidelines that protect the scenic and aesthetic value of San Rafael's highly visible ridgeline areas. The City of San Rafael is ' situated among a group of hills and ridges which constitute a significant natural feature visible to all persons travelling the major highways and arterials through the county, as well as the citizens residing in and around the community. In order to insure the preservation of these hills, ridges and ridgelines and their natural features, a more harmonious relationship is required between the existing natural environment and the growing man-made environment. • Generally, building sites should be selected so that construction occurs below the ridge of a hillside. • The selection of each final building envelope is affected by many factors specific to each property and can only be established on a case-by-case basis. The potential hazards created by development, gradinand alteration of drainage patterns on hillsides are not only a concern of the development itself but may cause damage to properties downhill of the property. For this reason, the larger off-site implications of all proposed buildings and improvements such as roads, driveways, and other built improvements such as parking areas, land form grading and drainage should be considered in all Environmental and Design Reviews. 93 While the following definitions and guidelines are compatible with current regulations, they do not supersede adopted City policies pertaining to development in ridgeline areas. These currently include the policies pertaining to the preservation of natural features in San Rafael's General Plan 2000 (NE-14, NE-15,. NE-17). 1. Definitions — "Ridgeline" means a long, narrow, conspicuous elevation of land. — "Knoll" means a hilltop or a small round hill. 2. Development near ridgelines or knolls. The development of new independent structures shall be prohibited within 100 vertical feet of highly visible ridgelines except in those cases where loss of development potential would deprive the property owner of all reasonable economic use of the land. In those rare instances, development near ridgelines or knolls is permitted subject to the following Guidelines: a. Proposed building sites and/or structures shall not detrimentally impact a highly ' visible ridgeline or knoll. Development on any parcel within 100 feet measured vertically from a highly visible ridgeline shall be subject to Environmental and Design Review. loo' loo' Np6 a ' _ Ur1E .01 I \\ Avoid locating structures near highly visible ridgelines. 94 b. No point on any structure subject to the provisions of this guideline shall be closer to a highly visible ridgeline than 100 feet measured horizontally on a topographic map or 50 feet measured vertically on a cross section, whichever is more restrictive. In no case, shall the roof line or any other portion of a structure extend above the ' line of sight between a ridgeline and any public right of way, whether the ridgeline is above or below the right-of-way. c. Design of building sites should be sensitive to the natural terrain of prominent knolls. Structures should be located in such a way as to minimize grading and building pads must preserve prominent knolls. d. The development plans for Planned Hillside Residential Development projects shall provide for the natural preservation of highly visible ridgelines, protecting them from development impacts and maintaining a backdrop for development. Significant views of the natural ridge silhouette shall be maintained from public rights-of-way and ' other public open spaces, especially major highways. Proposed structures shall not project above the ridge silhouette as visible from City designated viewpoints. The ridgeline's natural contour and vegetation shall remain intact with development maintaining a minimum horizontal setback of 100 feet in width from the center of the ridgeline to the undisturbed setback Iine. Lesser setback distances may be authorized at the discretion of the City Council if it can be demonstrated that the objectives of ' this will be achieved and, in any case no units will be located in that setback. e. When placement of roads near ridges and on slopes is proposed, acceptable placements shall include a split roadway section to accommodate grade, knob removal to accommodate views from the road, and the rounding off of cut slopes to improve appearance. fi Multi-story homes are not considered appropriate for ridgeline lots. g. Fences and freestanding walls should be located away from any ridgeline, knoll or crest of any slope so that fences and walls are not visuble against the sky from offsite. 95 1 - IV.C2. Hillside Drainage Swales and Drainage Ravines t -041.V i r v t E ws CONrRoLLev I CR x, f DRAIMA6& SWAL° Ga I DRAINAGE Rnrrse 5O' MEP SETBACK p�rb i . . Homes backing up to a drainage Swale or ravine. ' This Guideline Iists development standards and design guidelines that protect the scenic and aesthetic value of San Rafael's hillside riparian areas on lands with the HR and HRR Land Use designation in the Genera[Plan 2000 and on lands with slopes of 25% or greater. The ' riparian areas and watersheds create areas of natural focus in the hillside areas and should be preserved and protected. In order to insure the preservation of these riparian areas, a more harmonious relationship is required between the existing natural environment and the growing man-made environment. • New Hillside Residential Development applications are required to provide detailed hydrologic analysis to be reviewed by the City Engineer. Developers may be required to replace inadequate on and off-site existing hillside storm drainage facilities. ' A comprehensive study may be required for each project to develop specific information on the nature, extent and magnitude of slope stability hazards in watershed areas. Basic data required would be suitable for determining the types and severity of watershed and debris flow paths that may influence developments. The study product would identify: — Major watershed areas related to specific neighborhoods. — Areas impacted by recent movements of debris or other surficial materials. — Areas identified as "High Energy Flow Path Zones." 97 — Areas of various degrees of slope, especially areas with steep slopes of 65% or greater. ' The potential hazards created by development:, grading and alteration of drainage patterns on hillsides are not only a concern of the development itself but may cause damage to ' properties downhill of the property. For this reason, the larger off-site implications of all proposed buildings and improvements such as roads, driveways, and other built improvements such as parking areas, land form grading and drainage should be considered in all Environmental Design Reviews. While the following definitions and guidelines are compatible with current regulations, they do not supersede adopted City policies pertaining to development in ridgeline areas. These currently include the policies pertaining to the preservation of natural features in San Rafael's General Plan 2000. Development Near Drainage Swales and Drainage Ravines The general intent of this Guideline is to discourage development near hillside riparian areas. Currently the City of San Rafael requires a 50 foot deep setback from natural riparian areas for all site improvements. Wider setbacks (100 feet ideally) will be required on larger parcels through project review. See the Natural Environment Element of the General Plan 2000 for additional policies related to the Protection of Wetland Buffer Areas. a. Development setback in drainage swales. All water$heds exceeding 10 acres shall be considered "major" watersheds and shall be reviewed on a case-by-case basis to ' determine development setback requirements. When the applicable planned development :Ian requires the retention of natural drainage swales, no tentative subdivision map will be approved without a hydrologic analysis to determine an adequate setback for preservation of natural drainage patterns, public safety and riparian vegetation and wildlife. b. Filling in of watercourses, canyons, or streambeds is prohibited. c. Debris basins, rip-rap, and energy dissipation devices shall be provided when necessary to reduce erosion when grading is undertaken. Except for necessary flood control facilities, significant natural drainage courses shall be protected from grading activity. In instances where crossing; is required, a natural crossing and bank protection is preferred over steel and concrete systems. Where brow ditches are required, they shall be naturalized with plant materials and native rocks. d. Natural drainage courses shall be preserved and integrated into project design. ' e. Stream Bank Stabilization Self formed stream channels tend to be in a state of equilibrium, nearly stable, and usually do not require artificial bank stabilization. Land use changes that cause an increase in impervious surfaces or sedimentation will result in channel erosion. This 98 may require measures to stabilize the stream bank. ' 1 Stream rehabilitation is thereferred method of stabilization its objective being P � ] g to maintain the natural character of the'watercourse and riparian area. The process may include enlarging the channel at points of obstruction, clearing obstructions at natural bend and points of constriction, limitation of use in areas of excessive erosion and restoration of riparian vegetation. 2) Concrete channels and other mechanical measures of stabilization should not be permitted unless no other alternative exists. 3) If a stream bank stabilization other than stream rehabilitation and vegetative ' methods is required, hand places stone or rock rip-rap are the preferred methods. £ Planting in Riparian Areas. ' The riparian area should be kept as close as possible to its natural state. The open spaces and indigenous riparian vegetation such as Iive oaks, sycamores, bays and scrub should be preserved and emphasized in new plantings. Ornamental plantings and the introduction of non-native species should be avoided. 99 1 IV.C3. Hillslope Habitat Areas r Edsting "pocket" in tree mass. Hold building heights below tree tops Maintain .vegetative backdrop. P Replant with oaks or redwoods (north slopes). r r r r .. Woodland Hillside Section rThe open and wooded hillsides contribute significantly to the scenic backdrop of the City when viewed from its developed areas in the valley floors. This is due to the low density of development in the upland areas, the minimal visual bulk of most residential structures and the heavy vegetative screen for residences. ' The upland hillslope areas are characterized as having unique scenic qualities, vegetation, wildlife habitat and limited development potential. The major plant and wildlife communities are as follows: • Oak Savannah - Oak Savannah is comprised of open grassland with isolated and rscattered oak trees. ' • Oak Woodland -The Oak Woodland community is comprised of greater tree cover than the Oak Savannah community. The tree canopy may be made up of coast Iive oak, bay oak, California bay, madrone and buckeye trees. The understory includes different herbs and grasses depending on the quantity of sun exposure. In addition to their wildlife habitat value, Oak Woodlands are important to soil development and watershed protection. ' Redwood Groves - Small groves of redwood trees are found on north facing slopes and valleys which contain natural seepage or springs. 1 101 r 1. Wildland Fire Hazards in HilIslope Areas The vegetation in hiIIslope areas of the City is extremely flammable during the late summer, fall and times of drought. This creates a serious hazard in undeveloped areas and large lot homesites with their extensive areas of unirrigated vegetation. In addition to the dry periods of the year, wildland fire hazard is- related to slope steepness, vegetation type, exposure to sun and accessibility to fire fighting equipment. Steeper slopes are a major hazard because they have a fire spreading effect similar to high velocity winds. Fuel loading, which reflects the different amounts of combustible material provided by various vegetation types helps determine the degree of hazard. To reduce the risk, the Fire Department maintains a system of fire trails and a -"Greenbelt Program" where information on fire hazard is provided to residences adjacent to open space. The "Greenbelt Program" promotes creative landscaping, with attention to fire resistive characteristics; erosion control; and fuel reduction programs to clear fire transmitting growth. The Fire Department coordinates with the Marin Municipal Water District and City Departments through the City's development review process to insure that water supply necessary for fire safety and other Faire Department concerns are met for new development. Additional guidelines hnes pertauung t t he transitional areas between undeveloped hiIlsIope , areas and new development are:: _ I — Transitional Slope Plantings in High Fire Hazard Areas Transitional slopes may be used between the domestic plantings of new development and the native flammable brush of undisturbed areas. The goal is to slow down the approaching fire within the transitional zone by reducing the fires fuel supply. The following techniques may be used to accomplish this goal: ' a. Evaluate the plant materials existing within the transitional zone for fuel volume and health." Remove plants from this area which are of particularly high fuel , volume. also remove any plants which are in poor health. b. Retain in thinned out groupings low fuel volume native plants. ' c. Clean out all dead leaves and branches in this area annually. Bare dirt is a good fire break. Thin native plants by pinning to reduce their fuel volume. d. If water supplies permit, irrigate this zone monthly during the summer months to retain a high level of moisture in the plant leaves. e. See Appendix B for suggestions of reduced fuel volume plantings. 102 2. Development in Hillslope Habitat Areas • The San Rafael General Plan 2000 encourages residential clustering in impact sensitive hfllslope habitat areas to preserve and protect natural features and vegetation groupings. Private properties zoned for residential development projects that are designated as Hillside Resource Residential or Hillside Residential in the General Plan 2000, or are located on properties with slopes of 25% orgreater,should follow the provisions of this ' guideline. • Site Design Principles for Cluster Housing in hillside Areas Cluster Housing may be described as housing that is joined together so that individual units share common walls, floors and ceilings. - More importantly, the individual units share common open spaces and common facilities. • Provisions of guideline A6, "Reduction of Building Bulk on Hillsides," guideline A1, "Architectural Character," guideline A9, "Site Lighting" in Section N of this document should be followed in the design of cluster residential development in hillslope habitat areas. Other principles for the site design of cluster housing in hillsiope habitat areas are: — Incorporate existing trees and vegetation groups into the design of projects in hillslope habitat areas: ' ' - Oak Savannah habitats - incorporate existing oaks into the design.of Group Usable Open Spaces and Private Usable Open Spaces as well as using existing vegetation to screen new development from offsite views. ' 103 1 Oak Woodland habitats - preserve existing tree canopies and place new -- - - development in "pockets" within --the .overall -tree_massing. Use .existin vegetation to screen new development from offsite views. — Allow front and side setback requirements to be flexible (including zero lot Iine conditions) to promote clustering of buildings if this will protect an existing slope. — Allow flag lots with parking Iocated adjacent to roadways to encourage terracing of buildings whileminimizing roadway cut and fill. — Avoid large expanses of flat areas such as parking lots that create an incongruous element in the slope. — Site buildings with units having different floor elevations to achieve height variation. — Buildings located near hillside rims have higher visibility. these buildings should be sited in a staggered arrangement and screened with planting to minimize a "wall" effect Townhouses in duplex or triplex arrangements. , — Avoid long continuous building masses that create a "wall" effect and inhibit views. Townhouses in duplex and triplex arruigements are good building types for sloping ' sites, — Groups of buildings should be designed with visible differences. This may be , achieved through materials, colors, foams and facade variation. - Facades should be articulated to produce shadows through wall setbacks, overhangs, projecting windows, recessed openings, decks, and porches. • 104 , Rooflines should avoid extended horizontal tines. Pitched, gabled and hipped roofs are more appropriate for hillslope sites. - Stagger alignments of units both horizontally and vertically to create unit identity, privacy at entry, and in private outdoor space and to shape cluster open space. r ® ® r 0 1 ' Terraced flats with private outdoor spaces. iFlats may be stacked to terrace down toward a view and sunlight, creating privacy on balconies and terraces. — Separate clusters with expanses of open space, including tree groupings. ' Site Design and Architectural Design of Single Family Residences on Individual Lots in hillslope habitat areas. — Provisions of guideline Al, "Site Design Process," guideline A2, "Preservation of Significant Trees," guideline A3, "Hillside Grading and Drainage," guideline A6, "Reduction of Building Bulk on Hillsides" and guideline A7, "Architectural ' Character" in Section IV. of this manual should be followed in the design of single ' family residences on individual lots in hillslope habitat areas. ■ 105 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 gab 1 1 Appendix A ENVIRONMENTAL DESIGN REVIEW APPLICATION REQUIREMENTS FOR ' HILLSIDE RESIDENTIAL DEVELOPMENT PROJECTS This section Iists submittal requirements for all hillside residential development projects subject to Environmental Design Review. For projects subject to "Minor" Environmental Design Review, 10 copies of alldrawings must be submitted for full submittal. For projects subject to "Major" Environmental Design Review, 17 copies must be submitted for full submittal. All copies must be folded to fit a 9" x 14" envelope, unless they are so thick, they can only be rolled up. Please make submittals as clear as possible and follow accepted conventions of drawings—all drawings clearly labelled, scales shown (not to exceed 1" = 40' for engineering drawings, not to exceed 1l8" = V-0" for architectural drawings), north arrow on plans, clear and readable line work, name of the project, name, address and phone number of applicant, engineer or architect ' Proposals should not be presented open-ended with expectations of the staff or Environmental Design Review Board to make decisions. Additional information, drawings or other materials necessary to describe the project may be requested by the PIanning Department or the Design. Review Board depending on the nature of the project or site. Also, depending on the projects nature, not all of the above requirements may be needed — the applicant should discuss proposed modifications with the Planning staff member assigned to the City's Environmental Design Review. The applicant may include additional information or materials such as sketches and models or photos if they help explain the proposal. Photos of the site and surrounding properties are always required. All Hillside Residential Development projects on properties with the SR and SRR Land Use ' designations in the General Plan 2000 should be prepared to go through the "Major" Environmental Design Review Process. PRELIMINARY REVIEW Development proposals that elect the optional step of Preliminary Review or a request.for waiver may submit drawings or other materials appropriate to the nature of the project and extent of planning studies completed. In most cases, site design, location of buildings, grading, basic form and height of buildings and landscape concepts will be important. ' Building elevations, perspectives and other information may be presented, but kept in preliminary fora. 107 MINOR ENVIRONMENTAL DESIGN REVIEW L Initial Submittal The following information and drawings shall be included upon initial submittal of an , application: • Application Form (including a detailed description of the project). • Environmental Assessment Form (may be required) • Geotechnical Review Information (may be required) • Required Development Plans (4 copies) • Site Photographs Showing subject property and buildings in relationship to the surrounding area. A , panorama or aerial shot may be required. • Preliminary Title report (may be required) Including property description, easements, deed restriction information and all , conditions, covenants and restrictions. • Filing Fees EL Full Submittal After Planning Department Review of the:Initial Submittal information and drawings for ' "completeness," the following information and drawings shall be submitted prior to the project being accepted as complete for processing: • Required Development Plans (10 Copies) • 8-12" x 11" transparencies and photo copy of each development plan as revised to i incorporate City comments, is required for Planning Commission review, • The Development Plans should contain the following information: ' a. Detailed Site Plan (drawn over the topographic map as a base) — Property lines and dimensions of the subject site and all adjacent properties, showing all easements. — Boundary of all tree massing or tree cover. , — Location of all trees that are 6 inches or more in trunk diameter at a point 4'-6" above the root crown. — Location of all shrub masses with a diameter of 10' or more, and all hedges with , the height of 5' or more and a length of 15' or more. — Existing trees and shrubs shall be labeled to be saved or removed. — Dimensioned locations of all existing and proposed buildings and structures. , -- Distances between buildings and/or structures. — Building setbacks and required yard areas (front, rear and sides). -- Location, height and materials of walls and fences. 108 — Location of exterior light fixtures and typical lighting distribution, including ' specifications of light fixtures. — Existing and proposed sidewalks, curbs, gutters, driveways, and paving widths. — Location, dimensions, height of outdoor storage areas, trash enclosures and mechanical service areas. — Site Plan summary with the following information: a. Site coverage. b. Gross Floor Area. c. Lot coverage(%). d. Gross Density. e. Number of unit types, square footage by unit type, number of bedrooms, number of stories, and number of units per building. £ Proposed landscape area (square footage and percentage) ' g. Percentage of turf area within developed Iandscaped area. h. Required and proposed number of parking spaces (covered and uncovered, as applicable). b. Landscape Plan (may be shown on site plan). • All existing and proposed improvements as shown on the detailed site plan; however, dimensions (such as setbacks and street widths) shall be excluded. • Location of all proposed plantings. • Plant legend identifying plant materials by form and function. • Written description of irrigation concept consistent with Marin Municipal Water ' District Ordinance Number 285 • Landscape structures (e.g., arbors trellises, alcoves, and benches) c. Grading Plan (may be shown on site plan) • Proposed grading, including structures, curbs, retaining walls (show height), gutters, pavement, walks, swales, mounding, slopes, open space, trails, etc. • Show all items (existing and proposed),clearly defined with distances, spot elevations, gradients, contours, details, cross-sections, drainage, flow arrows, etc. Existing improvements shall be designated with dashed lines, and proposed improvements shall be designated with solid lines. Include footprints of proposed structures. • Easements, property lines, rights-of-ways. • Quantities of cuts and fill (numeric calculations). • Patterned or colored shading of cuts and fills (only 2 copies required) • Drainage patterns and facilities ' • Retaining walls, including top of wall and ground elevations. d. Illustrative Building Elevations • All side of existing and proposed building structures. Landscaping should not obstruct the design of a building. 109 r Vertical dimensions, exterior materials, textures and colors of all proposed and buildings.. -- - ' • Exterior materials to be used, including walls, glass (type/color), railings, detailing,. fencing, signs, etc. • Design of accessory structures, such as carports, trash enclosures, retaining walls, ' treIIis, etc. Landscape materials should not hide design details. • All superstructures, roof equipment, equipment screening and mechanical duct routing above the rood ' e. Roof Plans (for all proposed structures) L Floor Plans (for all proposed structures) ' MAJOR ENVIRONMENTAL DESIGN REVIEW , L Initial Submittal The following information and drawings shall be.included upon initial submittal of an , application. . • Application Form including detailed description of project. , • Environmental Assessment Form (may be required) • Geotechnical Review Information (may be required) • Hydrologic Review Information (may be required) • Required Development Plans (4 copies) ' • Building Materials Sample and Color Board • Site Photographs showing subject property and buildings in relationship to the surrounding area. A panorama or aerial shot may be required I• Preliminary Title Report (may be required) . Including property description, easements, deed restrictions information and all conditions, covenants and restrictions. ' • Filing Fees EL Full Submittal 1. Required development plans (17 copies) 2 Photo Montage and/or Model ' 3. Transparencies. An S-12"x 11" transparency and photocopy of each development plan, as revised to incorporate City comments, is required for Planning Commission review. 10 sets of 12 size (11" x 17") plans will: be required prior to PIanning Commission review. The following information should be included on the drawings submitted for Environmental design review. , 11.0 , N a. Contextual Map (showing the relationship of the proposed project to the ' surrounding buildings and site features): • Vicinity Map, indicating site in relationship to major streets. • Location of the site and relationship of the proposed project to existing and surrounding uses, noting all significant features, landscaping and topography. • All buildings and streets within a 50' to 100' radius greater radius may be required); ' footprints, height, use, and zoning of adjacent structures. • Adjacent access and circulation. • AlI slope banks, ridgelines, natural drainage courses, rock outcroppings, and all ' mature trees as shown on the Natural Features Map. • Surrounding public improvements including pavement width, medians, curb cuts and sidewalks. • Driveways, parking and loading areas. • Proposed and existing open space, and riparian areas. ' b. Natural Features Map (site analysis of existing site conditions) ' • Basic site information (locate on drawing). • Site boundaries with dimensions; building setback lines and easements. • Sidewalks and public rights-of-way. • Existing structures and other significant built improvements • Existing Natural Features (locate on drawing): Trees 6 inches or more in trunk diameter measured at a point 4'-6" above the root crown. Note trunk size and species. • Existing contours (typically at two to five foot intervals). • All slope banks, including unstable slopes or areas of previous slide repair, ridgelines, natural drainage courses, and rock outcroppings. • Wetland and riparian areas. • Existing structures outlined including drainage devices, public improvements and ' buildings. • Boundary of all tree massing or tree cover. • Location of all shrub masses with a diameter of 10' or more and all hedges with the height of 5' or more and length of 15' or more. • Existing trees to be saved or removed. c. Detailed Site Plan: • Property lines and dimensions of the subject site and all adjacent properties, showing ' all easements. • Dimensioned locations of all existing and proposed buildings and structures. ' • Dimensioned locations of access for pedestrians, bicycles and vehicles, showing service areas, points of egress and ingress, public access to open spaces. • Dimensioned locations of all off street parking and loiding areas showing location, number and typical dimension of spaces, and wheel stop placement • Internal circulation patterns. 111 • Dimensioned locations of proposed subdivision building envelopes. • Distances between buildings_ and/or..structures.-._-._ ._- - .- _._._........-. • Building setbacks and required yard areas (front, rear and side). • Location, height and materials of walls and fences. • Location of exterior light fixtures and typical lighting distribution, including specifications of lighting fixtures. • Existing and proposed sidewalks, curbs, gutters, driveways, and paving widths, on-site and all adjacent properties and properties across the street.' , Typical street section. • Location and footprint of all buildings within 50' of the site. • Existing sewers or nearest method of sewering. ' Existing drainage courses or storm drains within approximately 50' of the site. • Location of existing and proposed utilities (sewers, watermains, culverts, power and telephone lines) 50' to 100' from the site boundary. • Site Plan summary with the following information: a. Site coverage. b. Gross Floor Area , c. Lot coverage(%). d. Gross Density. ' e. Number of unit types, square footage by unit type, number of bedrooms, number of stories, and number of units per building. L Proposed landscape area (square footage and percentage) ' g. Percentage of turf area within developed landscaped area I Required and proposed number of parking spaces (covered and uncovered, as applicable). ' b. Landscape Plan (may be shown on site plan). • All existing and proposed improvements as shown on the detailed site plan; however, dimensions (such as setbacks and street widths) shall be excluded. • Location of all proposed plantings. • Plant legend identifying plant materials by form and function. • Written description of irrigation concept consistent with Marin Municipal Water District Ordinance Number 285 ' • Building footprint and roof outlines, including eave overhangs. • Private walkways, walls and courtyards. • Berms and/or mounding areas, ground cover areas, areas of rock, gravel or stone; shrub locations; accent and street treses; slope planting materials; retaining walls; private yard areas; landscape lighting,; and other elements necessary to show the landscape concept I • Landscape structures (e.g., arbors trellises, alcoves, and benches) • Community amenities, common or public recreation, primary and secondary entry point treatment, emergency vehicle access, public walkways and other elements ' necessary to show the community amenities. • Location of all ground mounted mechanical or utility equipment and method of screening. 112 ' c. Conceptual Grading Plan • The Planning Department may require major projects to show existing conditions on 50% half-tone screen base with proposed improvements drawn on the base. If a project is to be phased, separate grading plans may be required for each phase. • Existing features (natural ground, trees, structures, drainage courses, streets, trails, slopes, etc.) on site and within approximately 50' of project site labeled to remain or be removed. • Natural areas to be preserved. • Contour grading will be required wherever practical. • Show all items (existing and proposed) Iisted below, clearly defined with distances, ' spot elevations, gradients,contours, details, cross-sections, drainage flow arrows, etc. Existing Improvements shall be designated with dashed lines and proposed improvements shall be designated with solid lines. Include footprints of proposed structures. • Easements, property lines, rights-of-way. • Contour lines approximately 50' beyond boundary subject site. • Maximum contour intervals shall conform to the following table: Slope Under 5% 5%-20% Over 20% Interval 2' S' 10' • Proposed grading, including structures, curbs, retaining walls (show height), gutters, pavement, walks, swales, mounding, slopes, open space, trails, etc. • Subdivisions show grading for streets, drainage, and trams only. Provide a separate plan showing future house plotting and lot grading to be completed on a lot-by-lot basis. • Quantities of cuts and fills (numeric calculations). • Patterned or colored shading of cuts and fills (only 2 copies required). • Illustrations of separate cut and f0l areas with a line. • Potential source/destination of fill excavation in excess of 10,000 CY. • Erosion control measures. • Sections on slopes over 10%. ' • Cross-sections at all site boundaries (maximum and minimum conditions). • Drainage patterns. • Drainage facilities. • Parkway culverts where drainage is directed to streets. • Location, elevation and size of proposed building pads. • Streets, including cross-sections, improvements, right-of-way, etc. • Shade or screen with different screens or shades pavement areas and slopes o£ 1%- 25%; 25%-35%; 35%-50%; and over 50%. • Retaining walls, including top of wall and ground elevations d. Illustrative Building Elevations ' • All side of existing and proposed building structures. Landscaping should not obstruct the design of a building. • Vertical dimensions, exterior materials, textures and colors of all proposed and existing buildings. 113 • Exterior materials to be used, including walls, glass (type/color), railings, detailing, , fencing, signs, etc. • Design of accessory structures, such as carports, trash enclosures, retaining walls, - - - trellis,-etc.--Landscape materials should-not-hide design details. • Shadows which depict the true btulding profiles and dimensions (45 azimuth and altitude). Allow building design to read through shadows. • All superstructures, roof equipment, equipment screening and mechanical duct routing above the roof: • If an addition to an existing building is proposed, show the elevations of the existing ' buildings together with those of the addition. e. Roof Plans (for all proposed structures) • Basic site plan elements and property lines. • Direction and slope of drainage. , • Drainage collectors. • Location of rooftop mechanical equipment and method of screening. • Outline of building footprint below. , Differentiate between Ievels for strictures with multiple roof levels. L Floor Plans (for all proposed structures) ' • Square footage. Perimeter dimensions. ' • Exterior materials. • Glass Areas. • Exits. ' • Above grade extensions, such as balconies or decks. g. Site Lighting Plan , I Phasing Plan ' • Required for phased projects, indicating the limits of the phasing. L Site Staldng • Corners of building envelopes by stakes with flags. , • Building lot corners by stakes with flags. -- • Location of proposed access roads .and driveways by stakes with flags (maya be required). ' • The corners, height and the rooflines of the proposed building(s) by poles with flags (may be required). j. Arborist Report ma required). p (may be �� ) k. Biological Survey (may be required). L Drainage Report (may be required). , 114 ' Appendix B PLANT SELECTION GUIDE The shrubs and trees listed within this appendix are a reflection of the design goals stated PP gn in guideline A8, "PIanting Design for Hillsides." They are Iisted, in matrix form, by uses. Other Trees and shrubs not Iisted here may accomplish the desired goals, and if so, are encouraged also. To use this Appendix, determine the use of the tree or shrub and find the appropriate heading at the top of the matrix. Please consult the Sunset Western Garden Book for additional information about each plant. The first list is a Tree List which includes Drought Tolerant and Low Fuel Volume Trees ' for use in high fire hazard areas. The second list is a Shrub Last. Nerium oleander has toxic foliage but is included in the ' Appendix because of its other excellent qualities. Its use is encouraged where toxic foliage will not present a hazard Size considerations are important for shrubs: use Iow creeping varieties for groundcovers; medium shrubs and large sized shrubs can be used for screening, ' accents and spatial definition. Note the list of Drought Tolerant shrubs. The Ribes and Rhus species=have deciduous habits; all others are evergreen. Please note the Low Fuel Volume Shrubs for use in high fire hazard areas. All of these shrubs are Iow growing and can exist with little summer irrigation. I15 � \ / � 13 a Q 7 2 x x x x LL / � 2 x x x x x x x x x x x x x x x x x x x x x x & © cc J $ x x x x x � 2 ■ ■ k x x x x : � c a J x x x x x x x @ � � w § E e o x xx x x x Ix x cn to m 7 x x x x x x x x x x x x x x x xxx x x x x � 3 � � § ® E 2 � c k k § / 7 e .0 k ■ SCL � _ c s cc 2 z � $ e CCL e co k k 2 e o a ■ - = E a - @ c o aCL - § _ 2 E § 2 2 § c _ - § a ® � e © o c ■ m c a _ o ta@ N - e E - 2 ■ 2 2 e g ' 2 t a » § 2 » § 2 ■ o 0 2 / 7 S d 2 a a v 3 2 a 2 2 2 3 2 2 z L CJ -j lu % � 2 § ' c . 2 e I ® s 2 _ o 70 o e 2 _ 2 .. 2 d § _ 2 § \ x 0 2 CL 0 2 3 2 % 2 f e 2 2 ® § e 2 S ,% e73 .2 § E ® 78 e 2 = e 2 e ' ■ 2 2 2 § @ 'a 2 § ® $ 2 « j & « v toe - « « g _ _ § ® e 2 2 ® § d e § § 0 _ e 2 ■ a e a a _ - o - - _ ® ■ _ ° ® ® J 5 £ 2 2 ® CL § o _ § ■ ® - 2 0 7 ® 8 2 $ 'B ® ' � � S § _ ' 2 0 § § 2 ® = § » 2 -a e CL o ® ® 2 ■ « o m a - A _ e ■ � � ■ e e _ » - 0 0 e fA e o ■ m ¥ < « « u Q O Q LU w UJ LL. c -J � � 3 2 p a s � ` ? m � H C7 � � x U. C c a0xxxxxxxxxxxx >cx x x xxx xx m 2 C > x x x xc x a � �- - XIX, x x x x x } x 1XI x Ix , a c 'a- 9 xx x 1XI x x x x x x Ix x x x 43 m � x x x x x x x x m x x x xx x x x x x x x x x xxx x l , , I I I lll i c5 t° LU IOU 0 0 41 2 0 72 79 Z CL m c c O d � "c E us G. m s = g tlb R o � O V O N m �O+` W M N O p O x o o :° o 3. CL m c o o m S Uu. ava` Ua = eAazQQcon 0 ' r vc. o � -„� .1vsi3 �zvQ +i tsrtv tu c CL K as Q Z�C a0! G O C C W V m C s O s4 q1 a0 tSY �” O cm O l�Q A 3 3 .V. aV. a0 O e O iO O C ciSr O r O C C C O V O m �. y7 U CA ti C i0 C Q G. Q C. Q Q Q Q 2 ca v! �- }�- '"c vC eG 4C Q 02 U U U U U C? U d Q > > > -c7 it jCD w 0 0 0 0 n 0 a F 6 :," "R = E 0 = M 0 0 w =r su W W 0 C7 < 0) 0 to 7t CD > 0 fo sm Ci Z C? < =r C 0 L) (D W N c SD 3 CD C 3 US W CL a 5, so = 0 sm lu co) co CD fA so CD r— if B > ir 1 0 1 0 1�I ir = 0 a w 10 0 0 5 cn CD 5 3 M CD A) CA SU CA 0 lu (a ca CD > m CL SM m (a CD CD C o 0 su CD M (a (A = CD C7 cn ,o a) in o 0 m 0 0 0 0 r- oj 0 :E 0 =r 0 0 0 cr — IDO 0 ria !itS. Al "20- CD sm M M 8 40 c— W w W SU 0 CD ID U2 - I o so�. q z a 0 CD 0 9) CD CL 0 M CD °y' > w =r C) W 0 m s 0 (A M xxx X xxx x CDC fu lu I., i-D 9D FL m ; LD x xxx 1xx > XXXX Xxx x x x x )c I Ix x x X X x x I I I I as CD CC CD CD x x x x x XXX x x x XX XXX x (D ' � 1 x x x x x x x ju CD --4 to- �< = = m = -0 M M m C) !R 0 a cr C-i 03 > (a 03 = o sm 0 to o sm z 0 f,=0 0 c7 N c -t3 ul CAD) 0 CD tu 0 A) CD 0 C, > (A JU 0 C a 0 to 0 w 0 B- = = m Cl CD 0 w 0 = CA 0 2) &0 CL r Er 0 X co 0 > 0) CD CA a:ID cm = A) m a a) °7 V (A rA ca C), C— —4 Q 0 > M W -0 ,= 0 C 0 — 0 v 0 1 � 0 C) 0 o o CD . ;< 0 0 0 = r 2) C) 0 12 5 o a. = rn CD Cl) r, 0 CA = A) rm cr 0 CA 0 0 23 ca 0 0 0 = M = CA CL > = (D CD to 0 fft K 0 0 x m M IOD CD X x x x x X x x x X x X x I I x xlxlxl ca 03 Q) C, x x x XXXX xxxx x IxXxxx xx XC= 3 I I I I I CL o CA xxxxxx x xx x xxxxx xxxoo 'o M 0 I ll I I < r xx xx xx xx x x xX -n 3 g x x C 0 S' w CD tD xx x xxxx xxx X x x ar (D X ' HILLSIDE DRAINAGE SWALES AND DRAINAGE RAVINES A detailed hydrologic analysis is required for projects with these site characteristics. Filling in of watercourses,canyons,or streambeds is prohibited. Measures such as debris basins and energy dissipation devices are required when necessary to reduce erosion when grading is undertaken. Natural drainage courses must be protected from grading activity. Stream stabilization through stream rehabilitations is encouraged and concrete channels are generally ' prohibited. HILLSIDE SLOPE HABITAT ' Transitional planting is required to reduce fire hazards. Clustering is encouraged to mitigate vegetation removal. Design guidelines are outlined for such developments and for townhouses. SUBDIVISION ORDINAL-'71 Chapter 15.34,Standards for Hillside Subdivisions, includes slope tables for determining appropriate development densities, minimum lot sizes, and lot widths based on the average ' slope of properties. The Hillside Guidelines will further refine the density through design. ZONING ORDINANCE ' The ZoningOrdinance,has been amended to implement the Guidelines. Cha ter 14.08, P P Definitions,includes definitions for building stepback,gross building square footage(floor ' area), height of building, natural state, and other terms used in the Guidelines. Chapter 14.11, Environmental and Design Review, incorporates Environmental and Design Review requirements for subdivisions and single family homes and additions in hillside areas. ' Chapter 14.75, General Provisions and Exceptions, includes Hillside Residential Development Standards. Chapter 14.65, Hillside Development Overlay District, has been added as a combining district. Hillside properties which apply for a Planned Development District will be required to also rezone to the Overlay District. ' APPLICATION REQUIREMENTS ' Specific requirements for applications are attached. Detailed site plans, landscape plans, grading plans,and building elevations are required as well as contextual maps and a natural features map. Photo montages and /or a model are mandatory. Additional requirements are a shaded slope map, site lighting plan, phasing plan, and site staking. An arborist report, biological survey and drainage report may also be required and their requirements are listed in Appendices D-F. 1 E cc X x x x 2 (D x Q x x x x x x x x (D 9 J I I I I I I I > X CC Q E U- x x x x x x 07 00 x x x x x x x x x � -6 w c (D ' �, xx X IxX x X 1 ! I W E CD E c 0 = 0 Z CD > cc CO cn E w cm v E C 0 -Y- C > Cj (n IDI co 0 ra I to- Qj E E E = (D 9 w CU C E < E -2 5 Z 2: CL E -J CL < E E CD Z = , -2 So 0. 0 (D > C 0 m 0 0 cnfcnfcnfl--i �� 1y, •yrs 1n'y ;�-^e, K 7,1 rl QP �r� //fJ��' 'I i 1 •�� tii (lf�� s ,NN � 1�1 t / � t n► �+k ` �t j moi, \ �t�s� `•,`•" .\�`� ` ' 'eft•t e 3.g •_� ` «' � `. .� ��, '� Ill &L I Ile � !r ,_ice j��: /f•� ._._-= ! r � i 11 c �� j7, t If 1 00/ le I 1 _ ,.:.f--„�,,r-�Y �,,M✓G�.t'�,�r• :ter. a.�i(� i �_�+�'_`"•y!''.ri,�.{� 1"l•l-�•.'„rte. y �i Ti++ - �'�` ,�/'.fir... ."•"”' 1 � •1 J�'.1 7 V \ 4 •r I'/: •�� ; ,ti •./_'1� � _ F ��1 Cyt `'•'1 \\\ p- f IN r<_• �: i . _ ,- � , .� . _ice:' !I ; - I . �� /' ,.�• 7- ..cam �-' �•�� -.---.. 07w C �t: 1l'.IY t' ,Y l y,.` �/ M,� :'irC�')i�i a `ll J }�1�. !•'� ;.��,� � TlC• '/v '''.•fjMe• •irrdx ��'••r I.`t( U"VJ ^ r .►;.. ir 071,1�;r,3;�� jS"'rr X1(9 ,1, ti. �1.. �w�tia.r•+ti• i{' r � -•Ar' ci++`r. .Ir w' �:•`,9�- .eek�s-rP��;��-�:�L �+;.�► r� � '��" - _ ' •��• `;q•�'+Yi.'7..�ZJ. r�'�•'� y�Lac Jam.`., v h L. 7r�,'. tl� -. �aS � yigr 4 y`7y� I �4M2�, �• Gam','�'�7"' •� ��'� �„ �'�w� A�� •---�- Aw - AN APPLICANTfS GUIDE ' TO PROCEDURES FOR HILLSIDE RESIDENTIAL DEVELOPMENT PURPOSE The City of San Rafael has adopted Hillside Residential Design Guidelines to recognize site constraints and resources aprl:cable to hillside development and insure cocellence in project design The Guidelines apply to all residential parcels in the City with slopes over 25 percent ' and all properties in the Hillside Resource Residential and Hillside Residential General Plan )and use designations. The guidelines address architectum,-planting,site design,preservation of trees and vegetation,grading and drainage,lot configuration and building setbacks,street ' layout,parldng and driveway design,and other design issues. The guidelines apply to 1)new single family residences,including additions over 500 square feet in area or modifications that increase the height of the roofline; 2) multi-family residential developments;3) subdivisions; and 4)planned developments. CrrY OF SAN RAFAEL PLANNING DEPARTMENT PROCESS O Step 1 - Project Consideration Prior to beginning design of a Potential projeM the applicant should carefully review the a Hillside Residential Design Guidelines Manual and the sections of the Zoning Ordinance and the Subdivision Ordinance.which establish requirements for hillside development. Development standards are summarized in this handout for informational purposes and are not intended to be used in lieu of the officially adopted guidelines. Step 2 - Preapplication Conference Before planning and design begins,the applicant is strongly urged to make an appointment with the City Planning Department staff. Contact the Principal Planner for Current Planning. The staff planner assigned to your project at this point will also process your application. The planner will clarify review procedures and submittal requirements. Critical design issues and Design Guidelines important to the project will be outlined.Applications for minor projects, such as additions to existing structures, may have some of the submittal requirements waived to simplify the process. Step 3- Preliminary Review (optional) This step is optional but is highly recommended for complex projects such as subdivisions and multi-family development. Preliminary review allows the developer to meet with the Design Review Board to discuss preliminary plans before investing time in detailed design At this stage,site analysis and design,location of buildings,grading,basic form of buildings and landscape concepts are important. Building;elevations should be provided in preliminary form. The Board will discuss the proposal, but will take no official action Step 4 - Filing of Application The completed application must be filed with the Planning Department along with the appropriate fee and all required data. For complex projects,contact the planner assigned to , your project to set up an appointment. Other projects can be filed with the counter planner between 8:30 a.m. and noon,Monday through Friday.The planner will give the application an : initial review for completeness. Incomplete applications cannot be accepted. ' Step 5 - Staff Review A staff planner will be assigned to projects which did not have a preapplication meeting. All ' projects will be reviewed for compliance with submittal requirements. The project will also be referred to other City Departments,Neighborhood Associations, and applicable state and federal agencies for comments. The planner will work with the applicant to resolve design , issues. Once the application is complete, the staff planner will schedule the item for review at the next available Design Review Board Meeting and inform the applicant of the time and date of the meeting. All meetings are held the first and.third Tuesdays of the month at 8.-00 , p.m.in the Public Works Conference Room,Third Floor,City Hall. Minor additions will be set on the Consent calendar and will not require full review. Staff will prepare a staff report evaluating the project which will be mailed to the applicant the Friday before the meeting. , . 1 Step b - Desigr. Fcezriew Board Evaluation ' The Design Review Board will focus on the design issues contained in the Hillside Residential Design Guidelines Manual and the Zoning and Subdivision Ordinance. The Design Review Board makes a recommendation to the applicable approving body. Major projects often require ' more than one meeting to resolve design issues. Step 7 - Neighborhood Meeting 5GN PRD.: 'APP.WV^L ' ' Complex projects and projects which involve a rezoning or General Plan Amendment are required to hold a STAFFcc�NCE ' neighborhood meeting. The meeting is aFn rwn scheduled after the project hss °F;;, WM received preliminary approval ': :he our.a ftAWMW Design Review Board. =Sion N&MW c -O;sN P12" uar Reouue� �� a--=SAO f Step 8 - Project Derision Once the Design Review Board has made a recommendation, the proud planner will ,Yrr rrrwr complete the environmental determination and AMMMY 'PRe-:MIN., Oftl" �sw ,�,,, set the application for considertion by the a rmP01 f > Ew C,"�'s-.---y;suar,nn� appropriate hearing body. Single family f SAM1T' `°P"ONALT�� • ' OL residences and additions will generally be considered by the.Zoning Administrator. All other projects,including all projects within 100 :eet of a ridgeline and projects where there is a neighborhood concern,are considered by the • Planning Commission. At least 10 days prior to the meeting, property owners within 300 feet(100 �� "g5CAW '' ' feet for Zoning Administrator items) will be er -��„r,� notified by mail of the acting. A staff report is ' "''` CITY prepared for Plaruting Commission items and mailed the Friday before the meeting. At the ' meeting, the staff member will present the staff report The applicant or a representative may then present testimony on behalf of the project ' and explain the project design. C ::.r interested I�wrCw By parties are also invited to spear: 1-he Planning Lou%="& wPRaeW CITY Commission or Zoning Administrator will then 89flr discuss the project and make a decision. The decision may be appealed in accordance with the . City's appeal procedures. EXEC-U= SUMMARY 8 Major design standards of the Hillside Residential Design Guidelines Manual are summarized below to provide an overview. Refer to the Manual and the Zoning Ordinance and Subdivision Ordinance for a complete review of all the requirements. RESIDENTIAL DEVELOPMENT STANDARDS: 8 The following standards contained in Chapter III have been developed to reduce building bulk and height and to limit excessive Iot coverage in hillside areas. They have also been incorporated into amendments to the Zoning Ordinance. Building Height- The method of calculating height is changed from the use of the UBC s tu-Miuun of building heighr to a method measuring height vertically from the existing grade to the uppermost point of the roof edge or other feature perpendicular to that grade. This reduces building bulk and height by requiring designs to conform to the topography. a / E,="NG rsilA[7G HG2�3[�VIC�Tt]rCffiC.^•2—$SII021 Definition of Floor Area: The gross square!footage of structures,including above grade garages carports and large accessory structures,is limited to 2500 square feet plus 10%of the lot area with the maximum gross square footage set at 65W square feet. Building Stepback:A limitation on the rmcdmum three dimensional building envelope is established to avoid excessive building bulk. Within this stepback, the height of walls is limited to twenty feet. ' I pwsibIA Screw Ele+mon Uphill Semon Natural State Reouirement: The portion of each parcel which must remain in its natural state- , (undeveloped and undisturbed) is established at a minimum of twenty-Five percent plus the percentage figure of average cross slope,not to exceed a maximum of eighty five percent. DESK.."r CUIDEL.INES APPLICABLE TO ALL HILLSIDE RESIDENTIAL DE V'ELOPMENT PROJECTS: SITE DESIGN PROCESS All projects are required to display sensitivity to the natural setting and compatibility with nearby hillside neighborhoods. Application submittal requirements require documentation of existing mature trees, vegetation,and drainage. Limitations are established on tree and vegetation removal. Grading and drainage must preserve natural features. ' PRESERVATION OF SIG:tiIFICANT TREES Significant trees are defined as oafs over 6 inches in diameter and other trees over 12 inches in diameter. Site plans must be dt«ned to protect signi*icant trees. Trees which are permitted to be removed must be replaced at a :alio of?new trees for each tree removed. Replacement trees must be 15 gallons in size unless an exception is recommended by the Design Review Board. Techniques for preserving oak trees aree specified. HILLSIDE GRADING AND DRAKNAGE Guidelines are established to keep grading to a minimum to preserve hillside characteristics. Grading: Grading must be minimized. Hazardous areas are to be avoided. Fiat areas should not be created or,slopes over S%and all grading must avoid a manufactured appearance through creating varying gradients and avoiding sharp cuts and fills and high retaining walls. Drainage- Impervious surfaces must be minimized,hydrology reports are required,natural materials must be used in man-made drainage channels,and debris collection and overflow ' routes must be assessed. Erosion Control: Erosion control plans are required with grading plans and detention basins and other facilities must be sited to avoid visual impacts. ' Geologic Hazards: Geotechnical Review is rauirrd. Measums for mitigating geologic hazards which will result in major modifications of the landform,steep slope-- that cannot be suitably re-vegetated,and/or the removal of large areas of existing mature vegetation are not acceptable. E.-isting geologic hazards which pose an on or off-site threat to deveicpment must be corrected. LOT CONFIGURATION, BUILDTAG SETBACKS AND LOCATIONS Lot layout must be derived f ni the form of the land and adapted to existing topography and natural features. A variety of lot shapes and flag lots are encouraged. Variations in front and side building setbacks are encouraged to minimize a "wall effect."Buildings must be sited to avoid ridgelines and to minimize interference with views from adjacent residences. STREET LAYOUT, DRKVEISAY AND PARKING DESIGN Guidelines are established to require that roads and driveways alignments conform to existing grades and minimize the need for grading. Street Lavout Narrower street widths are permitted when it will reduce grading. Any retaining walls are to be terraced and landscaped. Split roadways are encouraged. Street layouts must conform to the natural grades and long stretches of straight road are to be avoided. ' riv a : Driveway and street grades are permitted up to 18 percent. Exceptions can be granted to allow grades up to 25 percent when it will help protect views and minimize grading and tree removal. Common drives are encouraged when it will reduce grading. Parking On-street parking should be provided in parking bays. If parallel parking is permitted on narrow streets, it will belocated on one side only. On substandard streets,two guest parking spaces,not on the driveway apron are required unless a waiver is granted. REDUCTION OF BUILDING BULK ON HILLSIDES Guidelines are established to reduce the visual bulk of buildings so that they do not"stand out". Reduction is achieved through avoiding multi-story buildings on ridgeline lots,stepping a structures up the slope,and cutting buildings into hillsides. Roof forms must be broken up and excessive cantilevers,and overhanging decks avoided. Detached garages and rooftop decks are encouraged. Building materials mv:st blend with the natural landscape.and large retaining a walls must be avoided. HILLLSIDE ARCH] ECTURAL CHARACTER Guidelines are established to develop a semi-rural character with a strong relationship to the natural setting. Roof overhangs and offsets to create strong shadow lines are encouraged.Roof forms on Iarge buildings should be broken into smaller parts and flat roofs are discouraged. Multi-building projects should be sited in a staggered arrangement and screened with planting. Buildings should be sited with different floor elevations to achieve height variations and faces should be articulated to product shadows. Building materials and colors should coordinate with the predominant colors and values of the surrounding landscape.Fences and a retaining walls must conforn, to the topog ip hy. PLANTING DESIGN FOR HILLSIDE RESIDEV"'i IAL DEVELOPMENT Planting guidelines are established to protect the natural character of hillside areas. A list of appropriate plant materials in contained in Appendix B, "Plant Selection Guide." Guidelines require irregular plant spacing and the planting of trees in swale areas to achieve a natural appearance. Transition zones are established between native vegetation and ornamental landscaping and guidelines established to :educe fire hazards. SITE LIGHTING Lighting standards are established to aid safety and security while minimizing intrusion into adjacent properties, roadways, and the hillside silhouette. ADDI 11ONAL DEVELOPMENT GUIDr 2 v,_S FOR DEVELOPMENT TYPES. For subdivisions,clustering is recommended and building envelopes are required. For single family residences, tandem parking is permitted and oint driveways are encouraged. For Multi- a Family Residential projects,site development recommendations are outlined to avoid long continuous building masses that create a "wall" effect and inhibit views. Covered and tuck- under parking are encouraged. DESIGN GUIDEALINES FOR SPECIAL AREAS HIGHLY VISIBLE RIDGELINE AREAS Development guidc:ines are established to ;7r-.tect the scenic value of highly visible ridgeline areas. Devele^^:ent of new structures wit1hin 100 vcrtical feet of highly visible ridgelines is a prohibited unless the-loss of development potential will deprive the property owner of all reasonable economic use of the land. Where development is allowed,it must not silhouette above the ridg_. The ridgeline's natural contour and vegetation must remain intact Multi- story homes are not considered appropriate on ridgeline lots and fences and walls also must be located so that they do not siihouette. Appendix C PLANNING DEPARTMENT PROCEDURES FOR GEOTECHNICAL/HAZARDOUS SOILS REVIEW A. Pumose: The General Plan Health and Safety Element requires geotechnical studies for development proposals to determine the actual extent of geotechnical hazards, optimum location for structures, the advisability of special structural requirements, and the feasibility and desirability of a proposed facility at a specified location (Policy S-4). The requirements for geotechnical investigations are set forth in the Geotechnical Review Matrix (Appendix E). B. Processing Geotechnical Review, 1) When handingout an application for a master plan zoning, subdivision, conditional PP P a certificate of compliance, design review, or use permit/grading permit, the planner reviews the Relative Geoseismic Hazards and Relative Slope Stability Maps which are located on the wall by the hall. Sites which are rated 3 or 4 (most hazardous) on either Geoseismic Hazard or SIope Stability map will require a Geotechnical Investigation Report as part of the materials needed for completeness. Geologic reports must be prepared by a Certified Engineering Geologist and soil engineering reports must be prepared by a Registered Geotechnical Engineer. Appendix E contains the specific report requirements. Sites which are rated 1 or 2 require a Preliminary Geologic Report (as defined in Appendix E) before the application is considered complete. A Geotechnical ' Investigation may be required if the use is 1) considered to be critical use as defined in the Geotechnical Review Matrix, or 2) is downslope of possible debris flow avalanche areas (areas rated as a category 4). 2) The required report must be submitted before the application is deemed complete. A fee is charged for review of the reports. 3) The report is referred to the Senior Engineer. Reports for high hazard areas must be reviewed by private Geotechnical Review Board. The Public Worsts Department hires the geotechnical firms to review reports and additional information or additional mitigation measures may be required. 8-12 weeks may be required for the review process. ' 4 Reports in areas rated 1 or 2 are generally reviewed by Senior Engineer. ' 5) A written response on the geotechnical review must be received before the environmental review is completed and the item scheduled for a hearing. 117 C. Processing __ Hazardous Soils Reports 1) The planner reviews Map GP-22 to determine whether the site is located on artificial fill or on land which has been used. by commercial businesses. 2) If the site was a service station site, or if it is Iocated on the areas identified on Map GP-22, require a report reviewing; historical land uses, nature of fill and site characteristics for evidence of potential hazardous materials. The report is required as part of the submittal. 3) The Fire Prevention Officer will review this report .and determine whether a n Hazardous Waste Investigation Report is required. Contents of the report are 1! outlined in Appendix B. 4) A written response on the hazardous soils review must be received before the environmental review is completed and the item scheduled for a hearing. Note: For a General Plan amendment, annexation, lot line adjustment, general rezoning, variance or open space dedication request,staff may require geotechnical or hazardous soils review upon consultation with the Senior Eng m* eer or the Fire Prevention Officer. a a .118 Appendix D DRAINAGE REPORT REQUIREMENTS 1 Section A3 of the Hillside Residential Design Guidelines Manual establishes guidelines for grading and drainage. Subdivision applications must include a detailed hydrology report and hydraulic analysis prepared by a California-registered civil engineer experienced in hydrology and hydrologic investigation. The report shall include, but not be limited to, the following information: iA. Proiect/Site Description 1) Identify hydrologic conditions on the site, including natural drainage courses, below ground springs, the location of all wells, flood hazards, and areas of debris flow; 2) Identify hydrologic conditions of the drainage basin, including creek morphology; 3) Identify downstream flood hazards; 4) Identify location of existing and proposed drainage facilities. B. Proiect Assessment 1) Possible flood inundation with existing development and with future development under the General Plan; 2) Hydraulic capacity of proposed and existing downstream drainage facilities; 3) Cumulative impacts of development in the drainage basin; 4). Cumulative impacts from potential runoff and from debris from tributary areas; 5) Other cumulative impacts as well as consideration for each lot or dwelling unit site. 6) The report shall include ail maps, calculations and criteria upon which the analysis is based. ' C. Recommendations ' 1) Conclusions and recommendations regarding the effect of hydrologic conditions on the proposed project and the proposed drainage system; 2) Opinions and recommendations covering the adequacy of the sites to be developed; 3) Design criteria to mitigate any identified hydrologic hazards, including cumulative impacts on proposed and existing downstream systems. The applicant may be required to provide a second opinion from a City-approved civil engineer, at the discretion of the Public Works Department. 119 Appendix E BIOLOGICAL SURVEY REQUIREMENT Section C2 of the Residential Design Guideline Manual establishes guidelines for development in riparian and watershed areas and Section AS outlines criteria for development in hazardous fire areas. A derailed report prepared by a qualified biologist may be required to determine compliance with these guidelines. The report shall include the following information: 1 A. Proiect Description 1) Identify the type(s) of plant and animal habitats found on the site with an accompanying map delineating habitat location(s); 2) Identify the plant and animal species, including rare and endangered species, found on the site with a map showing their habitat locations; 3) Identify any wildlife corridors; 4) Identify vegetation areas with high fire hazards; 5) Describe the method of survey. B. Proiect Assessment 1) Descnbe and assess potential impacts of the development on the habitats; 2) Evaluate the adequacy of proposed wetlands, creek and drainageway setbacks; 3) Evaluate compatibility of proposed landscaping materials; 4) Identify riparian, wetlands or other habitats needing enhancement to provide productive habitat values; 5) Evaluate potential fire hazards. ' C. Recommendations 1) Establish mitigation measures, such as buffer area and/or greater setbacks from the habitat and modifications to proposed siting, lot design, building envelopes, vegetation removal and grading which will reduce impacts and allow for the habitat's long-term maintenance. 2) Indicate any needed modifications to proposed Iandscaping plans; 3) Establish appropriate planting materials which will enhance and protect habitat values; 4) List mitigation measures which will reduce fire hazards while protecting habitat values; 5) Determine whether mitigation measures will reduce the development's impact to an insignificant level at which the long-term maintenance of the habitat is assured. 121 Appendix F ARBORIST/FORESTER'S REPORT REQUIREMENTS Section A2 of the Residential Deign Guidelines Manual establishes guidelines for the ' preservation of significant trees. A detailed report prepared by an arborist or forester may be required to determine compliance with these guidelines. The report shall include the following information: A. Proiect Descriotion ' 1) Vegetation type, condition, and health. 2) Tree removal (as keyed to the site plan). Types, amount and sizes of trees to be removed and reason for removal. 3) Trees with grading under dripline (as keyed to the site plan). B. Proiect Assessment 1) Health of trees proposed for removal. 2) Hazardous trees on the project site. 3) Fire hazards. 4) Grading impacts on tree health and survival. ' 5) The number of healthy trees the parcel or area can support. 6) Impacts from proposed landscaping and irrigation. C. Recommendations 1) Alternatives, such as modification in the development siting, bulk, or design to' minimize removal of significant trees. 2) Measures to minimize grading impacts. 3) Pruning and/or tree removal needed to prevent hazards from fire or tree/limb falling. 4) Number, type, size and locations of replacement trees. 5) Thinning needed to promote the growth of trees. 6) Other management measures, such as removal of exotic plants, needed for a health forest. 7) Modifications to landscaping plans to maintain tree health. 8) Methods to protect trees during construction activities. 123 Appendix G SURVEY OF REPRESENTATIVE SITES �'�.i � ,!,•ice - ,/e�'t`•�-2 'I.'V / 14, i 1 t,t �� I 12 { r .t- t d"�•. If\ �� 3 1 }�} 11 ' ion 125 m N �N 3 > }+ , G Q1 m 7 'pZ 15 C7 r V ( m C a d N N 0 � ". R3 N 4' C. � � G xN ?� d y � 'A N w :: � c $ Nom � maCm ',t, $ 0 0cnz0. z � g 3 � �� ° 00 � oa �a. z i d 'a $ Z O Z `t Z O r a l'7 17 co r� 1 'y -R `� cL'o aN r = Ncn Q C. •� dNN inm OSx � S.Z U) � t3 ch CC t'3 N low O ca {3. Ct: C C d _ c 'C51 L -0 ,o, m O 4.m mea = N a � _ `� CC' = ac +� Uk t13 d 04 N L m q► L01 � C 'C ni St iD dCh ` m t4 ;► N O Z W rt1 cn m '� co co 4 CLfA � U1 7 r r�t � / w ca N c4 N a .Q— 3: �o 41 100 m N m G N Q O'D a a L C cNj m G i L3 to aOr. O CLQ �,,' Z � tcpS T3 .. Via► � � � C� Z7 to FE CS � 4 cNa 7. N .N► '" N N a NGL td N U 13 (� N to •r = C Nm Na = TN,,s m Z3 C� N N = CG CC = 2 Q L ay woo r 1 .. N �1 m - a � o T N uCf m 4 Q. m r N - C ° O O A- � .� r .... N + t°tS p m GC t3 N d 7 to C � N ism m �, 'd3c� o O N O' -7 s: U p, Op m O Q C J z L m.. Q cn -� ca O tJ� t4 ° �m 7t U3 C m G CS1 O m 2 O C C7 Q m to �_�'(� 0- 0. N aQ s= cti G o.AA G Q y 8 o � C Q C Q1 ci m rG O v d 't3 s I N C cA W y d01 sc m ,�n °-(33 � a � Em -Z Ov x m Bs ti .g $, 3� « v °' @ �a 'N x « Q o. — m * tn RS Hca Q 2 v m W m •e� Nin o o. m o o. CG t� N O,. m Q O N m m4 t3N m � v N m 0 3 0 Wo 3 •r+ f m O cm m N mG 'Cm0n d -� � m '4C1 c mm ._ m g � ,d o � m � - m = � N N c9 m -ois ` m 2 m m m = cc m q 4 cA �? Nom. � •- _ is cv ,rs rits to O *! to a. Ul . tt� — 09 co tD � C fQ Y Q E E m C. O 'Q C m V U y A t -0 to a to a7 E (n E m ca C C a O O m > O O Co C Y c y .0 C/3 = tO > C C�7 3 R m Ex Cts o ' W c sa o � OOcnoC N °' y Na cam � o aam as 3 � `° w ' 4 a cn o Z C7U 21 * =¢ .4 = cc ¢ w cm � N ch 3 C 0 cc 0 � 1Vy 0 VN n�� m cc m cc nV E N cQ lII m la HN N = _ _ _ = 1• O = O U V U U fn U cs o E R E co N Ct, E C� E E v E q tri E ' N N co y �n r M y H y C7CL CL H � iso a2 s4 4 S ° 4 Q2E s V1 C? o cn C? cn en cn C? cn O 0 cn o cn cn CD cn - Z3 cr. c tray m. m mm mm mm p � m � tam mm h W N N cc .H H ?� H L 0y HH " y H m m r = m O 0 07 d m = m y m m m lD m m m m m 8 V V V V V U V V V = a a a a a a a a o m Cr3 o m r cc co m 0 0 01 C6 ^ t11 C6 Ui OR Q' T O tN 3 m c R c cn an E R 33 "' N C O Q ti CO (SII O NC0 CM r C O N C qy O lA t N r t 1� U (7 r � O Lh C y ` O O toO U 0 0 r 6 ED L6 O W a O to to Or, cn to r O U (D r t Z r r (a r r r r m r r r LOLO cp Il*- 00 0 O r M r r r .i j.►" Cr.��, � ��r��h'.c l��lll�f • _ s.'/T;' J !moi iw�.�w�� wlr� ~_�►� /INM_w�'.��w/\ �►�'t'•�� ,�..�� '�.+... _ " ,., ��it I 1� v IIS. www..d l� w �rrei�y :.aa �a�r...ry�ww•s+i iii-��r�.w.�rr- s • • Ul J T i - Iv `f 1 `� t It ,✓'� h O// / M 1 3• r+� Q / � 4 � �� h ter. �/" f r 00 00 will Gall op 00 go i s /.....�i ,-S-0 J OZI OCK ^s/ ` � lam. � � //I // � -,9020 21 �: � yp6 0 � / 23 Z28--_--'3 'o// / 'o �J � // 2Z83J3 6 ,� 4z 41 Jr. 000009.1.0000091 7 74 ��{•- M1 ,rte, �.Y� G. ��; � `'�i�✓ " '"'��- _ `�\ ll� lob or 14 tn CrA tA 43 tn °mfr. ��,..c. - '' ,� . ��'`• �• _,1. :,,; :� ::�• t •lam/ ' G, r v.J ........... \ � f � �� 1 f.l. fir% i Nl- S�,f ------ OR st 4 ooe I I/fF 44) t C—Q CiOm?itlccan/�^.�cr ; �+Can/: GEneraIIV UVCr• !0 g i + 1 fit lilt/ C111 rr r/ 1 • 1 a S } `/1 '•1ti t� \\ �''tel�ry to oo I NN I. J '`.-""'_'-. .03�• ,-� "�. .i """'� -,--�""_. _`�—�_�.-.-, ---• moi'�t}jr LO Z cc w en 001i, L L cwse v .N ; U.) 1� K 1 �• -:-�T•"7 ,�...iT'�""•'-".. „"-, 1 '' , ,+J I .,>t o z t t un tf5 ti— sill �-r'-�-�----�-- � \'�� _\! ; ,, �,��1 l`a �. a,�:4 �, �„t;i i ._•___._ __ ."'a'!- �--� y-r 11 1 i!•�t t �t � , ` ''�r--' '! � ;•� • • 77 � 1. , .`� � I o 5�� 0, l .a;\ 71 rN UN 6. d .� e o \ •. e /•^y b � � �Odi / Q 10 _ 1 em y � tn ve In I Z— r J l 91. Se— o� jj• w .,;\�♦ �\\\} \,spa p^C'e' p` `. J'/ + ' �. £ .t i�0 `-C.•.sspp m�,^.� /'� -'fir.. d P �; .. 0 1 V Aaw J ' I/ O ° 7r OV i r \ « d r✓ s y 'A+7 0 1 at r t s i Elie y �•' V� �. 1 �t�• �P5> �4.�'"_1�r..-:' i�r�` .. ;.sem -^ � .ii"� �., r IIS � Yr .MY.•. _ _ ��+*•�� ■..n+ ms's p�Ii� ►r:. �� r� - ��t "ams•__ a' ��.•. '_�_�=w �•��`�� .ra►�'�r -�..,,' .�rs.G�lry�'C:��r , ,.rte' - � �.� .��iiir.nr_ra - •"^!':`:-._`� err ^��. 7�• .r .,t .may'-. z-"�: • ....• r faerie�: .....�.�;: fir_ •. .. `+ � lam+ ..^_V;"-r,_. � . - �' �� , K4 TImi -�' _ •�' .-� - `` — �t .:�,� � �•.s"i. +rte f nr`'�"` F��•• J r� � WAM A� oz z �- ZSvco fA L�.•i / _ —4 -4 Qj 4• LA co 41 1 Z ca a 2 7 .stY O U w -4 N u Z ca -p• C13 L L -31 i3. 01 ,-t 0) 43 1 i l f 4y0 510 if rioSoo 6 • f �� 1 iw 1 1 1 1 1 1 1 1 t 1 1 1 1 1 1 1 .........'.:.': :•. - :. - i.:::.:..:.:.:.:.:.::. Owl, L ' a d {. :':•:.i - .-i•. �1 I 6. :•�•.•:•.•:.;.i.};.:.:•,.is .I XI •.t••-t•.:�•. •. •x.•:=: .•.• �._.� I � k ( ! 1 1�+ _ .\ ,i'.�C 1 ;g :�}:{•}::'•'�:tii�'• .•.��-.,t,`'-�'^J ;f.i,.;.•.•{:t•.•}} .r:r:. •: _ � _ __ •:Q-PSS•_: ,.r. .•{::.:.i.; •.{•. .tic•..t•.•}'� am �'•. •.i�:. ►i j .' � :{::t:•'•:•:�. //. ;.✓.! 1•f t 't i\:'k':'�:�'� ''.'X.'.'1:•:;.;:�t y. `�' �' \. ':Lr:'::'•i .'t'.': •'t':.. .�� :k:;:'�.;.t�•1:.tt••`�;.'.'.'.:: ''•.;.;art \ �\• k` i ` .\'.:':.•.•�'.�':'. F:at�FrCt•: '':tom 11 k D� I 1' 1 •' t •. ° `:is-•'i• }'�c''' ?"�:•:•:':':':':•:: •:':.. i - .... ... i ... To .........i-•.•.•:... \ \ yY.•• `.•.•\ \ .Y.• � �. :rye+ -;;:' '•'�'i�:•.• � .L. . •�'•"�� :•��:'.� �� '�•'! '.� . . ........... x•77..•• �:'•:'.' /'r .4'::.;��.•. _ ._ :•: .'' {f: •:.;.�;.;..•.: ,:. y :tib:;::•_ .A"'.�L6� _� �-�"•Pi •:�: '.}�Q�:::::.::t ...�•'•'•:a1•. •'. ! .� •• "� ... �100•�" :•�,•.. J N. /{ v� ••710:• / '� 9 A. P. No. 11-131-04 •° Eiistoricall significant site •� M.� a "Maple Lane" Elko Lodge ; Steep Hillside area at north Q• / side of property. Oak savannah i and some Oak woodland areas. South exposure. fl t:'�i Visible from Downtown area and -- _ - - AVE„m F _ -p.- from across City. log • �� _�1�:-j�C}�� '� ° SCPt.@ IN FEET ' ' SRCC A 040A ITEM ii4 r ORDINANCE NO. 1610 AN ORDINANCE OFTHE CITY OF SAN RAFAEL AMENDING CHAPTER 14.08,CHAPTER 14.11 AND CHAPTER 14.75 AND ADDING CHAPTER 14.65 TO TITLE 14,ZONING,OF THE SAN RAFAEL MUNICIPAL CODE TO INCORPORATE PROVISIONS OFTHE HILLSIDE RESIDENTIAL DESIGN GUIDELINES THE COUNCIL OF THE CITY OF SAN RAFAEL DO ORDAIN AS FOLLOWS: DIVISION 1. Sections 14.08,14.11, 14.75 and Section 14.65 are amended as follows: CHAPTER 14.018 DEFINITIONS Section 14.08 "Definitions" is amended to include new and amended definitions, to read as follows: 14.08.030 B BUILDING STEPBACK: A limitation on the height of structures within the building envelope which is required to avoid excessive building bulk viewed ' from downhill lots and front and street side elevations. 14.08.080 r GROSS BUILDING SQUARE FOOTAGE, HILLSIDE AREAS: The sum of all enclosed or covered areas of each floor or all structures on the site, measured to the exterior of the enclosing walls,columns or posts including basement ' areas, unfinished attic or loft spaces and other areas capable of being finished into usable space as determined by the Uniform Building Code;garages and carport areas 6 feet above the natural grade,measured to the exterior face of ' surrounding walls, columns,or posts; other roofs or covered areas supported by walls,columns or posts and capable of being enclosed,measured to the exterior face of surrounding walls, columns or posts; roof penthouses; and accessory structures greater than 120 square feet in floor area. Excluded are areas permanently over, to the sky;exterior areas under roof eaves, trellises or cantilevered overhangs; and attic spaces and underfloor spaces that are not capable of being finished into usable space. 14.08.090 H rHEIGHT OF BUILDING. Height of a building is the vertical height as determined by the methods prescribed in the latest edition of the Uniform r Building Code adopted by the city. An exception to this standard is made on residential projects located on slopes over 25%. On these projects, the height of all structures,fences and walls shall be measured vertically from the H existing grade to the uppermost point of the roof edge,wall parapet,mansard ® or other feature perpendicular to that grade. r r 'COPY 14.08.150 N NATURAL STATE: All portions of lots that remain undeveloped and undisturbed. Grading,excavating,filling and/or the construction of roadways,driveways,parking areas and structures are prohibited. Incidental minor grading for hiking trails, bicycle paths,equestrian trails,picnic areas and planting and landscaping which enhances the natural environment are permitted when approved through an Environmental and Design Review Permit. Section 14.11, Environmental and Design Review, is amended to include provisions for review of hillside residential development to read as follows: CHAPTER 14.11 ENVIRONMENTAL AND DESIGN REVIEW - 14.11.010 PURPOSE (No changes proposed) 14.11.020 MATTERS SUBJECT TO REVIEW A. The following items shall be subject to environmental and design review permits, whether or not a building permit is required, unless exempt therefrom in Section 14.11.03 below. 1. Major physical improvements: All new buildings and structures,modifications to existing buildings including any relocation, exterior addition, extension or demolition, and other physical improvements which are considered to be major in nature. Major physical improvements would include but not be limited to: a. Any structure located within 100 vertical feet of a ridgeline. b. Condominiums, townhouses, apartments and any other multifamily residences. c. Offices, commercial and industrial buildings and structures. d. Marinas and yacht harbors. e. Religious,fraternal,social,cultural,public, quasi-public and similar buildings and structures. f. Land improvemenuz grading or filling of land,removal of natural ground cover, vegetation or treses, installation of fences,retaining walls,walkways,curbs. (Note: See Use Permit requirements under Section 14.75.020 g. where the principal use proposed is grading or filling.) - 2 - g. Subdivisions located .)n slopes over 2.5',"o or with a.GCIILTr 11 Plan land use designation of Hillside Residential ur Hillside Resource Residential. h. Signs: when submitted simultaneously with plans for any of the improvements listed above or when including the ' use of non-concealed neon not within a window per Section I4.I2.020.E.2.b. 2 Minor physical improvements: All new buildings and ' structures, modifications to existing buildings including any relocation, exterior addition, extension or demolition, and other phycc cal improvements considered to be minor in ' nature. Minor physical improvements would include but not be limited to: a. The siting and style of single family residences and duplexes when located on a lot that does not have frontage on a public street but has an overall grade of fifteen percent or more. b. Landscaping: including vegetation,sprinkler system and low level lighting. c Parking and loading areas: driveways,curb cuts and other street connections. d. Painting and colors: exterior textures and colors on new construction or the first time existing construction is finished with a color or colored material; thereafter on repainting and refinishing only if colors not on approved earthtone/woodtone list are proposed to be used.To ' minimize contrast of the structure with its background as viewed from the surrounding neighborhood, color selection shall coordinate with the predominant colors and values of ' the surrounding landscape and architecture. e. Exterior lighting. ' f. Elevated decks for single family or duplex residences when the deck is higher than three feet above grade except that decks of less than 100 square fet#and decks which are fully ' cantilevered from a building shall not be subject to review. A design review permit is not required for an elevated deck when: ' (1) the deck is not visible from the public street or adjacent properties; • 3 - (2) when an existing elevated deck is being replaced with deck of same size and configuration. If an addition to existing deck is proposed and the total square feet is a greater than 100 square feet,a design review permit is required. g. Minor on-site drainage improvements. h. All other minor exte:rior ornamental or functional changes. i. Dwelling unit additions to existing apartment complexes provided that such additions meet the following: - (1) the unit addition does not constitute more than 20% of the total number of units; (2) where the addition is consistent with the General Plan and spatial requirements of the zoning district in which the property is located; (3) all parking has been met; (4)' there are no major changes to the building footprint or design. j. Any new residence and accessory structure, including additions over 500 square feet in size or any modification that increases the height of the roof line, located on, residential parcels with slopes over 25% or located in the Hillside Resource Residential and Hillside Residential 'General Plan land use categories. B. Authority: The Planning Commission, Zoning Administrator and Planning Director have the authority to approve, conditionally approve or deny environmental and design review permits. This authority is identified as follows: 1. Planning Commission: The Planning Commission has the authority to approve, conditionally approve, deny or refer to the City Council all environmental and design review applications that are considered to be "major" identified under Section 14.11.07A(1)a through h and any other projects on which the Planning Commission may have retained jurisdiction on modifications or future applications. Projects which have both major and minor improvement components shall be heard by the Planning Commission. 2. Zoning Administrator: The Zoning Administrator has the authority to approve, conditionally approve, deny or refer to the Planning Commission those environmental and design - 4 - t • review applicatiuns identified under lection 14.82.030 and item 14.11.020.A.2.j. 3. Planning Director. The Planning Director has the authority to approve, conditionally approve, deny or refer to the Planning ' Commission those environmental and design review applications that are considered to be"minor" under Section 14.11.02A(2) a through f and-not identified under the authority 1 of the Zoning Administrator (Section 14.82.030(d). 14.11.030 MATTERS EXEMPT FROM REVIEW (no changes proposed in.this section) 14.11.040 REQUIRED ENFORMATION ' A. All pians shall be drawn to scale and accurately dimensioned unless substitute media are acceptable to the staff. B. The listed items of information may be submitted on separate sheets or combined in such manner as will facilitate clarity of interpretation and presentation. C. In accordance with the requirements and procedures set for the Chapter 14.10 of this title, the applicant shall submit the information listed in this Section. The Planning Director may require that additional information be submitted or may waive the submission of listed information. All residential projects located on parcels with slopes over 25% shall submit the information required in the Hillside Residential Design Guidelines Manual, Appendix A, "Environmental and Design Review Application Requirements for ' Hillside Residential Development Projects". D. No changes proposed) 14.11.050 CRITERIA FOR APPROVAL OF APPLICATIONS Review shall be guided by the following criteria for the purpose of ' assuring that with regard to buildings,structures and physical improvements, each proposed development shall accomplish the purposes set forth in Section 14.11.01. Sections A. -M. (no change) N. In addition to the above criteria,all residential projects located on parcels with slopes over 25% shall be-evaluated for conformity with the Hillside Residential Design Guidelines Manual. O. All residential projects locates within 100 vertical feet of a ridgeline 1 shall be evaluated for conformity with Section Cl.,Highly Visible Ridgeline Areas,of the Hillside Residential Design Guidelines Manual. Development within 100 feet of a Visually Significant Ridge, as shown on Community Design Map A of the General Plan, a is prohibited unless this restriction precludes all reasonable economic use of the property. An exception may be granted under this circumstance provided the following findings can be made: 1) there are no site development alternatives which avoid ridgeline development and the density has been reduced to the minimum allowed by the General Plan land use designation density range;and 2) no new subdivision lots are created which will result in ridgeline developmc:nt; and 3) the proposed development will not have significant adverse visual impacts due to modifications for height,bulk, design, size, location, siting, and landscaping which avoid or minimize the visual impacts of the development as viewed from all public viewing areas. P. Any or all of the above criteria may, upon recommendation of the a Design Review Board, be waived by the Planning Commission when the applicant has demonstrated that alternative design concepts carry out the objectives of this Chapter and are consistent with the General Plan. Exceptions to the Hillside Residential Guidelines also require the approval of the City Council based on the following criteria: 1) the project design alternative meets the stated objectives of the Guidelines to preserve the inherent characteristics of hillside D sites, display sensitivity to the natural hillside setting and compatibility with nearby hillside neighborhoods, and maintain a strong relationship to the natural setting; and 2) alternative design solutions which minimize grading, retain more of the project site in its natural state, minimize visual impacts, protect significant trees,or protect natural resources result in a demonstrably superior project with greater sensitivity to the natural setting and compatibility with and sensitivity to nearby structures. 14.11.060 APPROVAL, CONDITIONS, AND GUARANTEES (no changes proposed) 14.11.070 DEDICATION AND IMPROVEMENT(no changes proposed). 14.11.080 NONCOMPLIANACE (no changes proposed) 14.11.090 REVOCATION, EXPIRATION AND HXTENSION OF APPROVAL (no changes proposed) 6 - 14.I1.100 ESTABLISHMENT AND l)fuOF 1't If: l)f 51C ti -REVIEW BOARD (no changes proposed) Chapter 14.75, "General Provisions and Exceptions," is amended to include provisions for Hillside Residential Development Standards, to read as follows: CHAP'T'ER 14.75 GENERAL PROVISIONS AND EXCEPTIONS ' 14.75.100 HILLSIDE RESIDENTIAL DEVELOPMENT STANDARDS On new single family st-uctures and accessory structures which are located on parcels with an average slope greater than 25%or in the Hillside Resource Residential or Hillside Residential General Plan land use categories and additions over-500 square feet in size or any modification that increases the height of the roof line on such structures,the following standards apply: a. Building ste_ aback_ A building stepback is established to limit the height of structures to avoid excessive building bulk. On the downhill slope walls and on walls facing front and side property lines, a 20 foot height limit measured from existing grade shall be ' observed within all areas within 15 feet of the maximum building envelope limit. To allow for design flexibility, an encroachment into the street front, street side,and interior side stepback is permitted along 25% of the building length. b. backs: Structures may encroach into a required yard or setback for a distance of not more than one-half of the required yard or setback with the recommenciatior of the Design Review Board when the encroachment minimizes the impact of hillside development and grading. If such a reduction is granted,a compensating increase in setback is required in the opposing setback,i e a five foot reduction in a front yard setback would increase the rear yard setback by five feet. c. Natural State Requirement, A natural state area standard requires ' that the percentage of each parcel which must remain in its natural state shall be a minimum of twenty-five percent plus the percentage figure of average slope, not to exceed a maximum of eighty-five percent. This standard may be waived or reduced upon the recommendation of the Design Review Board for lots established under planned or clustered developments. d. Maximum Gross Square Footage: The maximum permitted gross building square footage of all structures(including garages, carports, and accessory structures over 120 square feet) is limited to 2,500 7 a square feet + 10% of the lot area with the maximum gross square footage set at 6500 square feet. e. Ridgeline Development: Development of new structures within 100 vertical feet of a Visually Significant Ridgeline, as shown on Community Design Map A of the General Plan, is prohibited unless this restriction precludes all reasonable economic use of the property. An exception may be granted under this circumstance provided the following findings can be made: 1) there are no site development alternatives which avoid ridgeline development and the density has been reduced to the a minimum allowed by the General Plan land use designation density range;and 2) no new subdivision kits are created which will result in D ridgeline development; and 3) the proposed development will not have significant adverse visual impacts due to modifications for height,bulk, design, size, location, siting, and landscaping which avoid or minimize the visual impacts of the development as viewed from all public viewing areas. f. Parking Requirements: On substandard streets, a minimum of two additional on-site parking spaces shall be provided (not on the driveway apron) per unit. These spaces should be conveniently placed relative to the dwelling unit which they serve. This requirement may be waived when the size or shape of the lot or the need for excessive grading; or tree removal make the requirement a infeasible. g. Lot standards: Minimum Lots sizes and widths for parcels created a after the effective date of this ordinance are subject to the slope tables established under Chapter 15.34 of the Subdivision Ordinance. a h. Structures which were lawfully constructed prior to the adoption of the Hillside Residential Development Standards,but fail to meet the present requirements shall not be considered as nonconforming structures and shall be permitted to be repaired or replaced with a similar design or with mirror design modifications if damaged or destroyed by natural disaster providing a building permit is obtained for such restoration within a period of one year. a - 8 - r ' rCliAPTER 14.65 FULLSIDE DFVELOP"JENIT OVERLAY DISTRICT([101 SECTIONS: 14.65.010 Purpose 14.65.020 Establishment 14.65.030 Development Standards 14.65.040 Environmental and Design Review Requirement 14.65.010 PURPOSE The purpose of the Hillside Development Overlay District is to provide a combining z.-n- r.; district which implements the residential site ' design policies of the City of San Raiael General Plan 2000 and the Hillside Residential Design Guidelines Manual. Specific purposes include the following: rA. To protect public health and safety by minimizing hazards, including seismic and landslide risks, soil erosion, and fire danger associated with development on steep and/or unstable slopes. B. To encourage preservation of natural hillside features. ' C To ensure adequate emergency access providing on-site _ � 8 cY b}'P 8 parking. r14.6;.020 ESTABLISHMENT r This district is established as a combining district such that the requirements of this district shall apply in lieu of the similar requirements of the district with which this district is combined. ' 14.65.030 DEVELOPMENT STANDARDS - The following development standards apply to all properties designated with a Hillside Development Overlay District: a. Building St Rkuk: A building stepback is established to limit the height of structures to avoid excessive building bulk On the downhill slope walls and on walls facing front and side property lines, a 20 foot height limit measured from existing grade shall be observed within all areas within 15 feet of the maximum building envelope limit. To allow for design flexibility, an encroachment into the street front, street side,and interior side stepback is ' permitted along 25% of the building length. b. Setbacks: Structures may encroach into a required yard or setback for r a distance of not more than one-half of the required yard or setback with the recommendation of the Design Review Board when the r - 9 - r encroachment minimizes the impact of hillside development and grading. If such a reduction is granted,a compensating increase in a setback is required in the opposing setback,i.e.•a five foot reduction in a front yard setback would increase the rear yard setback by five feet. c. Natural State Requirement. A natural state area standard requires O that the percentage of each parcel which must remain in its natural state shall be a minimum of twenty-five percent plus the percentage figure of average slope, not to exceed a maximum of eighty-five percent. This standard may be waived or reduced upon the recommendation of the Design Review Board for lots established under planned or clustered developments. d. Gross Building_Square Fo to e: The maximum permitted gross a building square footage of all structures(including garages,carports, and accessory structures over 120 square feet) is limited to 2,500 square feet + 10% of the lot area with the maximum gross square footage set at 6500 square feet. e. Ridp_eline Development: Development of new structures within 100 vertical feet of a Visually Significant Ridgeline, as shown on Community Design Map A of the General Plan, is prohibited unless this restriction precludes all reasonable economic use of the property. An exception may be granted under this circumstance provided the following findings can be made: 1) there are no site development alternatives which avoid ridgeline development and the density has been reduced to the minimum allowed by the General Plan land use designation density range:and 2) no new subdivision lots are created which will result in ridgeline development; and 3) the proposed development will not have significant adverse visual impacts due to modifications for height, bulk, design, size, location, siting, and landscaping which avoid or minimize the visual impacts of the development as viewed from all public viewing areas. f. Parking_Regnirements: On substandard streets, a minimum of two additional on-site parking spaces shall be provided (not on the driveway apron) per unit.These spaces should be conveniently placed relative to the dwelling unit which they serve. This requirement may be waived when the size or shape of the lot or the need for excessive grading; or tree removal make the requirement infeasible. , 10 - , g. Lot standards: Minimum 1ws :ixt, and widths for parroI: •mat_•,: after the effective date of this ordinance are subject to the s!oue tables established under Chapter 15.34 of the Subdivision Ordinance. 14.65.040 DESIGN REVIEW REQUIREMENT ' A major Environmental and Design Review permit is required for all condominiums, townhouses, apartments, and any other multi-family residences and for all subdivisions. A minor Environmental and Design ' Review permit is required for any new residence and accessory structure, including additions over 500 square feet in size or any modification that increases the heighe of the roof line, located on residential parcels. All ' applications for Environmental and Design Review shall include the submittal requirements lists in the Hillside Residential Design Guidelines Manual, Appendix A, "Environmental and Design Review Application Requirements fur Hillside Residential Development Projects': All applications shall be evaluated for conformity with the Hillside Residential Design Guidelines Manual. DIVISION i If any section,subsection,sentence,clause or phrase of this ordinance is for any reason held to be invalid,such holding or holdings shall ' not affect the validity of the remaining portions of the ordinance. The Council declares that it would have passed this ordinance and each section, subsection,sentence, clause or phrase thereof,irrespective of the fact that any one or more sections,subsections,sentences, clauses or phrases be declared invalid. ' DIVISION 3. This ordinance shall be published once in full before its final passage,in a newspaper of genera: circulation,published and circulated in said city,and shall be in full force and effect thirty(30)days after its passage. ' ,-n Wit, DOROTHY 40REINER, Vice Mayor Attest: r ' JEANNE M.LEONCINI,City Cleric . 11 a The foregoing Ordinance No. 1610 was read and introduced at a regular meeting of the City Council of the City of San Rafael,held on the 7th a day of October 1991,and ordered passed to print by the following vote, to wit: AYES: COUNCILMEMBERS., Boro, Thayer and Vice Mayor Breiner NOES: COUNCILMEMBERS: None a ABSENT: COUNCR.MEMBERS: Shippey and Mayor Mulryan and will come up for adoption as art ordinance of the City of San Rafael at a regular meeting of the Council to be held on the 21st day of October 1991. W,WNE M. LEONCINI,City Clerk - 12 - , ' SRCr AGENC„ CCN yC ' ORDINANCE NO. 1609 AN ORDINANCE OF THE CITY OF SAN RAFAEL AMENDING CHAPTER 1534 OF THE SUBDIVISION ORDINANCE TO PROVIDE STANDARDS ' FOR HILLSIDE SUBDIVISIONS THE COUNCIL OF THE CITY OF SAN RAFAEL DO ORDAIN AS FOLLOWS; DIVISION 1. Chapter 15.34 is amended as follows: Chapter 1534 STANDARDS FOR HILLSIDE SUBDIVISIONS 1534.010 Objectives. San Rafael General Plan goals and policies seek to protect public health and safety by minimizing hazards, including seismic and landslide risks, soil erosion, and fire danger associated with development on steep and/or unstable slopes. Additionally,plan policies encourage preservation of natural hillside features and the development of Hillside Site ' Design Standards. The standards for the design of subdivisions on slopes over 25% are intended to implement these objectives by requiring that lots in hillside subdivisions realistically relate to the natural topography of the land ' by limiting grading and retaining much of the natural terrain. The standards also implement plan policies by relating density to site constraints and to City design policies. Additionally,in the case of substandard streets, these ' provisions seek to assure adequate emergency access by providing additional onsite parking. ' 1534.020. Lot Design Standards (a) General: The standards listed below shall be utilized to evaluate the lot configuration of hillside subdivision applications. In addition to the zoning regulations effective in the area, any lot hereafter created shall meet the density criteria and contain at least the minimum lot width and area as ' related to the applicable City of San Rafael General Plan 2000 land use plan designation and its natural topographical slope as set forth in the following tables. Lower densities and larger lot sizes may be required where potentially ' hazardous conditions or special natural features occur or where development would be highly visibie to the neighborhood or community. In no instance can the density exceed that allowed by the zoning district ' Table 1 Hillside Resource Residential Land Use Designation (al -05 units per gross acre) Percent of slope D.U.Per Gross,Ace Mia.Lot Size Avg Lot Width ' 0-10% s 2 acres 150 feet 10-20% .4 2 acres 150 feet 20-30% 33 2 acres 150 feet 30-40% 25 2 acres 150 feet ' Over 40% 2 2 aces 150 feet Table 2 Hillside Residential Land Use Designation 105-la units per gross ace) Pensnt of slope D.0 Per Gross Acre Min.Lot Size Avg.Lot Width 0-10% 2.0 20,000 s4 ft. 100 feet 10-20% 1.625 204M sq.ft. 100 feet 20-30% 1.25 30.000 sq.ft. 100 feet ' 30-40% .875 1 acre 150 feet Over 40% S 2 acres 150 feet 1 COPY Table 3 Low Dewiity Land Use Designation (2 to 6:5 units per grow aae) a Pement of slope D.U.Per Gross Aae Mtn.Lot Size Avg.Lot Width 0-10% 6.5 5,000 sq.ft. 50 ket 10-20% 5.373 6,000 sq.fi. 50 feet 20.30% 4.25 7500 sq.ft. 60 feet 30-40% 3.125 10,000 sq.ft. 75 feet Over 40% 2.0 20.000 sq.ft. 100 feet (b) For the purpose of this Ordinance,average slope shall be calculated before grading using the following. formula: _.00229IL A where .00229 is the conversion factor for square feet;S is the average percent of slope; "I" is the contour interval in feet-, "L" is the summation of length of the contour lines in scale feet,and A is the area of the parcel in acres. For parcels over five acres in size, the applicant has the option of calculating the amount and location of Iand falling into each slope category. The applicant shall submit at the time of application a base topographical map of the site prepared and signed by a registered civil engineer or licensed land surveyor. The map shall have a scale of not less than one(1) inch equal to two hundred (200) feet and a contour interval of not more than five (5) feet provided that the contour interval may be ten (10) feet when the slope is more than twenty(20) percent. A wiiform contour interval shall be used on any map. This base topographical map shall include all adjoining properties within 150 feet of the site boundaries. SIope bands in the range of 0 to I0 percent, 10 to 20 percent,20 to 30 percent,30 to 40 percent,and 40 percent or greater shall include,or be accompanied by,a tabulation of the land area in each slope category specified in acres. The exact method for computing the percent slope and area by percent slope category should be sufficiently described and presented so that a review can readily be made. (c) For clustered developments or where it can be demonstrated that adequate access exists,a lot with lesser width and area than required by the percent of slope may be allowed where it furthers the goals of the Hillside ' Residential Design Guidelines and reduces project impacts providing that the overall project density is consistent with the Slope Tables. No lot shall be less . than the minimum required by the Zoning Ordinance. ' (d) Any lot in a large or small subdivision created for the purpose of development where the percent of slope is over 25% shall also require a Major Environmental and Design Review permit and shall be reviewed by the Design Review Board and the Planning Commission to assure that such lots and the subdivision design comply with the following General Plan criteria as implemented through the Hillside Residential Design Guidelines ' Manual: 1) Subdivision grading and filling to be minimized. 2) Avoids highly.visible hillsides and ridgelirie development. 3) Preserves hillsides as visual backdrop. 4) Steep slopes to be avoided. - 2 - ' - .5) Clus:c:ina vi impacts. 6) Tree preservation is maximized. ' 7) Minimizes removal of natural vegetation. 8) More hazardous/unstable portions of site are avoided. 9) Mitigates geotechnical site constraints or conditions when needed. ' 10) Buildings achieve hillside design quality. 11) Preserves or protects unique or special natural features of the site, such as rock outcroppings,mature vegetation, landforms,creeks, drainage courses, hilltops or ridgelines. (e) The following reports and maps shall be prepared prior to tentative or parcel map approval in order to insure that the subdivision design is consistent with the G---teral Pian: 1) Geotechnical Review consistent with the Geotechnical Review Matrix shall be conducted. 2) A drainage report prepared by a California registered civil engineer experienced in hydrology and hydrologic investigation shall be prepared in accordance with the requirements outlined in ' the Hillside Residential Design Guidelines. 3) A Biological Survey shall be prepared which classified portions of the site by their degree of risk of plant communities from ' Wildland Fires and establishes guidelines for development in riparian and watershed areas. 4) An Arborist/Forester's Report consistent with the requirements ' outlined in the Ffillside Residential Design Guidelines shall be prepared which establishes guidelines for the preservation of significant trees. ' 5) A grading and erosion control plan consistent with the requirements outlined in the Ffillside Residential Design Guidelines shall be prepared. ' 6) A building envelope shall be established for each lot consistent with the Ffillside Residential Design Guidelines. ' 1434.030 Street,Driveway,and Parking Standards (a) Narrower street vridths(acceptable to the City Engineer&other City Departments) can be approved when it will reduce grading impacts and the number of lots, topography,and the level of future traffic development justifies the reduction. 25 feet is the minimum width requirement for a public street (b) Each lot shall have a driveway,the grade of which shall not exceed eighteen percent,with adequate provision for ingress and egress. With a positive recommendation from the Design Review Board and City departments,an exception may be granted to allow grooved driveways with a grade of 18-25% when it will result in a project which has fewer impacts on grading,trees,and views. • W Each lot created on substandard city streets and all private streets shall provide a minimum of 2 off street guest parking places,not on the driveway - 3 - apron, except for condominium projects which shall meet condominium e parking standards. These spaces should be conveniently placed relative to the dwelling unit which they serve. This requirement may be waived when the size or shape of the lot or the need for excessive grading make the a requirement infeasible. (d) No private street leading to driveways shall exceed an eighteen percent grade. DIVISION 2 If any section,subsection,sentence,clause,or phrase of this ordinance is for any reason held to be invalid,such holding or holdings shall not affect the validity of the remaining portions of the ordinance. The Council declares that it would have passed this ordinance and each section, subsection,sentence,clause or phrase thereof,irrespective of the fact that any one or more sections,subsections,sentences,clauses or phrases be declared invalid. DIVISION 3. This ordinance is for the preservation of the public health, safety, and welfare in that the San Rafael General Plan goals and policies seek to protect public health and safety by minimizing hazards,including seismic and landscape risks,soil erosion and fire danger associated with development on very steep and/or unstable slopes. Additional plan policy encourages preservation of natural hillside features. The ordinance provisions are intended to implement these objectives. Additionally, in the case of substandard streets,these provisions seek to assure adequate emergency access by providing additional onsite parking. DIVISION C This ordinance shall be published once in full before its final passage in a newspaper of general circulation,published and circulated in said city and shall be in full force and effect thirty(30)days after its passage. �A�Tw o DOROTHY . BREINER, Vice Mayor Attest: JEANNE M. LEONCINt City Clerk The foregoing Ordinance No. 1609 was read and introduced at a regular meeting of the City Council of the City of San Rafael,held on the 7th , day of October 1991,and ordered passed to print by the following vote, to wit: AYES: COUNCILMEMBERS: Boro, Thayer and Vice Mayor Breiner NOES: ° COUNCILMEMBERS: ?tone , ABSENT: COUNCILMEMBERS: Shippey and Mayor Mulryan and will tome up F Y for adoption as an ordinancze of the City of San Rafael at a regular meeting of the Council to be held on the 21st day of .1991. C �t t E M LEON ,City Clerk 1