DR Guide-complete 2009

Design Review Guide for Single Family Residential

Projects

DESIGN REVIEW INFORMATION FOR SINGLE FAMILY HOME PROJECT

You have just received a packet containing information that will be valuable to read and understand

before you submit an application for design review for an addition, new construction or exterior alterations to a single family home. This packet contains:

1. Basic Residential Site Regulations 2. Informational Handout on How to Calculate Floor Area Ratio 3. Albany Fire Department Requirements for Single Family Residential Home 4. Required Findings for Residential Project 5. Copy of Parking section of the Zoning Ordinance 6. Planning Application Form 7. Submittal Requirement Checklist 8. Green Point Checklist

*note: please check with our office to obtain a separate Green Point Checklist for New Homes (newly constructed house).

Carefully read the items above. In particular, Items 3-5, and 8 contain information that will be used to evaluate your project by both the Planning Staff and the Planning and Zoning Commission.

After you have reviewed the above items, please contact the Community Development Department at (510) 528-5760 and schedule a preliminary submittal appointment with one of the staff planners. They will go over the Supplemental Requirements Checklist with you and mark the form accordingly for your use.

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BASIC RESIDENTIAL SITE REGULATIONSMINIMUM SETBACKS NEW SITES/DEVELOPMENTS

ZONING USE FRONT REAR

SIDE - INTERIOR

(1)SIDE - CORNER

MAX. HEIGHT

MAX. LOT COVER-

AGE

MAX. FLOOR AREA RATIO (FAR)

MIN. LOT AREA

LOT AREA PER UNIT

MIN. LOT WIDTH

R-1 Single-Family Dwelling 15 ft. 20 ft. 10% 7.5 ft. 28 ft. 50% 0.55 (2) 3,750 sq.ft. N/A 35 ft.Public & Quasi-Public (3) (3) (3) (3) 35 ft. (3) N/A 10,000 sq.ft. N/A 75 ft.

R-2 Single-Family Dwelling 15 ft. 15 ft. 10% 7.5ft. (4) 28 ft. 50% 0.55 (2) 3,750 sq.ft. N/A 35 ft.Two- & Multi-Family Dwellings 15 ft. 15ft. 10% 7.5 ft. (4) 35/28 ft.(8) 50% N/A 3,750 sq.ft. 1,250 sq.ft. 37.5 ft.Public & Quasi-Public (3) (3) (3) (3) 35 ft. (3) N/A 10,000 sq.ft. N/A 75 ft.

R-3 Single- & Two-Family Dwellings 15 ft. 15 ft. 10% 7.5 ft. (4) 35/28 ft.(8) 50% 0.55 (2) 3,750 sq.ft. 1,250 sq.ft. 50 ft.Multi-Fam. Dwel. & Board. Hse. 15 ft. 15 ft. 5 ft. 7.5 ft. (4) 35/28 ft.(8) 70% 1.5 5,000 sq.ft. (5) 50 ft.Public & Quasi-Public (3) (3) (3) (3) 35 ft. (3) N/A 10,000 sq.ft. N/A 75 ft.

All R Accessory Buildings (6) N/A 0 ft. 0 ft. 7.5 ft. 12 ft. 30% (7) N/A N/A N/A N/A

NOTES:(1) Ten percent (10%) of lot width, with a maximum of five feet (5') and a minimum of three feet (3').(2) The Planning and Zoning Commission may approve an FAR of up to .60 under certain conditions. (see Zoning Ordinance 20.24.050(B)2)(3) As determined by the Planning and Zoning Commission on a design review/use permit basis.(4) One foot (1') shall be added for each twelve feet (12') of height above the lowest fifteen feet (15') of building height.(5) Minimum lot area per dwelling unit: # Units Min Lot Area (sq.ft.) # Units Min Lot Area (sq.ft.) # Units Min Lot Area (sq.ft.)

3 3,750 6 5,828 9 7,965 (For 12 or more units, refer to Zoning Ordi- 4 4,500 7 6,598 10 8,563 nance 20.24.020, Table 2.A, note 9) 5 5,000 8 7,310 11 9,103(6) Accessory buildings must be located in the rear or side yard, and may not be closer than six feet ( 6') to the main building(s) or to other buildings.(7) Accessory buildings may not cover more than thirty percent (30%) of the rear yard. ( complete accessory building regulations at Zoning Ordinance 20.24.130)

Community Development Department staff is available Monday 8:30 AM to 7:00 PM, Tuesday through Thursday 8:30 AM to 5:00 PM, and Friday 8:30 AM to12:30 PM PM at 979 San Pablo Avenue, 2nd Floor, Albany, CA 94706 (510) 528-5760.

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(8) Maximum building height is three stories, or 35 feet, above grade, except that the maximum height allowed at the front setback line shall be 28 feet plus a 45-degree daylight plane (see Zoning Ordinance 20.24.070.B)

Informational Handout

How to Calculate Floor Area Ratio The City of Albany Zoning Ordinance contains requirements for Floor Area Ratio. Floor Area Ratio (FAR) is defined as: abalkfjdlkwerjl

Gross Square Footage of all structures on a site Gross Square Footage of the lot

This handout will help you understand and compute the Floor Area Ratio of your proposed project for your Community Development Applications: Gross square footage shall include all covered space located on your lot with the following exceptions or changes: 1. Include any covered parking area which is enclosed by two (2) or more walls, whether

attached to or detached from the main dwelling structure. However, you may exclude one enclosed parking space, with a maximum area of two hundred twenty (220) square feet.

2. Include any covered area on or below the first or main floor, for which the average height

of the four corners is greater than six (6) feet above the natural grade at the exterior. 3. Include decks, patios or other usable open areas that are enclosed on three or more

sides. Note that two (2) walls and a solid roof shall be counted as three (3) sides. 4. Double the square footage of any interior space with a ceiling height equaling

fifteen (15) feet or more. Exclude from this double-counting ONLY 1) stairwells with no habitable space above or below the stairs, and 2) a maximum of sixty (60) square feet of additional space, such as in a foyer, an internal atrium, or a study loft.

5. Include any attic space having a floor area of at least one hundred fifty (150) square

feet with a ceiling height of 7.5 feet or more. It is particularly helpful for your plans to include a small-sized schematic drawing of the floor plans, showing how area was computed. Community Development Department staff is available Monday 8:30 AM to 7:00 PM, Tuesday through Thursday 8:30 AM to 5:00 PM, and Friday 8:30 AM to 12:30 PM at 979 San Pablo Avenue, 2nd Floor, Albany, CA 94706 (510) 528-5760.

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Albany Fire Department

Requirements for Single Family Residential Additions/Renovations The City of Albany places high importance upon the safety of its citizens. Because of this, the City has adopted certain requirements to help protect the lives of its citizens. Some of these requirements become effective upon the renovation or addition to residential dwelling units. Depending on the scope of your proposed addition, certain fire prevention and protection devices will be required to be installed. Please read the information below and, based on your proposed scope of work, include the fire protection system that is applicable, as indicated below.

A. FOR ADDITIONS AND REMODELS THAT EITHER EXPAND THE AREA OF THE HOME OR REMODEL IT TO EQUAL AN INCREASE OR MODIFICATION OF THE HOME BY 50 PERCENT ANDTHE TOTAL SUM OF EXISTING AND NEW FLOOR AREA IS 1,500 SQUARE FEET OR MORE:

Automatic Fire Extinguishing System: An Automatic Fire Extinguishing System is required to be installed throughout the entire home for single family home renovations or additions where the addition is equal to or greater than fifty percent or more of the existing floor area and the sum of the existing and new flow area is 1,500 square feet or more. It is possible that the installation of an automatic fire extinguishing system may require an upgrade of your water meter to a minimum of one inch. Please contact City of Albany Fire Prevention Bureau at (510) 528-5775 to work out details regarding this issue.

Smoke Detection System: A smoke detection system that consists of 110 volt interconnected photoelectric smoke detectors with long life lithium battery backup (9 volt) is acceptable with a fire suppression system. The Fire Prevention Bureau will review your plans and indicate what areas the smoke detectors shall be located.

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B. FOR ADDITIONS AND REMODELS THAT EITHER EXPAND THE AREA OF THE HOME OR REMODEL IT TO EQUAL AN INCREASE OR MODIFICATION OF THE HOME BY 25 PERCENT OR 400 SQUARE FEET OR MORE:

Automatic Fire Extinguishing System: An Automatic Fire Extinguishing System is not required for this size of project. Should you be interested in installing this type of system, please contact the Fire Prevention Bureau for details. Smoke Detection System: For this size project you will be required to upgrade the smoke detection system throughout the entire house as follows:

At least a 12 or 24 volt, hard-wired or wireless system (low power radio system) with primary or secondary power supply;

Alarm panel; Interconnected heat and photoelectric smoke detectors; All components shall be commercial grade products; System does not have to be monitored by an alarm company (owners choice); Heat Detectors may be required in bathrooms, family rooms, garages, kitchens, living rooms,

attic spaces and furnace/heater rooms; The type of heat detectors (temperature) required would vary on the location they are

placed. Generally, they are 135 degrees F fixed/rate of rise; and Heat detectors in attic spaces and furnace/heater rooms shall be 190 degree F, fixed/rate

of rise. C. FOR ADDITIONS AND REMODELS THAT ARE LESS THAN 400 SQUARE FEET AND LESS THAN 24.999 PERCENT: For projects where the addition is less than 400 square feet and less than 24.999 percent, you will be required to upgrade the photoelectric smoke alarm systems in the entire house as follows:

Smoke alarms shall have a 9 Volt, long life lithium battery; Smoke alarms shall include a hush or silence device; Smoke alarms may be required in each bedroom, in hallways outside of bedrooms, dining

rooms, living rooms, family rooms; and There shall be at least one smoke alarm on each level of the residence.

Please contact the Fire Prevention Bureau for proper placement of these stand- alone smoke alarms. The Fire Prevention Bureau is located at 1051 Monroe Street in the Fire Station, corner of Monroe & Jackson. The Bureau can be reached at (510) 528-5775 for any questions regarding fire and life safety.

PARKING STANDARDS FOR RESIDENTIAL ADDITIONS Whenever a new house is constructed or an existing house is added to, the off-street parking requirements as stated in Section 20.28 of the Municipal Code must be met. When a new dwelling is constructed, or when a proposed addition to a dwelling unit increases the original floor space by more than 25 percent or 240 square feet (whichever is less), the residence shall be required to provide 2 off-street parking spaces. The City encourages that these spaces be located in a garage, the rear yard or the side yard. The dimensional requirements for off-street parking for single-family residences are shown in the following table.

Table 6. 20.28.050 Residential Parking Dimensions. Type of Parking Width Length Height Pre-Existing Enclosed Parking

Single space 8 16 66 Side-by-side spaces 16 16 66

New Enclosed Parking: Single space 86 * 19 7 Side-by-side spaces 16 ** 19 7 Covered Parking: Single space 86* 18 7 Side-by-side spaces 16** 18 7 Open Parking: Single space 86* 18 N/A Side-by-side spaces 16** 18 N/A Driveways Single 7 N/A N/A Double 15 N/A N/A

* One (1) additional foot in width shall be provided on each side abutting any wall, fence, property line, or other fixed obstruction that restricts vehicle access.

** Minimum side-by-side, or double, parking space width is double the minimum single width minus one foot. Additional width for obstructions is applicable.

The City recognizes the existence of residential properties whose historical development did not allow for present day parking requirements. When spaces cannot be located in a garage, rear yard or side yard, the Planning and Zoning Commission may find that permitting required parking in a front yard would be more in the public interest than would a reduction of the off-street parking requirement. The Commission may approve front yard parking upon making at least the following findings as appropriate to the yard area in question:

a. Parking within a main building, a garage, carport or other structure or in the rear or side

yard is not feasible or will be disruptive to landmark trees or will severely restrict private out-door living space on the site.

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b. The area proposed for parking in the front yard will not exceed seven (7) feet six (6) inches in width, and twenty (20) feet in length.

c. The parking space is designed so that no part of any vehicle will extend beyond the property

line into the public right-of-way or will come within one (1) foot of the back of the sidewalk,nor permit a parked vehicle to constitute a visual obstruction exceeding three (3') feet in height within twenty-five (25') feet of the intersection of any two (2) street lines. ThePlanning and Zoning Commission shall not approve a front yard parking space unless a finding is made that visual obstructions are not a significant safety hazard.

d. Any required off-street parking spaces which are permitted in front yard areas are so located as to minimize aesthetic and noise intrusion upon any adjacent property.

When it is not possible to provide 2 off-street parking spaces, the Planning and Zoning Commission may reduce the parking requirements upon consideration of the circumstances listed below. In granting any reduction to the requirements, the Commission shall be required to make specific findings consistent with its consideration of these and other circumstances relating to the application.

a. Required spaces cannot be located in front yard area.

b. Space is not available to provide the required parking facilities without undue hardship.

c. Provision of required parking spaces would be disruptive to landmark trees or would severely restrict private outdoor living space on the site.

d. Creation of new off-street spaces would require the elimination of an equivalent or higher number of on-street parking spaces.

e. The proposed reduction in parking requirements is appropriate to the total size of the dwelling unit upon completion of the proposed addition.

DESIGN REVIEW ORDINANCE FOR RESIDENTIAL ADDITIONS The Planning and Zoning Commission will base their approval of the project on their ability to make certain findings (criteria statements) set forth in the Citys Zoning Ordinance. Please contact the Community Development Department for a presubmittal appointment at (510) 528-5760. If you are also requesting a parking waiver or exception, please review the handout on the findings that must be made for that application as well. Planning and Zoning Code Section 20.100.050 Design Review. A. Purpose and Intent. The purpose of design review is to ensure that designs of projects that are subject to review will result in improvements that are visually and functionally appropriate to their site conditions and harmonious with their surroundings, including natural landforms and vegetation. Additional purposes of design review are to ensure that signs are consistent with the character and scale of the buildings and streets; that retention and maintenance of existing buildings and landscape features are considered; that site access and vehicular parking are sufficient; and that public policies for water conservation and solid waste management are considered in project planning. B. Scope of Design Review.

1. Requirement. Design review shall be required for all developments, buildings or other structures, permanent signs and other public or private facilities constructed or modified in any district, including mobile home dwellings, except as exempted in 2. below. 2. Exemptions. The following activities are exempt from design review:

a. Interior improvements; b. Normal repairs or replacement; c. Accessory buildings which are located in a rear yard and do not exceed one hundred-twenty (120) square feet in area and twelve (12) feet in height. d. The following types of signs:

1) Signs which are allowed without a sign permit, as listed in Section 20.36. 2) Signs which are allowed by Section 20.32 with a zoning clearance. A zoning clearance may include consideration of design characteristics.

(a) Change of message on an existing sign. (b) Fascia signs.

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(c) In-window permanent signs.

e. Television and other antennas. f. Roof replacement materials, flashing, roof vents, gutters and downspouts, on residential buildings. g. Skylights on residential buildings, not to exceed a twelve (12)-inch projection above the roof surface. h. Other minor exterior alterations that the Community Development Director may determine are similar in visual impact to those listed herein.

C. Procedures. Common procedures in subsection 20.100.010 apply. The authorities and duties for design review are as follows:

1. Approval Authority for Design Review of Residential and Nonresidential Projects.Design review will be performed by the Community Development Director or the Planning and Zoning Commission, based on the size and character of the proposed project, as shown in Table 11. below. 2. Duties of Community Development Director. The Community Development Director shall review and approve or deny design review applications for which that office is responsible, according to the standards of review of this section. However, the Community Development Director may refer any such application to the Planning and Zoning Commission if the proposed project involves significant issues of policy or design, or any issues of public controversy.

a. Public Hearing. The Community Development Director shall hold a public hearing on each design review application for which the Director has authority. Notice of the public hearing shall be provided according to subsection 20.100.010.E b. Action by Community Development Director. Within thirty (30) days after the hearing, the Community Development Director shall grant or deny the application for design review approval. If the Community Development Director does not act within thirty (30) days after the hearing, the application shall be deemed to be approved. c. Appeal. Decisions of the Community Development Director may be appealed to the Planning and Zoning Commission as provided in subsection 20.100.080.

3. Duties of Planning and Zoning Commission. The Planning and Zoning Commission shall review and approve or deny projects for which that body is responsible, according to the standards of review of this section. In addition, the Planning and Zoning Commission shall review and decide on any application referred by the Community Development Director.

a. Public hearing. The Planning and Zoning Commission shall hold a public hearing on each design review application for which the Commission has authority. b. Notice. Notice of the public hearing shall be provided according to subsection 20.100.010.E.

c. Action by Planning and Zoning Commission. Within thirty (30) days after the public hearing, the Planning and Zoning Commission shall grant or deny the application for design review approval or provide for a continuance to act. If the Commission does not act or grant a continuance within thirty (30) days after the close of the public hearing, the application shall be deemed to be approved. d. Appeal. Decisions of the Planning and Zoning Commission may be appealed to the City Council as provided in subsection 20.100.080.

Table 11. 20.100.050 Authority for Design Review Use Review by Community Development Director Review by Planning and Zoning

Commission Residential

Alterations or additions less than 400 square feet, except second story additions.

Accessory structures greater than 120 square feet and less than 200 square feet. All secondary residential units.

New construction or additions of 400 square feet or more.

Accessory structures of 200 square feet or more. All second story additions.

Any new construction or addition that significantly changes roof lines of an existing structure.

All exceptions to district height limits. Applications referred by Community Development Director.

Nonresidential Signs and awnings as follows, provided they do not involve substantial architectural alterations: -Projecting signs -Awnings (with signage) -Awnings (without signage) New construction or additions of less than 400 square feet. Minor exterior alterations, not subject to P&Z review, including materials or color changes.

New construction or additions of 400 square feet or more.

Any project that changes roof lines. All exceptions to district height limits. Any project, including signs or awnings, that replaces or conceals existing exterior architectural details.

Master sign program. Applications referred by Community Development Director.

Note: All building square feet refer to gross floor area.


D. Standards of Review. The reviewing authority shall evaluate all applications for new construction, additions or modifications in terms of their adherence to the following standards, to the extent they are applicable to the project under review.

1. General Standards. The following standards are applicable to all projects for which design review is required:


a. General Plan. New development and the alteration of existing development is consistent with applicable goals, policies and programs of the Albany General Plan.

b. Design Guidelines. Residential projects shall be reviewed for conformance to the Residential Design Guidelines, and projects in the SPC District along San Pablo Avenue for conformance to the San Pablo Avenue Design Guidelines. c. Site Planning. The planning of the site creates an internal sense of order, and is visually and functionally harmonious with the surroundings of the project site; the design provides a desirable environment for occupants and visitors. The design deals appropriately with any constraints on development of the site. d. Access. Access and circulation are safe and convenient for pedestrians and vehicles. Parking facilities are provided sufficient for the use, consistent with the requirements of Section 20.32. Where required, access for persons with disabilities and facilities for bicycles are included. e. Architecture. The architectural design is of high quality and is appropriate to the function of the project; the surroundings of the project site are considered in determining the size, massing and bulk of proposed buildings; materials and colors used are visually harmonious with the surrounding environment, including natural land forms and vegetation; where appropriate, the design promotes harmonious transitions between different land uses. f. Landscape Design. The design of landscape improvements is coordinated with architectural design; plant materials are selected with respect to levels of maintenance effort appropriate to the project, with consideration of the need to conserve water. g. Natural Features. The project design preserves trees and other natural features to the greatest possible extent, avoiding indiscriminate clearing of property and excessive and unsightly grading, particularly on steep slopes. h. Signs. The design and location of signs and their materials and colors are consistent with the character and scale of the buildings to which they are attached or which are located on the same site, and with the character of the street upon which they front; signs are visually harmonious with surrounding development; signs are consistent with provisions of Section 20.36, Signs. i. Coordination of Design Details. Details of the site plan, architectural and landscape designs, signage and exterior illumination are coordinated for an attractive and harmonious setting. Details of the floor plans and other interior planning are coordinated with other design elements to the extent that these interior elements may affect exterior appearance or the potential use of structures. Elements such as mechanical equipment, delivery areas and refuse storage are screened from public view. j. Retention and Maintenance of Buildings. The project design process has considered the maintenance, rehabilitation and improvement of existing buildings and structures.


k. Solid Waste. The project design provides adequate space and facilities for the storage and handling of solid waste and recyclable materials, consistent with the Countys Waste Management Program.

l. Privacy. Attention has been given in the design of the project to avoid significant interference with the privacy enjoyed by residential occupants of adjacent properties. This shall include consideration of the locations of windows, public entries, parking and service areas, among other elements. Appropriate solutions may include the use of devices such as landscape screening, fences, or obscure glass. The Planning and Zoning Commission should approach solutions with an intent to balance the respective benefits and burdens of the project and the residents of adjacent properties.

2. Additional Specific Standards for Single-Family Residential Additions. The following standards shall apply in addition to those listed in paragraph A. above.

a. The addition is consistent with the scale, massing and other architectural features of the existing structure. Factors such as roofline, trim details, window type and placement and other design elements which affect exterior appearance will ensure compatibility with the structure to which the addition will be made. The mass of the resulting building has been considered in relation to the visual impact from the street, lot size and the placement on the lot, as well as the compatibility of the project with adjacent structures and integration with the surrounding neighborhood. b. The bulk of the project is appropriate to the site and its surroundings, in that the ratio of gross square footage to site area is consistent with criteria set forth for the R-1 District in the Table 2.A., Site Regulations by District (Residential), subsection 20.24.020. c. Off-street parking spaces are provided to the property to account for the increased living area as required by subsection 20.28.020A.

3. Additional Specific Standards for Residential Additions Which Exceed the 28-Foot Height Limit in the R-1 Zoning District. In addition to standards listed in paragraphs a. and b. above, where the Planning and Zoning Commission grants a use permit for a height exception, pursuant to subsection 20.24.100.E., for a second story addition that exceeds the maximum height of twenty-eight (28) feet in an R-1 Zoning District the Planning and Zoning Commission shall make the following considerations in design review:

a. The existing architectural character and design of the house is maintained. b. Design factors have been considered to offset or minimize the increased height, such as breakup in the mass and bulk, offsetting one or more portions of the addition from the ground story wall line, and adding architectural details and elements such as horizontal trim or other features to create interest.

E. Findings for Design Review Approval. A design review application may be approved by the Planning and Zoning Commission or the Community Development Director, if, on the basis of the application and the evidence submitted, the Commission or the Community Development Director makes the following findings, insofar as they are applicable to the particular case.


1

1. The project conforms to the General Plan, any applicable specific plan, applicable design guidelines adopted by the City of Albany, and all applicable provisions of this Chapter. 2. Approval of project design is consistent with the purpose and intent of this section. 3. Approval of the project is in the interest of the public health, safety and general welfare. 4. The project is in substantial compliance with applicable general and specific Standards for Review stated in subsection 20. 00.050D. 5. In approving any project on San Pablo Avenue the Planning and Zoning Commission or the Community Development Director shall further find that the City-adopted San Pablo Avenue Design Guidelines have been considered and incorporated in the project. The Planning and Zoning Commission may grant exceptions to the criteria, provided one (1) or more of the following findings are made:

a. There are specified special circumstances applicable to the property, such as size, shape, location of existing structures, or traffic conditions, which cause practical difficulties in the application of the design guidelines. b. The Planning and Zoning Commission recognizes that the proposal exhibits a superior level of design which exceeds the approved criteria. c. With the granting of an exception, development on the site will achieve the overall purposes of the design guidelines, and the development will not be detrimental to the public welfare or injurious to persons or property in the vicinity. (Ord. No. 04-09)

Planning Application #: _________________ Date Received: ________________ Fee Paid:________________

Receipt #: ________________

PLANNING APPLICATION FORM FOR DESIGN REVIEW AND CONDITIONAL USE PERMITS FOR SINGLE-FAMILY RESIDENTIAL PROJECTS

For PLANNING & ZONING COMMISSION action: Design Review** - residential additions or exterior modifications. $1784* / Admin. $639* Parking Exceptions/Reductions** - see separate handout $Actual Cost/Min $1784* Conditional Use Permit** Non-Conforming Wall(s) $1784* * When obtaining more than one planning approval, the ful amount for the highest fee will apply and fee will be charged for any other ones. l** General Plan Update Fee $45 included in the fees above. This fee only need to be paid once for each separately submitted application. The City of Albany Municipal Code has certain requirements for approving Design Review of additions to Single Family Residences. Please complete the following application to initiate the process. Please be aware that staff may have additional questions for you based on your responses. You should anticipate that planning staff and/or Planning and Zoning Commissioners will visit your site prior to your Planning and Zoning Commission meeting.

Job Site Address:

Zone: R1 R2 R3 R4 Other overlays:

Property Owner(s) Name:

Phone: Fax:

Email:

Mailing Address:

City: State/Zip:

Applicant(s) Name (contact person):

Phone: Fax:

Email:

Mailing Address:

City: State/Zip:

GENERAL INFORMATION (Please fill out this Chart existing & proposed; )

Item Required Existing Proposed How big is your lot? Express in square feet. N/A What is the floor area of: your existing residence (see additional handout on how to measure this)

any detached buildingsgarage, sheds, etc. How many square feet is your addition? N/A N/A What is the Floor Area Ratio (FAR) 1 (see additional handout on how to measure this)

55% maximum allowed

What is your lot coverage? 2 N/A What is the amount of impervious surface on the lot? N/A What is the maximum height of your residence? 28 ft. maximum How many dwelling units are on your site? 1 (2 with special permit) How many parking spaces do you have in a garage? 3 see note 3 below What are the interior dimensions of your garage? 7'6" by 16' What is the narrowest width of your driveway? 6.5' is the narrowest allowed

PROJECT ADDRESS:___________________________________________

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2

Item Required Existing Proposed Setbacks: Front yard: What is the minimum distance between the front wall of your house and the front property line?

15 feet minimum

Side yards: What is the shortest distance between a side wall of your house and a side property line?

10% of lot width; min. 3 ft; max. 5 ft. Corner lot 7 ft. 6 in

Rear Yards: What is the minimum distance between the rear wall of your house and the rear property line?

20 feet minimum

Hillside District only: What is the slope of your lot? Notes: 1 Floor Area Ratio (FAR) applies to single family residential development in all zones. It is defined as the ratio

between the gross floor area of a building(s) on a lot compared to gross square feet of lot (see FAR Handout). 2 Lot Coverage is defined as the land area covered by all structures except uncovered decks, porches, landings,

balconies or stairways that are less than 6 feet above grade as well as eaves, trellises and similar structures that do not have solid roofs.

3 The Albany Municipal Code requires that every residential unit must have 2 off-street parking spaces. Some exceptions may apply in your situation. See the parking section of the Zoning Ordinance for a complete list of possible exceptions.

(Please use additional sheets to explain any of your responses to the following). 1. Will the construction of the addition require the removal of any mature trees? _____________________ If yes, please describe: ______________________________________________________________ 2. Are the architecture, materials and colors of the proposed addition consistent with the existing dwelling?

_____________________________________________________________________________ If yes, please describe how: ___________________________________________________________ 3. Is the proposed addition sensitive to the size or mass of the surrounding properties? _________________

If yes, please describe how:____________________________________________________________ 4. If you have no garage, where do you park vehicles? ___________________________________________

Story Poles For new residential construction and exterior alterations that increase the height, an applicant is required to erect at least two story poles, a temporary construction for the purpose of visually displaying the outer limits, including the height, of the proposed structural alterations. These poles shall be erected at least ten (10) days prior to the design review meeting, and shall be maintained in place through the date of the meeting. The signature of the property owner is required for all projects. By executing this form you are affirming that you are the property owner.

___________________________________ ________________________________________ Signature of Property Owner Date Signature of Applicant (if different) Date

Community Development Department staff is available Monday, 8:30 AM to 7:00 PM, Tuesday through Thursday 8:30 AM to 5:00 PM, and Friday 8:30 AM to 12:30 PM at 979 San Pablo Avenue, 2nd Floor, Albany, CA 94706 (510) 528-5760.

Applicant Name:_____________________________ Project Address:______________________________ Date Reviewed: ___________ Planner __________

PLANNING APPLICATION Submittal Requirements/Checklist

Within 30 days of submittal, Community Development Staff will review this application for completeness of required information. All applicable information listed in the checklist below must be included for an application to be deemed complete. A notice of completeness or non-completeness will be mailed to the applicant. Further revisions of completed material may be necessary after the 30-day period.

Provided SUBMITTAL REQUIREMENTS Y N NA 10 full size sets plus 1 reduced copy (11 X 17) of all drawings. 1 electronic copy must be included. The preferred format for electronic submissions is

Adobe Portable Document Format (.pdf). However, for plans that cannot be converted to pdf format, the submission may be made in Design Web Format (.dwf).

Completed Application Form

Include the addresses, contact information and signatures of Property Owner(s) and Applicant(s).

Project Summary

Text description of all work being done on title page. Verify if any excavation will be required as a result of the project. If so, approximately how

many cubic yards will need to be removed?

Area Calculations

Calculation and diagram of how Floor Area Ratio (FAR) is determined for existing and proposed, including any reductions allowed under the Zoning Ordinance

Total square footage renovated/remodeled and total square footage added Site Plan must be fully dimensioned, legible and drawn to scale (20 = 1 minimum) and include: North arrow, property boundaries and easements. Existing visible landmarks (utility poles, street lights, fire hydrants). Foundation and roof lines of all existing and proposed structures located on the

property; differentiate between proposed and existing structures

Foundation lines of all neighboring structures located on adjacent lots. On-site driveways, parking spaces, landscaped areas, patios, etc. Street right-of-way lines, curb line or pavement edge, sidewalks, and parkways. The trunk location, circumference measured 2 above grade, drip line, and species of all

trees that are within 20 feet of the area proposed to be modified.

Fences and walls (including retaining walls), showing height and indicating materials Yards and open space areas. Storage areas and screening. Topographic features: streams, drainage channels, ditches, rock outcroppings, etc.

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Provided SUBMITTAL REQUIREMENTS Y N NA Accurate contour lines:

a. Slopes between 0 - 15% - contour interval must be two feet. b. Slopes exceeding 15% - contour interval must be five feet.

Provide a conceptual drainage plan, show any new or relocated downspouts, below grade drain lines, etc.)

Floor Plans must be fully dimensioned, legible and drawn to scale (1 = 1/8 minimum) and must include:

Existing, remodeled, demolished and new walls, stairs, windows, doors, etc., clearly delineated.

Floor plans must be in context with setbacks from property lines clearly shown. Building Elevations and Sections must be fully dimensioned, legible and drawn to scale (1 = 1/8 minimum), and must include:

Existing elevations, including ground line, wall height, floor height, and ridge height, roof pitch.

Proposed elevations include above information as well as details such as downspouts, chimneys, exterior lighting, etc.

Street elevationincluding adjacent residences. Section drawing(s) 1) Through tallest portion of proposed structure showing existing

and proposed grade; 2) Typical section showing the street and curb all the way through to the rear property line.

Color board and Color rendering, if not matching existing materials on residence. Minimum size of (8 x 11) to include exterior finish/color, window trim, roof material, siding materials, etc. (one copy).

Other Important Information:

Green Building Program Checklist Contact Staff for appropriate checklist. Property Survey if any part of addition is less than 4 feet from a property line.

Photographs (electronic or paper) of the existing property and abutting neighbors. Window Details photograph of existing windows and manufacturers cut sheet of

proposed windows, including trim details, showing how new windows will match existing.

Other Information submit only if required by Planning staff

Environmental Report Title Report Lighting Plan Other ___________________________________

For Office Use:

______ This Quick Check has determined that the application submittal is incomplete and cannot be accepted.

______ This Quick Check has determined that the application appears to contain the items required by this Submittal Checklist (completeness as defined by Section 65943 will be determined within 30 days of application) and processing will begin.

Community Development Department staff is available Monday, 8:30 AM to 7:00 PM, Tuesday through Thursday 8:30 AM to 5:00 PM, and Friday 8:30 AM to 12:30 PM at 979 San Pablo Avenue, 2nd Floor, Albany, CA 94706, TEL: (510) 528-5760.

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Project Address: Checklist Prepared By: Date Prepared: INPUT Resources Energy IAQ/HealthA. Site 1. Recycle Job Site Construction & Demolition Waste 65% = 1 point; 75% = 2 points; 80% = 4 points up to 4 Resource pts2. Salvage Reusable Building Materials 4 Resource pts y=yes3. Remodel for Mixed Use, Adaptive Reuse, and Historic Preservation 4 Resource pts y=yes4. Protect Native Soil 2 Resource pts y=yes5. Minimize Disruption of Existing Plants & Trees 1 Resource pt y=yes6. Implement Construction Site Stormwater Practices 2 Resource pts y=yes7. Protect Water Quality with Landscape Design 2 Resource pts y=yes8. Design Resource-Efficient Landscapes and Gardens 4 Resource pts y=yes9. Reuse Materials/Use Recycled Content Materials for Landscape Areas 2 Resource pts y=yes10. Install High-Efficiency Irrigation Systems 2 Resource pts y=yes11. Provide for On-Site Water Catchment / Retention 2 Resource pts y=yes

B. Foundation1. Incorporate Recycled Flyash in Concrete25% Recycled Flyash = 2 points; Add 1 point for every 10% increase of flyash, up to 5 points up to 5 Resource pts2. Use Recycled Content Aggregate 2 Resource pts y=yes3. Insulate Foundation/Slab before backfill 3 Energy pts y=yes

C. Structural Frame1. Substitute Solid Sawn Lumber with Engineered Lumber 3 Resource pts y=yes2. Use FSC Certified Wood for framing (For every 10% of FSC lumber used = 2 points, up to 10) up to 10 Resource pts.3. Use Wood I-Joists for Floors and Ceilings 2 Resource pts y=yes4. Use Web Floor Trusses 2 Resource pts y=yes5. Design Energy Heels on Trusses 6" or more 2 Energy pts y=yes6. Use Finger-Jointed Studs for Vertical Applications 2 Resource pts y=yes7. Use Engineered Studs for Vertical Applications 2 Resource pts y=yes8. Use Recycled Content Steel Studs for Interior Framing 2 Resource pts y=yes9. Use Structural Insulated Panels (SIPs) a. Floors 3 Energy pts y=yes b. Wall 3 Energy pts y=yes c. Roof 3 Energy pts y=yes

Supplemental Application FormGreen Building Program Rating System for Remodeling Projects*

*Please obtain other appropriate Green Point Checklist for projects other than Single Family Residential Remodeling Projects

2004 Checklist Modified by City of Albany Incentives - Approved July 2, 2007

INPUT Resources Energy IAQ/Health10. Apply Advanced Framing Techniques 4 Resource pts y=yes11. Use Reclaimed Lumber for Non Structural Applications 3 Resource pts y=yes12. Use OSB a. Subfloors 1 Resource pt y=yes b. Sheathing 1 Resource pt y=yes

D. Exterior Finish1. Use Sustainable Decking Materials a. Recycled content 3 Resource pts y=yes b. FSC Certified Wood 3 Resource pts y=yes2. Use Treated Wood That Does Not Contain Chromium/Arsenic 1 IAQ/Health pt y=yes3. Install House Wrap under Siding 1 IAQ/Health pt y=yes4. Use Fiber-Cement Siding Materials 1 Resource pt y=yes

E. Plumbing1. Install Water Heater Jacket 1 Energy pt y=yes2. Insulate Hot and Cold Water Pipes 2 Energy pts y=yes3. Retrofit all Faucets and Showerheads with Flow Reducers a. Faucets (1 point each, up to 2 points) Up to 2 Resource pts. b. Showerheads (1 point each, up to 2 points) Up to 2 Resource pts.4. Replace Toilets with Ultra-Low Flush Toilets (1 point each, up to 3 points) Up to 3 Resource pts.5. Install Chlorine Filter on Showerhead 1 IAQ/Health pt y=yes6. Convert Gas to Tankless Water Heater 4 Energy pts y=yes7. Install Water Filtration Units at Faucets (2 points each, up to 4 points) Up to 4 IAQ/Health pts.8. Install On-Demand Hot Water Circulation Pump 4 Resource pts y=yes

F. Electrical

1. Install Compact Fluorescent Light Bulbs (CFLs) (6 bulbs=2 points, 10 bulbs =3 points, 12 bulbs = 4 points) Up to 4 Energy pts.2. Install IC-AT Recessed Fixtures with CFLs (1 point each, up to 5 points) Up to 5 Energy pts.3. Install Lighting Controls (1 point per fixture, up to 4 points) Up to 4 Energy pts.4. Install High Efficiency Ceiling Fans with CFLs (1 point each, up to 4 points) Up to 4 Energy pts.

G. Appliances1. Install Energy Star Dishwasher 1 Energy pt y=yes2. Install Washing Machine with Water and Energy Conservation Features 1 Energy pt y=yes3.Install Energy Star Refrigerator 1 Energy pt y=yes4. Install Built-In Recycling Center 3 Resource pts y=yes

H. Insulation1. Upgrade Insulation to Exceed Title 24 Requirements a. Walls 2 Energy pts y=yes b. Ceilings 2 Energy pts y=yes


INPUT Resources Energy IAQ/Health2. Install Floor Insulation over Crawl Space 4 Energy pts y=yes3. Install Recycled-Content, Fiberglass Insulation with No Added Formaldehyde 3 IAQ/Health pts y=yes4. Use Advanced Infiltration Reduction Practices 2 Energy pts y=yes5. Use Cellulose Insulation a. Walls 4 Resource pts y=yes b. Ceilings 4 Resource pts y=yes6. Alternative Insulation Products (Cotton, spray-foam) a. Walls 4 Resource pts y=yes b. Ceilings 4 Resource pts y=yes

I. Windows1. Install Energy-Efficient Windows a. Double-Paned 1 Energy pt y=yes b. Low-Emissivity (Low-E) 2 Energy pts y=yes c. Low. Conductivity Frames 2 Energy pts y=yes2. Install Low Heat Transmission Glazing 1 Energy pt y=yes

J. Heating Ventilation and Air Conditioning1. Use Duct Mastic on All Duct Joints 2 Energy pts y=yes2. Install Ductwork within Conditioned Space 3 Energy pts y=yes3. Vent Range Hood to the Outside 1 IAQ/Health pt y=yes4. Clean all Ducts Before Occupancy 2 IAQ/Health pts y=yes5. Install Solar Attic Fan 2 Energy pts y=yes6. Install Attic Ventilation Systems 1 Energy pt y=yes7. Install Whole House Fan 4 Energy pts y=yes8. Install Sealed Combustion Units a. Furnaces 3 IAQ/Health pts y=yes b. Water Heaters 3 IAQ/Health pts y=yes9. Replace Wall-Mounted Electric and Gas Heaters with Through-the-Wall Heat Pumps 3 Energy pts y=yes10. Install 13 SEER/11 EER or higher AC with a TXV 3 Energy pts y=yes11. Install AC with Non-HCFC Refrigerants 2 Resource pts y=yes

12. Install 90% Annual Fuel Utilization Efficiency (AFUE) Furnace 2 Energy pts y=yes13. Retrofit Wood Burning Fireplaces a. Install EPA certified wood stoves/inserts 1 IAQ/Health pt y=yes b. Install/Replace Dampers 1 Energy pt y=yes c. Install Airtight Doors 1 Energy pt y=yes14. Install Zoned, Hydronic Radiant Heating 3 Energy pts y=yes15. Install High Efficiency Filter 4 IAQ/Health pts y=yes16. Install Heat Recovery Ventilation Unit (HRV) 5 IAQ/Health pts y=yes17. Install Separate Garage Exhaust Fan 3 IAQ/Health pts y=yes

K. Renewable Energy and Roofing1. Pre-Plumb for Solar Water Heating 4 Energy pts y=yes2. Install Solar Water Heating System 10 Energy pts y=yes3. Pre-Wire for Future Photovoltaic (PV) Installation 4 Energy pts y=yes4. Install Photovoltaic (PV) System (1.2 kw = 6 points, 2.4 kw = 12 points, 3.6 kw = 18 points) Up to 18 Energy pts


INPUT Resources Energy IAQ/Health6. Select Safe and Durable Roofing Materials 1 Resource pt y=yes7. Install Radiant Barrier 3 Energy pts y=yes

L. Natural Heating and Cooling1. Incorporate Passive Solar Heating 5 Energy pts y=yes2. Install Overhangs or Awnings over South Facing Windows 3 Energy pts y=yes3. Plant Deciduous Trees on the West and South Sides 3 Energy pts y=yes

M. Indoor Air Quality and Finishes1. Use Low/No-VOC Paint 1 IAQ/Health pts y=yes2. Use Low VOC, Water-Based Wood Finishes 2 IAQ/Health pts y=yes3. Use Low/No VOC Adhesives 3 IAQ/Health pts y=yes4. Use Salvaged Materials for Interior Finishes 3 Resource pts y=yes5. Use Engineered Sheet Goods with no added Urea Formaldehyde 6 IAQ/Health pts y=yes6. Use Exterior Grade Plywood for Interior Uses 1 IAQ/Health pts y=yes7. Seal all Exposed Particleboard or MDF 4 IAQ/Health pts y=yes8. Use FSC Certified Materials for Interior Finish 4 Resource pts y=yes9. Use Finger-Jointed or Recycled-Content Trim 1 Resource pts y=yes10. Install Whole House Vacuum System 3 IAQ/Health pts y=yes

N. Flooring1. Select FSC Certified Wood Flooring 8 Resource pts y=yes2. Use Rapidly Renewable Flooring Materials 4 Resource pts y=yes3. Use Recycled Content Ceramic Tiles 4 Resource pts y=yes4. Install Natural Linoleum in Place of Vinyl 5 IAQ/Health pts y=yes5. Use Exposed Concrete as Finished Floor 4 Resource pts y=yes6. Install Recycled Content Carpet with Low VOCs 4 Resource pts y=yes

O. City of Albany Incentives 1. Additions less than 50% increase in floor area 20 Resource pts y=yes2. Additions less than 200sq.ft. or resulting in less than 1,500sq.ft. 10 Resource pts y=yes3. Seismic upgrade of existing building 25 Resource pts y=yes4.For having a hybrid or zero emissions vehicle 2 IAQ/Health pts y=yes5. For having no automobile 5 Resource pts y=yes6. Plant more than one street tree when feasible 2 IAQ/Health pts y=yes7. Earthquake kit 2 IAQ/Health pts y=yes

TOTAL POINTS ACCUMULATED: 50 points total Req'd(50 Points REQUIRED from all 3 columns)


FIRE 2008.pdfAlbany Fire DepartmentRequirements for Single Family Residential Additions/Renovat

Documents

DR Guide-complete 2009