TOWN OF HILLSBOROUGH San Mateo County. Architecture and Design Review Board Agenda

Transcription

1 TOWN OF HILLSBOROUGH San Mateo County Planning Office 1600 Floribunda Avenue (650) Hillsborough, CA Fax (650) Architecture and Design Review Board Agenda Monday, December 04, 2017 at 4:00 pm Town Hall, 1600 Floribunda Avenue Community Room CALL TO ORDER APPROVAL OF MINUTES WRITTEN/ORAL COMMUNICATIONS Anyone who wishes to submit written communication or speak to the Board about any item not on the agenda may do so at this time. It is, however, the Board's policy not to stop the meeting to read correspondence that is submitted at the meeting. Materials may be submitted to the staff for the record. PUBLIC HEARING ITEMS Consent Calendar: The consent calendar includes routine items that do not require discussion. If a Board member or a member of the audience wishes to discuss an item on the Consent Calendar, it can be removed for discussion. Items on the consent calendar can be approved in one motion to expedite the meeting. Consent Items Regular Items: Additions/Remodels Manor Drive - Cheston (Melinamade Design) Request for design review approval design review of a first floor addition of approximately 688 square feet and a second floor addition of approximately 143 square feet, for a total proposed floor area of 4,147 square feet (23.7% Floor Area Ratio) on a 17,500 square foot lot. The proposal would match the colors and materials of the existing house and would include removal of a faux chimney and enhancement of the Colonial Revival Architectural Style. Additions/Remodels Silk Tree Place - Chi (Hyland Design Group) Request for design review approval of a basement addition of approximately 46 square feet, a main level addition of approximately square feet and an upper level addition of approximately 130 square feet for a total proposed addition of approximately square feet. The total proposed Floor Area Ratio is 4,464.6 square feet (19% FAR) on a 23,430 square foot lot. (This project was continued from the November 6, 2017 ADRB Meeting due to inaccurate story pole installation) 1

2 New Houses Ralston Avenue - Courneen (Davis Architecture / Michael Callan Landscape Architect) Request for design review approval design review of a new one-story with a partial basement, Contemporary Farmhouse style residence and guest house for a total proposed floor area of approximately 5,504 square feet (22.9% Floor Area Ratio) on a 24,026 square foot lot. The proposal would include demolition of an existing one-story residence and a full landscape plan consisting of a new driveway, front fencing and gates, pathways, patio, tree removals, enhanced plantings, lawn area, synthetic turf, pool, fountains, bocce ball court, and bbq. (This project received preliminary design review at the November 6, 2017 ADRB Meeting) Pullman Road - Sze (Winges Architects, Inc. / Michael Callan Landscape Architect) Request for design review approval design review of a new split-level, Contemporary style residence of approximately 6,613 square feet (7.6% Floor Area Ratio) on an 87,130 square foot lot. The project will include the demolition of the existing house and a full landscape plan consisting of a new driveway, front fencing and gates, retaining walls, walkways, stone patio, tree removals, enhanced plantings, lawn area, pool, bbq, firepit, and existing tennis court. (This project received preliminary design review at the October 9, 2017 ADRB Meeting) Castle Court - Ting (Ro-Rockett Design / Shades of Green Landscape Architecture) Request for design review approval design review of a new two-story, Modern style residence of approximately 6,311 square feet (24.9% Floor Area Ratio) on a 25,326 square foot lot. The proposal would include demolition of an existing one-story residence and a full landscape plan consisting of a new driveway, walkways, patio, tree removals, enhanced plantings, lawn area, pool, bbq, firepit, and sport court. (This project received preliminary design review at the November 6, 2017 ADRB Meeting) Other Skyline Boulevard - The Nueva School (Leddy Maytum Stacy Architects) Request for design review of the Nueva School Phase 1 Project consisting of three new buildings (15,000 sq. ft. Middle School Building, 11,600 sq. ft. Environmental Center Building, and 9,500 sq. Multi-Purpose Building), additions to one existing building (2,300 sq. ft. addition to Student Center), interior renovations to one existing building, reconfiguration and reconstruction of the sports field an removal of the covered sports court, and removal of three portable buildings. (This project received preliminary design review at the October 9, 2017 ADRB Meeting) PRELIMINARY REVIEW (Not public hearing items; Board comments only.) Additions/Remodels Woodgate Court - Reed (Steven Lesley Architect) Request for preliminary design review of a first floor and new second floor addition of approximately 3,286 square feet for a total proposed floor area of approximately 7,139 square feet (24.9% Floor Area Ratio) on a 28,594 square foot lot. The proposal would include an architectural style change from Ranch to Northwest Contemporary. 2

3 New Houses New Place Road - Chan (Andrew Skurman Architects / Studio Five Design Landscape Architecture) Request for preliminary design review of a new two-story Contemporary-Traditional style residence with a basement and accessory structure for a total proposed floor area of approximately 19,789 square feet (14% Floor Area Ratio) on a 142,485 square foot lot. The proposal would include demolition of an existing two-story with a basement residence and a full landscape plan Sugar Hill Drive - Saatchi (Stephen Antonaros Architect) Request for preliminary design review of a new multi-level, Crafted Modern style residence of approximately 4,792 square feet (10.7% Floor Area Ratio) on a 44,689 square foot vacant lot. The proposal would include a full landscape plan Hillsborough Boulevard - Egan (Nyhus Design Group) Request for preliminary design review of a new two-story, New England style residence of approximately 5,435 square feet (24.94% Floor Area Ratio) on a 21,789 square foot lot. The proposal would include demolition of an existing single-story residence and a full landscape plan. DISCUSSION ITEM(S) ADJOURNMENT SPECIAL ACCOMMODATIONS: If you need a disability-related modification or accommodation, including auxiliary aids of services, to participate in the ADRB meeting, or if you need an agenda in an alternate form, please contact the City Clerks Office at at least 24hours before the scheduled ADRB meeting. 3

4 TOWN OF HILLSBOROUGH San Mateo County Planning Office 1600 Floribunda Avenue (650) Hillsborough, CA Fax (650) CALL TO ORDER 4:00 PM Architecture and Design Review Board Draft Meeting Minutes Monday, November 06, 2017 at 4:00 pm Town Hall, 1600 Floribunda Avenue Community Room Boardmembers Present: Kathleen Egan; Dr. Lionel Foster, Chair; Leonard Mezhvinsky; Nan Ryan; Jerry Winges; Boardmembers Excused: None Staff Present: Elizabeth Cullinan, Director of Building & Planning; Tim Anderson, Building Official; Liz Ruess, Associate Planner APPROVAL OF MINUTES A motion (Mezhvinsky / Ryan) to approve the October 09, 2017 ADRB meeting minutes passed 5:0 WRITTEN/ORAL COMMUNICATIONS Chair Foster announced that anyone who wishes to submit written communication or speak to the Board about any item not on the agenda may do so at this time. It is, however, the Board's policy not to stop the meeting to read correspondence that is submitted at the meeting. Materials may be submitted to the staff for the record. Chair Foster asked if there were any written or oral communications regarding items on the agenda. No public comment regarding items not on the agenda was received. Prior to the opening of the Public Hearing Items, Chair Foster asked members of the audience to silence any pagers or cell phones during the meeting. He then inquired if there were any written or oral communications regarding items not on the agenda. Chair Foster explained that the ADRB is a Board created by and members appointed by the City Council. The five member board is comprised of Hillsborough residents who volunteer their time to serve the community and insure projects are consistent with the Town s Residential Design Guidelines. Members of the Board have experience in design or construction and include one community member at large with a purpose to promote good design in order to maintain and enhance the environmental qualities, historic character and the high quality of aesthetic values that make the Town unique and a desirable place to live. 1

5 DROUGHT: Chair Foster announced that the Town of Hillsborough and the Board would like to commend residents who have been conserving water since the drought began and noted that although State mandated water restrictions have been lifted and water conservation has been made voluntary, new landscaping projects are still subject to compliance with the Town s Water Efficiency in Landscaping Ordinance. He added that the Town of Hillsborough encourages each property owner or representative to continue conservation efforts to prepare for potential future drought conditions and water conservation. PUBLIC HEARING ITEMS Chair Foster explained that any member of the public may comment on a public hearing item on the agenda. He asked any member interested in speaking to complete a green speaker card and hand this completed card to one of the staff members at the front table. He then explained the consent calendar and noted that any Boardmember, Staff or member of the public could request an item be removed from the consent calendar for discussion or the consent calendar could be approved in one motion to expedite the meeting. Chair Foster asked if any member of the public, staff or the ADRB would like to request to remove an item from the consent calendar. There were no requests. Consent Items ADRB Meeting Schedule and Application Submittal Deadlines A motion (Mezhvinsky / Winges) to approve the 2018 ADRB Meeting Schedule and Application Submittal Deadlines passed 5:0 Regular Items: Additions/Remodels Silk Tree Place - Chi (Hyland Design Group) Request for design review approval of a basement addition of approximately 46 square feet, a main level addition of approximately square feet and an upper level addition of approximately 130 square feet for a total proposed addition of square feet. The total proposed Floor Area Ratio is 4,464.6 square feet (19% FAR) on a 23,430 square foot lot. This project has been continued to the December 4, 2017 ADRB meeting due to inaccurate story pole installation Poett Road - Li (Beausoleil Architects / Lillian Wu Landscape Design) Request for design review approval of a sport court, a rear addition to the main house of approximately 77 square feet, and detached accessory structure of approximately 622 square feet for a total proposed floor area of approximately 8,073 square feet (20.2% Floor Area Ratio) on a 39,955 square foot lot. The project includes an associated landscape plan that consists of tree removals, walkways, terraces, enhanced plantings, retaining walls, a putting green, and synthetic lawn. Bob Boles, project architect, and Kevin Li, homeowner, provided a brief overview of the project, focusing on the neighbor concerns about the paddle tennis court, noting the noise from the 2

6 adjacent school. He added that the noise from a paddle tennis court is not significantly more than regular tennis, adding that there are tennis courts on both of the properties adjacent to the concerned neighbor at 348 Roblar Ave. Elizabeth Cullinan, Director of Building and Planning, noted an additional letter from the adjacent neighbor, Allison Jacobs of 325 Roblar Ave., providing sign-off for the location of the paddle tennis court, but requesting specific conditions to be incorporated into the landscape plan. Chair Foster opened the public hearing. Ron Fiore, 348 Roblar Ave., stated that paddle tennis is loud and fast-moving and that they are very concerned about the noise impact. He also stated that the applicants have removed numerous significant trees from the property making the home at 372 Poett Rd. visible, when it was not previously. Boardmember Mezhvinsky asked if enhanced tree replacement would mitigate their concerns. Ron Fiore replied that they would love more trees, but that it would not address their concerns about the noise. Brian Jacobs, 325 Roblar Ave., stated that they were initially concerned about the potential noise impacts, but feel that Mr. Li has responded to their requests for enhanced screening and buffer. He clarified that their letter is requesting landscape screening that is at least 6 below the fence and at least 10 tall so that the dense screening is provided above the fence line. Kevin Li noted that tree were removed erroneously, but they will work with staff to ensure that all trees that required a permit for removal are replaced at a 2:1 ratio. Chair Foster closed the public hearing. Boardmember Winges requested that the applicant please share the replanting plan with the neighbors at 348 Roblar Ave. Boardmember Egan stated that the proposed clubhouse matches the house. She noted that the project will remove a large oak and large cypress and that she would like to see larger replacement trees that will reach a similar size. She added that the conditions of approval should include the requests from the neighbor at 325 Roblar Ave. Boardmember Winges stated that it would have been helpful to have an overall landscape plan showing the whole site. He noted that the addition to the house is very minor and the clubhouse is compatible. He added that he understands the concerns about the court noise, but the distance is great and the school would likely generate just as much noise. He stated that the more impacted neighbors are ok with the court location, adding that the applicant should share the revised landscape plan with the neighbors. Boardmember Ryan stated that she likes the paddle court and since it is for personal, family use and not professionals it will be much less noisy that at a club or tournament. The expressed support for the clubhouse and addition to the house, noting that the ability to walk into the house from the garage is necessary. Boardmember Mezhvinsky stated that the addition and clubhouse will be barely visible. He noted 3

7 PRELIMINARY REVIEW that some mitigation should be worked out with the neighbor, adding that mature trees would block some noise. He stated that he would be in favor of the project with a condition that the applicant work with staff to mitigate noise, but not at any cost, it should be mutually agreeable. Chair Foster stated that unhealthy trees should be removed, but privacy and healthy trees should be maintained. He noted that the adjacent neighbor at 325 Roblar Ave. are the most impacted and that the neighbors at 328 Roblar Ave. have two tennis courts immediately adjacent to them and a noisy school across the street. He stated that he is in favor of a revised landscape plan to incorporate replacement for the trees that were removed, adding that there should be a detailed analysis of the trees that were removed with a strategic plan for replacement. A motion (Mezhvinsky / Winges) to approve the project based on the project s consistency with the Residential Design Guidelines, as discussed, subject to the Standard Conditions of Approval, conditions of approval listed in the Staff Memorandum, and added condition that the applicants shall work with Staff on specific plan review of tree removals that have occurred and develop a strategic replacement plan, subject to the administrative review procedures, passed 5:0. (Not public hearing items; Board comments only.) New Houses Castle Court - Ting (Ro-Rockett Design / Shades of Green Landscape Architecture) Request for preliminary design review of a new two-story, Modern style residence of approximately 6,330.5 square feet (24.9% Floor Area Ratio) on a 25,326 square foot lot. The proposal would include demolition of an existing one-story residence and a full landscape plan. Jason Ting, homeowner, provided a brief overview of the background and project objectives, noting that they are a family of six, so a large lot for a large home was important. Zac Rockett, project architect, touched on the history of development of the design, taken from historic homes in Hillsborough. Griff King, 505 Pullman Road, stated that they are very concerned about the two-story nature of the home, noting that the home is sited on the highest elevation of the lot. He stated that the flat roof is drastic and that they would rather see a pitched roof, as there are very few modern homes in the Carolands neighborhood. He added that landscaping can disappear with new owners or a drought, so they do not feel that is a sufficient mitigation, especially since the landscape screening is denser on the other three sides of the property and is limited along their property line. Chair Foster asked if there is a reason the Kings won t work directly with the Tings, stating that the Board prefers to see neighbors working together to come to a consensus. He encouraged the Kings to be more open to meeting with the Tings to discuss the project. Griff King stated that they received a minimal plan set, with a limited, targeted message. He added that they would like to see the story poles, noting that they are concerned about relying on landscaping as a mitigation and that they are concerned about exposure of their property during construction. 4

8 Chair Foster stated that he would like to come to the King s backyard and encouraged the Kings to work with the Tings, adding that they will be neighbors for the long-term, which is an important relationship. Boardmember Egan stated that the proposed house is at a similar grade to the existing house, adding that about 80-feet is as far as you can make things out visually, noting that the two homes will be over 100-feet apart from each other and that they have removed windows. She noted that screening is important and the story poles will be helpful. She stated that the elevations are difficult to read, making the building look taller than it is. She encouraged the applicants to submit larger elevations with less trees. She expressed support for the design of the home, but requested more information on the design of the wood screens and fins. Boardmember Winges stated that the modern design is appropriate, noting that the RDGs encourage diversity. He noted that the elevations appear commercial and encouraged the applicants to soften the architecture a bit and to provide more photo-realistic renderings, rather than artistic renderings. He noted that without eaves and cantilevers, the 3 dimensionality is difficult to read. He noted that the house is sited where it should be, adding that the layout maximizes the yard, while minimizing the impact to the neighbors. He stated that more sections and a 3D model would help communicate the design. He expressed support for the colors and materials and requested more information on the fins. He encouraged the applicants to consider larger planting and/or a double-layer of screening between the lawn and the rear neighbor. Boardmember Ryan expressed support for the house and the siting along Castle Court, noting that it fits the lots. She thanked the applicants for keeping the height to 24-feet tall, noting that they obviously tried to minimize height. She noted that it is a long distance from the house to the rear neighbor. She thanked the applicants for not using clear pane windows and requested more information on the wood screens. She added that they are going in the right direction, but just need to work together with the rear neighbor. Boardmember Mezhvinsky expressed support for the design, but noted that it does look a bit commercial. He stated that the home is sited well and that he sees no issue with privacy, adding that the applicants could upsize the screening at the rear. Chair Foster noted that the RDGs encourage diverse neighborhoods and that the proposed modern style will be a nice addition to the neighborhood, but added it could look more residential. He added that it is well-sited, keeps the height to a minimum, and that 6,300 square feet is probably necessary for a family of 6. He stated that 24.9% FAR requires very high quality design and materials and noted that a 3D model and/or more rendering views will help to convey the design. He noted that most projects have privacy concerns and that the Board prefers to see the neighbors work it out together. He requested that the applicants please share any new plans or revisions with all neighbors Ralston Avenue - Courneen (Davis Architecture / Michael Callan Landscape Architect) Request for preliminary design review of a new one-story with a small basement, Contemporary Farmhouse style residence of approximately 5,523 square feet (22.9% Floor Area Ratio) on a 24,026 square foot lot. The proposal would include demolition of an existing one-story residence and a full landscape plan. Jeanne Davis, project architect, walked the board through the colors and materials palette and explained that the media room is in the basement because the homeowners desired a flat lot for 5

9 a single story house for aging-in-place, but wanted a separate media room for their children and to watch movies, so the basement was an ideal location. Boardmember Egan noted that a large tree was removed in the backyard. Mike Callan, landscape architect, stated that it was a Cedar, but was removed prior to the project and didn t meet the size requirements to require a permit. Boardmember Mezhvinsky stated that the home is well-sited and there is lots of room for family. Boardmember Ryan expressed support for the design, noting that it will be a wonderful addition to the neighborhood. She stated that the high quality materials emphasize the good design and complimented the mix of synthetic turf and natural landscape. She thanked the applicants for the side-facing garage and noted that the house is well-sited. Boardmember Winges complimented the understated, warm modern design, noting the siting, floor plan and colors and materials palette. Chair Foster expressed support for the design, flow, and emphasis on indoor/outdoor living La Cumbre - Olives-Burlingame, LLC (Cartmell/Tam Architects) Request for preliminary design review of a new multi-level, Spanish Revival style residence of approximately 7,076 square feet (16.1% Floor Area Ratio) on a 43,955 square foot lot. The proposal would include demolition of an existing two story residence and a full landscape plan. Tony Tam, project architect, provided a brief overview of the project. He noted that they have received concerns from one neighbor across the street and that they are working with her to address her concerns, which will be incorporated into the formal review. He noted that they are continuing to work with CCFD to ensure that the driveway grade meets their access requirements, noting that a 3D model will be helpful to convey their design moving forward. Boardmember Egan recommended the applicant look at revising all elevations to provide more symmetry noting that elements don t line up making the design feel haphazard. She stated that it s a very difficult site, but that it is unclear that the design meets the building envelope requirements and requested more sections Boardmember Winges expressed concerns about the contours to the guest house. He noted that the proposed home is well-sited, but that Spanish architecture usually has grand spaces and simple forms, but this floor plan is complicated and broken-up. He noted that the building is tall with a tiny footprint. He recommended the applicant revise A3.1 by pushing out left wall on the upper level to be symmetrical, revise A3.2 to break-up the many blank walls by adding windows and/or detailing, revise A3.3 as there are many unbalanced elements, balcony and iron railing design does not appear Spanish, and revise A3.4 to break-up blank walls, balance the massing, and be specific about the use of the stone. He noted that a 3D model would really help. Chair Foster noted the challenging site and noted that a 3D model would be very helpful to understand the massing and design. He stated that this is a very difficult lot to develop and conveying the existing versus proposed grades, heights, and how the house steps with the contours will be very important. He added that the proposed floor plan provides no large spaces; all small, separated rooms, adding that at only 16% FAR, there is room to expand the footprint. 6

10 Boardmember Ryan noted that there are too many blank walls and that the design needs more Spanish elements/detailing. Boardmember Mezhvinsky agreed with his fellow Boardmembers. DISCUSSION ITEM(S) ADJOURNMENT 5:35 PM SPECIAL ACCOMMODATIONS: If you need a disability-related modification or accommodation, including auxiliary aids of services, to participate in the ADRB meeting, or if you need an agenda in an alternate form, please contact the City Clerks Office at at least 24hours before the scheduled ADRB meeting. 7

11 TOWN OF HILLSBOROUGH Architecture & Design Review Board (ADRB) San Mateo County 1600 Floribunda Avenue Hillsborough, CA STAFF MEMORANDUM Agenda Item # 1 Consent Calendar Public Hearing Preliminary Review Discussion PROJECT: 1721 Manor Drive (APN: ) Cheston (Melinamade Design) PROJECT DESCRIPTION: Request for design review approval of a first floor addition of approximately 688 square feet and a second floor addition of approximately 143 square feet, for a total proposed floor area of 4,147 square feet (23.7% Floor Area Ratio) on a 17,500 square foot lot. The proposal would match the colors and materials of the existing house and would include removal of a faux chimney and enhancement of the Colonial Revival Architectural Style. SUMMARY: This is a request for design review of a first floor addition of approximately 688 square feet and a second floor addition of approximately 143 square feet, for a total proposed floor area of 4,147 square feet (23.7% Floor Area Ratio) on a 17,500 square foot lot. The property is located at the end of the Manor Drive cul-de-sac. The cul-de-sac is comprised of eight homes, the majority of which are two stories and traditional in style with Georgian design elements. The subject property is two doors down from the historic Beaux Arts home La Dolphine. The site is currently occupied by a two story traditional home with a rear-facing garage that is accessed from Newhall Road. The applicants are proposing a first floor addition of approximately 688 square feet to include; widening the garage, a new guest suite, laundry room, gym, mudroom and reconfiguration of the kitchen and family room. The second floor addition of approximately 143 square feet would include elimination of the study to allow for two new full bathrooms for bedroom 3 and 4 and a new master suite configuration. The proposal would match the colors and materials of the existing house and include removal of a faux chimney and enhancement of the Colonial Revival Architectural Style: Composition shingle roof Existing stucco chimney clad with brick veneer Painted wood shutters Painted wood siding continued on whole exterior instead of stucco Column, gutters and trim painted to match existing As the project has been noticed as a remodel and addition, a minimum of 50% of the existing walls of the structure must remain in place for the duration of construction. Should more than Page Manor Drive - Staff Memo

12 50% be removed at any time, the project would require review by the ADRB, inclusive of public notification, as a teardown/new residence. Story poles have been installed at the project site, which are not from the right-of -way. Furthermore, a public notice has also been mailed to all property owners within a 500-ft. radius from the project site. At the time of preparation of this memorandum, no public comment has been received. The project appears to be consistent with the Residential Design Guidelines in terms of scale and materials and finishes. Should the Board be inclined to approve the proposal, the following conditions have been provided for consideration: 1) The proposal shall be subject to the Town s adopted Standard Conditions of Approval; 2) As the project has been noticed as a remodel and addition, a minimum of 50% of the existing walls of the structure must remain in place for the duration of construction. Should more than 50% be removed at any time, the project would require review by the ADRB, inclusive of public notification, as a teardown/new residence; 3) Prior to Building Permit issuance, the applicant shall submit a construction management plan as per HMC Chapter 15.26; ENVIRONMENTAL ISSUES: None. The proposal is exempt from CEQA pursuant to Section 15303, Class 3, which includes an exemption for the construction of a single family residence in a residential zone. ATTACHMENTS: 1. ADRB Design Review Application Materials 2. Color and Material Photos 3. ADRB Project Plans ATTACHMENTS AVAILABLE UPON REQUEST Page Manor Drive - Staff Memo

13 TOWN OF HILLSBOROUGH Architecture & Design Review Board (ADRB) San Mateo County 1600 Floribunda Avenue Hillsborough, CA STAFF MEMORANDUM Agenda Item # 2 Consent Calendar Public Hearing Preliminary Review Discussion PROJECT: 15 Silk Tree Place (APN: ) Chi (Hyland Design Group) PROJECT DESCRIPTION: Request for design review approval of a basement addition of approximately 46 square feet, a main level addition of approximately square feet and an upper level addition of approximately 130 square feet for a total proposed addition of approximately square feet. The total proposed Floor Area Ratio is 4,464.6 square feet (19% FAR) on a 23,430 square foot lot. (This project was continued from the November 6, 2017 ADRB Meeting due to inaccurate story pole installation) SUMMARY: This is a request for design review of a basement addition of approximately 46 square feet, a main level addition of approximately square feet and an upper level addition of approximately 130 square feet for a total proposed addition of approximately square feet. The total proposed Floor Area Ratio is 4,464.6 square feet (19% FAR) on a 23,430 square foot lot. The property is located on the Silk Tree Place a cul-de-sac at the corner of Silk Tree Place and Darrell Road in a neighborhood comprised of one-story, split-level, and two-story homes with a variety of architectural styles. Silk Tree Place slopes up as you move west from Darell Road. The existing home is a Spanish style, multi-level home that faces Silk Tree Place. The existing house has three partial levels; lower, main, and upper, as it steps up the hillside in response to the topography of the lot. The applicants are proposing several small additions as follows; a lower level addition of approximately 46 square feet to accommodate elevator access from the garage level; a main level addition of approximately square feet for an enlarged, relocated kitchen, and new laundry room; and an upper level addition of approximately 130 square feet to accommodate a reconfigured master suite and expansion of bedroom #2 to allow for elevator access. The colors and materials will match the existing: Clay barrel tile roof Stucco exterior Dark brown wood trim Page 1 15 Silk Tree Place - Staff Memo

14 The areas of addition will not result in an increase of the overall roof ridge height, however the upper level addition for bedroom #2 adds a new roof ridge that projects towards the front of the house. This ridgeline is set approximately 2.5-feet lower than the tallest (existing) roof ridge. Due to the multi-level nature of the project, story poles were installed at the site and are visible from the right of way and adjacent parcels. A public notice has been mailed to all property owners within a 500-ft. radius from the project site. At the time of preparation of this memorandum, no public comment letters have been received, however staff met with several neighbors regarding the project; 25 Silk Tree: The neighbors at 25 Silk Tree have stated that they have concerns about the view impacts from the addition, specifically the portion of the addition that extends the main roof ridge towards Darrell Road. They have requested that the applicant drop the proposed height of the roof addition at this area by 1-foot. They noted that when 15 Silk Tree was originally built the owner at the time built the house to specifically preserve our view, which is the reason for the low Roof extending. 10 Silk Tree: The neighbor at 10 Silk Tree has expressed concerns about privacy impacts to his pool area from the addition to bedroom #2, which will project further out towards Silk Tree Place. The home at 10 Silk Tree is oriented facing Darrell road, so their pool, which is behind the house, is highly visible from Silk Tree Place. Staff has reviewed the plans and elevations with the neighbor, who has not submitted formal comment Skyfarm Drive: The neighbor at 2730 Skyfarm Drive was initially concerned about view impacts, but has since noted that he has some obstruction, but not as bad as originally evidenced from the incorrectly installed story pole. He has noted that a stair chair option in lieu of an elevator would be more cost-effective for the applicant and would reduce disruption and concerns of affected neighbors. Staff has relayed the above comments and request to the applicant. The applicant has explored the option of lowering the height of the addition to the main roof ridge. They do not feel that it is the best design, but are open to consideration. The project appears to be consistent with the Residential Design Guidelines. Should the Board be inclined to approve the proposal, the following conditions have been provided for consideration: 1) The proposal shall be subject to the Town s adopted Standard Conditions of Approval; 2) Prior to Building Permit issuance, the applicant shall submit a construction management plan as per HMC Chapter 15.26; ENVIRONMENTAL ISSUES: None. The proposal is exempt from CEQA pursuant to Section 15303, Class 3, which includes an exemption for the construction of a single family residence in a residential zone. ATTACHMENTS: 1. ADRB Design Review Application Materials 2. Photos of existing Colors & Materials 3. ADRB Project Plans ATTACHMENTS AVAILABLE UPON REQUEST Page 2 15 Silk Tree Place - Staff Memo

15 TOWN OF HILLSBOROUGH Architecture & Design Review Board (ADRB) San Mateo County 1600 Floribunda Avenue Hillsborough, CA STAFF MEMORANDUM Agenda Item # 3 Consent Calendar Public Hearing Preliminary Review Discussion PROJECT: 1850 Ralston Avenue (APN: ) Courneen (Davis Architecture / Michael Callan Landscape Architect) PROJECT DESCRIPTION: Request for design review approval design review of a new one-story with a partial basement, Contemporary Farmhouse style residence and guest house for a total proposed floor area of approximately 5,504 square feet (22.9% Floor Area Ratio) on a 24,026 square foot lot. The proposal would include demolition of an existing one-story residence and a full landscape plan consisting of a new driveway, front fencing and gates, pathways, patio, tree removals, enhanced plantings, lawn area, synthetic turf, pool, fountains, bocce ball court, and bbq. (This project received preliminary design review at the November 6, 2017 ADRB Meeting) SUMMARY: This is a request for design review approval design review of a new one-story with a partial basement, Contemporary Farmhouse style residence and guest house for a total proposed floor area of approximately 5,504 square feet (22.9% Floor Area Ratio) on a 24,026 square foot lot. The proposal would include demolition of an existing one-story residence and a full landscape plan. The property is located on Ralston Avenue between Pepper Avenue and Hillsborough Blvd. in a neighborhood comprised of one and two story homes with a variety of architectural styles. The site is currently occupied by an existing one-story Ranch style residence. The proposed house will be sited in a similar footprint to the existing and will be a single-story with a small basement. The applicants are proposing removal of the horseshoe driveway and replacement with a new paver driveway on the left side of the property to access a side-facing garage and guest parking area. The proposal received preliminary review at the November 6, 2017 ADRB meeting. The chart below provides an overview of the comments provided by the ADRB and applicant responses through design revisions: ADRB Comment The Board noted that the proposal is well sited and provides lots of space for family. Applicant Response These elements remain the same. Page Ralston Avenue - Staff Memo

16 The Board expressed support for high quality materials, architectural style and side-facing garage. The Board expressed support for the mix of synthetic turf and landscaping. The Board complimented the understated design, floor plan, and site plan. The Board noted concern about the amount of hardscape within the front setback area and requested a detail of the front fence. The Board noted a large tree that was removed in the backyard. These elements remain the same. These elements remain the same. These elements remain the same. The proposal meets the allowable hardscape coverage requirements and an elevation of the fencing is included with the landscape plan. The applicant shared that the tree was removed prior to a project being initiated and did not meet size requirements to need a permit for removal. The applicants are proposing the following palette of new exterior materials and finishes, consistent with the Contemporary Farmhouse style: Integral color cement plaster exterior with Santa Barbara Mission finish Standing seam metal roof Limestone veneer, split-face with varied coursed heights Aluminum clad wood windows in bronze Stained redwood garage and exterior doors The site development involves a full landscape plan to include; tree removals, enhanced planting, front fencing with driveway and pedestrian gates and columns, 7-foot tall wood perimeter fencing and evergreen hedge screening along interior property lines, a new pool and spa, bocce ball court, bbq, tree removals, enhanced plantings, lawn area, synthetic turf, fountains, and patio. The bocce ball court, stone fountain, and pool equipment will require neighbor sign-off in order to approve their location within the side and rear setback areas. The TCLA reviewed the proposed landscape plan and provided a report with requests for additional information/clarification, which will require a revised landscape plan submittal. The notes include, but aren t limited to; revisions to their MAWA/ ETWU calculations as the plant palette will likely not meet Town WELO requirements, specification of the mailbox location and design, and a hydrozone plan. Due to the one-story nature of the design, story poles were not required. A public notice has also been mailed to all property owners within a 500-ft. radius from the project site. At the time of preparation of this memorandum, one public comment has been received from the neighbors at 1900 Ralston Avenue, who are requesting that the bocce ball court and pool equipment be located outside the side setback area, meeting the required 20-foot setback. The landscape architect, Mike Callan, has met with the neighbor and is working with them to address their concerns. Either neighbor sign-off must be obtained for items proposed within the setback area or the landscape plan will need to be revised. Page Ralston Avenue - Staff Memo

17 There is a large 30-foot SFPUC easement running parallel to the front property line. The applicants have met with SFPUC and have been given a list of conditions that they must meet, most of which are to be incorporated during the Building Permit and construction phase. SFPUC expressed no concerns about the landscaping proposed and the site plan and floor plans were revised to meet the desired setbacks expressed by SFPUC. The project appears to be consistent with the Residential Design Guidelines. Should the Board be inclined to approve the proposal, the following conditions have been provided for consideration: 1) The proposal shall be subject to the Town s adopted Standard Conditions of Approval; 2) The proposal shall be revised to address TCLA comments and either neighbor sign-off must be obtained for items proposed within the setback area or the landscape plan will need to be revised, subject to the administrative review procedures; 3) The landscape project is subject to the requirements of the Town s amended water efficiency in landscape ordinance (WELO) and is classified as a Tier II landscape project. All requirements of the WELO shall be submitted as a part of the Building Permit submittal to the Town; 4) The electronic vehicular gates and pedestrian access gates shall have a means of emergency access by the Fire Department; 5) Prior to Building Permit issuance, the applicant shall submit a construction management plan as per HMC Chapter 15.26; ENVIRONMENTAL ISSUES: None. The proposal is exempt from CEQA pursuant to Section 15303, Class 3, which includes an exemption for the construction of a single family residence in a residential zone. ATTACHMENTS: 1. ADRB Design Review & Landscape Application Materials 2. Color and Material Board 3. Arborist Report 4. TCLA Report 5. Public Comment Letter 6. ADRB Project Plans & Landscape Plan ATTACHMENTS AVAILABLE UPON REQUEST Page Ralston Avenue - Staff Memo

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20 TOWN OF HILLSBOROUGH Architecture & Design Review Board (ADRB) San Mateo County 1600 Floribunda Avenue Hillsborough, CA STAFF MEMORANDUM Agenda Item # 4 Consent Calendar Public Hearing Preliminary Review Discussion PROJECT: 445 Pullman Road (APN: ) Sze (Winges Architects, Inc. / Michael Callan Landscape Architect) PROJECT DESCRIPTION: Request for design review approval design review of a new split-level, Contemporary style residence of approximately 6,613 square feet (7.6% Floor Area Ratio) on an 87,130 square foot lot. The project will include the demolition of the existing house and a full landscape plan consisting of a new driveway, front fencing and gates, retaining walls, walkways, stone patio, tree removals, enhanced plantings, lawn area, pool, bbq, firepit, and existing tennis court. (This project received preliminary design review at the October 9, 2017 ADRB Meeting) SUMMARY: This is a request for design review approval design review of a new split-level, Contemporary style residence of approximately 6,613 square feet (7.6% Floor Area Ratio) on an 87,130 square foot lot. The project will include the demolition of the existing Ranch style house and a full landscape plan. The property is located on Pullman Road between Ralston Avenue and Boroughwood Place in a neighborhood comprised of one and two story homes with a variety of architectural styles. Mature trees line the street and provide screening of the homes from the street. The proposed home has a main level with a lower level, visible on the rear (south) and left (east) elevations. The home would be sited in a similar location to the existing home, with a generous setback from the street, exceeding the required front setback area. The proposal received preliminary review at the October 9, 2017 ADRB meeting. The chart below provides an overview of the comments provided by the ADRB and the applicant s responses through design revisions: ADRB Comment The Board requested clarification of location and heights of any retaining walls. The Board expressed support for the scale and massing, but noted that the links between pods could be stronger. Applicant Response The retaining wall heights vary from 12 to a maximum height of 4-6 above new grades. See the sections and site plan. The stone material was continued at the base to help tie pods visually. Additional detailing, metal caps and color selections also added to this. Page Pullman Road - Staff Memo

21 The Board noted that the roof forms seem complicated and could be more unified, especially at the front right side, two garages, and on either side of the front door. The Board recommended the applicant consider aligning the kitchen window with the upper window. The Board recommended the applicant double-check the size notations of the trees. (2) Oaks at the rear of the property appear mis-labeled. The Board expressed support for the inspiration images, colors & materials, and thanked the applicant for the 3D images. The Board noted that the proposed fits the lot well and visibility will not be an issue with neighbors. Roof forms and massing have been simplified. The garage bump-out has been eliminated along with its separate roof. Separate roof elements above windows at living/dining room and the bedrooms have been eliminated. Windows reduced in height at the front, and windows made more consistent. Window is now aligned with the transom windows. See the new landscape plan and the tree report. These should show correctly. 3D images enhanced along with color and material selections. Comment noted. The applicants are proposing the following preliminary palette of materials and finishes, consistent with the Contemporary style: Dark Bronze standing seam metal roof Dark Bronze fascia Dark Bronze aluminum clad wood windows Natural stained cedar siding on accent walls Natural stone veneer on accent walls Light beige exterior stucco Story poles have been installed at the project site to represent the areas of the design which will exceed 22-feet in height. The story poles are minimally visible from the right-of -way. Furthermore, a public notice has also been mailed to all property owners within a 500-ft. radius from the project site. At the time of preparation of this memorandum, no public comment has been received. The project includes a full landscape plan consisting of a new driveway, front fencing and gates, retaining walls, walkways, stone patio, tree removals, enhanced plantings, lawn area, pool, bbq, firepit, and existing tennis court. The TCLA reviewed the proposed landscape plan and provided a report with a request for clarification and numerous recommendations for revisions which will require a revised landscape plan submittal. The recommended revisions include, but aren t limited to; Applicant should prepare a minimum of two grading sections which show feasibility of proposed single 3' high wall and lawn layout. Sections should include wall heights, new slope gradients and spot elevations. Page Pullman Road - Staff Memo

22 Several established trees are proposed for removal. Existing oak trees #12 & 14 should be saved; retaining these particular trees has no restrictive impact on proposed development. Oak trees #27 thru 33 constitute a grove of trees. Considering their present condition, #27, 28, 29 & 30 can be removed as proposed, however #31, 32, & 33 should be saved. Cypress trees 34 thru 39 (6 total) are proposed for removal, and instead should be saved. Proposed bark play area can still be included and would need to re-located. Proposed Arbutus trees near the NW corner of proposed tennis court should be replaced with native oaks to further relieve loss of existing oaks proposed for removal. The replace trees should be 24" box size, quantity of 3. Proposed solid fence, stucco wall sections and steel panel fencing, should be no higher than 6' at any location. This is important as the proposed design shows the wall-fence as "stepping" with the street grade and sections could be as high as 7', which would be inconsistent with the neighborhood. The color of both the steel fencing and wall sections is indicated as "color to match house". The house color is beige. The color of the steel panel sections should be different than that of the stucco wall. The panel sections should be darker for both fence and driveway/ pedestrian gates. Sheet L 1.1A shows the vehicular gate at 7' high, while sheet L1.5 shows 6'. Sheet L1.1A should be corrected; recommended gate height should not exceed 6' at any point. Applicant to submit in order to demonstrate conformance to water conservation ordinance. Without the Hydrozone plan, submitted ETWU calculations cannot be verified. The California Fire Code requires that the driveway serve as fire apparatus access roads whenever any portion of an exterior wall of the first story of a building is located more than 150 feet from the right-of-way. The applicants have worked with the Central County Fire Department (CCFD) to ensure that their driveway meets the necessary width, clearance, and slope requirements for fire apparatus access roads. The furthest point of the building from fire department access exceeds more than 150 feet in distance. The driveway may be utilized as a fire apparatus access road meeting all driveway requirements and a deed restriction recorded with San Mateo County designating it as a fire lane requiring clearance at all times. The project appears to be consistent with the Residential Design Guidelines. Should the Board be inclined to approve the proposal, the following conditions have been provided for consideration: 1) The proposal shall be subject to the Town s adopted Standard Conditions of Approval; 2) The proposed landscape plan shall be revised to address TCLA comments, subject to the administrative review procedures; 3) The landscape project is subject to the requirements of the Town s amended water efficiency in landscape ordinance (WELO) and is classified as a Tier II landscape project. All requirements of the WELO shall be submitted as a part of the Building Permit submittal to the Town; Page Pullman Road - Staff Memo