Title
PLN17-0186 - 2001 Versailles Ave - Applicant: Clifford Mapes. A public hearing to consider a proposed development plan amendment and design review for the first two homes on an 11-lot subdivision on a 1.29-acre property located at 2001 Versailles Avenue at the corner of Fernside Boulevard and Versailles Avenue. The project is categorically exempt from further review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects.
Body
To: Honorable President and Members of the Planning Board
From: David Sablan, Planner II
Re: PLN17-0186 - 2001 Versailles Ave - Applicant: Clifford Mapes. A public hearing to consider a proposed development plan amendment and design review for the first two homes on an 11-lot subdivision on a 1.29-acre property located at 2001 Versailles Avenue at the corner of Fernside Boulevard and Versailles Avenue. The project is categorically exempt from further review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15332 In-Fill Development Projects.
BACKGROUND
On March 13, 2017, the Planning Board approved a Development Plan (Exhibit 1) for the Mapes Ranch Residential Subdivision that established the site-specific development regulations in accordance with the site’s Planned Development Combining District. The approved development plan requires the applicant to subsequently apply for Design Review for the individual homes.
On April 5, 2017, the applicant submitted plans to develop Lots 1 and 2. As part of this submittal, the applicant is requesting Design Review approval for two new single family homes on these lots and to amend the approved Planned Development to:
1. Reduce the front yard setbacks
2. Remove Visitability and Universal Design requirements (Exhibit 2)
ANALYSIS
Front Yard Setback for Lots 1 -3
The proposed project is located on a triangular site bounded by Fernside Blvd., Tilden Way, and Versailles Avenue. Lots 1 - 3 front onto Fernside Blvd., Lots 4-8 front onto Versailles Avenue, and Lots 9 - 11 front onto an interior private drive. The current Design Review submittal involves Lots 1 and 2, which are located on Fernside Blvd. immediately adjacent to existing residential homes. Per the Zoning Ordinance, the front yard setback is measured from the front property line to the front porch. The approved Development Plan establishes a 17-foot front yard setback for Lots 1-3, which is based on how the setbacks of existing houses on Fernside Blvd were depicted on the plans.
The applicant claims that the approved development plan incorrectly identifies the front yard setback as 17 feet measured to the front porch, and instead the front yard setback should be 12 feet measured to the front porch (Exhibit 3). The 12-foot front yard setback is referenced off adjacent homes on Fernside Blvd., which provides a 12-foot setback to the porch and seventeen feet to the front wall of the home. For example, instead of 17-feet, the house at 2709 Fernside has a front porch that extends from the front elevation of the house setback twelve feet from the front property line. The applicant is requesting that the front yard setback for Lots 1 and 2 be changed to 12feet, measured from the front property line to the porch, to match the existing homes on the block. Lots 1, 2 and 3 have a lot depth of 90 feet, per AMC Section 30-5.6 any lot with a depth of less than 100’ shall have a required front yard equal to the average setback of the adjoining setback of adjoining properties with the same frontage. Therefore, staff supports an amendment to reduce the required front yard setback for Lots 1, 2 and 3 and allow future development to maintain a consistent front yard setback on Fernside Boulevard.
Front Yard Setback for Lots 4 - 7
The applicant is also requesting that the front yard setback for Lots 4, 5, 6, and 7, with street frontage along Versailles Avenue, be reduced from fifteen feet (15’) to twelve feet (12’), measured from front property line to the porch. All of these lots have a lot depth of 92 feet, however there are no adjoining properties on the block. Per AMC 30-5.6, in the absence of structures on adjoining properties the required front yard setback shall be 20 feet. The previously approved Development Plan permitted a 15-foot required front yard setback as less restrictive development standards are permitted by the Planned Development Combining District. In the absence of adjoining properties establishing a 12-foot setback rather than a 15-foot setback, staff recommends maintaining the original 15-foot front yard setback for Lots 4, 5, 6, and 7.
Visitability and Universal Design
Since 2012, the Planning Board has been requiring major residential projects to include certain specific universal design features. Development at Marina Shores, Del Monte, 2100 Clement, Alameda Landing, and Alameda Point all included project-specific conditions of approval to ensure that a percentage of the units in each project include:
• An accessible primary entry that does not require the resident or visitors to climb stairs to access the unit.
• An accessible path of travel without stairs from the primary entry to a living area, sleeping area, bathroom, and kitchen area.
Since 2015, the Planning Board has had several study sessions at public hearings to develop a new Universal Design Ordinance that would apply citywide to all residential developments. As the Planning Board, City staff, and the community work towards recommending a Universal Design Ordinance to the City Council for adoption, the Planning Board has continued the practice of conditioning residential projects to provide accessible amenities.
The Planning Board’s approved Development Plan for this project contained the following conditions:
Condition #5 - Visitability: Each Design Review application for each unit shall ensure and depict an accessible exterior access to an accessible primary entry and an accessible interior access from the primary entry to an accessible powder room, an accessible common room, bedroom, or sitting area, and common or private open space.
Condition #6 - Universal Design: The first Design Review application shall identify which four (4) units (30% of the 14 units) on the site will be designed with an accessible exterior access to an accessible primary entry; with an accessible interior access from the primary entry to an accessible bathroom, an accessible common room, an accessible bedroom, and a common or private open space; and Adaptable Internal Stairs; and an Accessible Interior Access from the primary entry to an Accessible Kitchen and an Accessible Laundry Facility.
The applicant is requesting an amendment to the Development Plan that would waive these conditions from the Development Plan, and allow development of the subdivision without accessibility measures for any of the dwelling units to facilitate the project’s proposed foundation design
Staff recommends that:
• The Planning Board retain the requirement Universal Design condition #6 to ensure that at least 4 of the 14 units are designed to accommodate a resident with disabilities or a resident aging in place.
• The Planning Board amend Condition #5 (Visitability) to allow an applicant/developer for individual Design Review applications the option of forgoing the development of an accessible path to the front entry, but require that the Design Review application include the drawing showing how a future resident might easily adapt the front porch and/or entry to the home with a simple ramp addition to provide an accessible path to the front door.
Design Review
Staff is seeking direction from the Planning Board in regards to proposed design for the single family residences proposed on Lots 1 and 2 (Exhibit 4). The current proposal is for each house to have a raised foundation, if the Planning Board chooses to keep the “Visitability” requirement for this project, the applicant must revise plans to demonstrate that primary entries for both houses can accommodate an accessible path to the primary entrance. This can be achieved by either using a slab-on-grade foundation for the portion of the house that contains the primary entry, or to provide an ADA compliant ramp to the primary entry. Alternatively, the applicant’s current raised foundation design would be acceptable as long as it can be demonstrated that the porch design and front yard configuration can be easily adaptable to a wheelchair ramp that a future property owner may want to install. The plans currently do not provide sufficient detail to make this determination.
Regarding the house designs for Lots 1 and 2, staff is concerned with the overall building volume and massing located at the front of the structures. Although the subject R-2 zoning for Mapes Ranch allows for two-story structures, many homes in the established neighborhood either have a more narrow building proportion on the street frontage or have their second floor volume setback to the rear of the structure. The proposed design appears to maximize the buildable envelope on each lot, with minor articulation along the perimeter that does little to reduce massing and bulk, especially on the front elevation. From plan view, it also appears that the proposed houses are generally wider than other existing homes in the neighborhood by five to ten feet. Staff recommends redesign of the front elevations to minimize horizontal features while reinforcing a narrower building width by recessing or stepping back second story volumes to maintain consistency with other homes in the neighborhood.
Additionally, as part of the Design Review Plans the applicant has submitted a drawing of the proposed fence that would separate Lots 8, 9 and 10 from Tilden Avenue. This submittal satisfies the requirement for design review of the Tilden fence per Condition #3.e.
ENVIRONMENTAL REVIEW
This project is a Class 32 Categorical Exemption and no additional environmental review is necessary pursuant to State CEQA Guidelines, Section 15332, Infill Development Projects.
PUBLIC NOTICE and Comments
Property owners and residents within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal. As of the writing of this report, staff did not receive any public comments.
RECOMMENDATION
Hold a public hearing and approve the draft Resolution (Exhibit 5) amending the approved Planned Development Site Plan for Resolution No. PB-17-04, modifying Condition #5 and upholding Condition #6 of Resolution No. PB-17-04, and provide the applicant direction for the Design Review application for Lots 1 and 2 of the subdivision.
Respectfully Submitted By:
Andrew Thomas, Assistant Community Development Director
By,
David Sablan, Planner II
Exhibits:
1. Resolution No. PB-17-04 (Approved Development Plan)
2. Applicant’s Request for Development Plan Amendments
3. Proposed Amended Development Plan Exhibit
4. Design Review Plans
5. Draft Resolution (Amended Development Plan)