14825 Fruitvale Ave.

Transcription

1 REPORT TO THE PLANNING COMMISSION Meeting Date: August 26, 2015 Application: PDR Location/APN: Fruitvale Ave. / Applicant/Owner: Staff Planner: Sin Yong Michael Fossati Fruitvale Ave.

2 SUMMARY PROJECT DESCRIPTION: The applicant requests to demolish an existing residence in order to construct a new 6,007 sq. ft. single-story residence with a daylight basement, two car garage, carport, and an attached 567 sq. ft. deed-restricted second dwelling unit. The height of the new residence will not exceed 23 feet. Four trees are proposed to be removed. STAFF RECOMMENDATION: Adopt Resolution No approving Design Review PDR subject to conditions of approval. Design Review Approval by the Planning Commission is required per City Code Section (a)(3). PROJECT DATA: Site Area: 43,561 square feet Average Site Slope: 13.3% Grading: 160 cy (not including basement) General Plan Designation: RVLD (Very Low Density Residential) Zoning: R-1-40,000 Proposed Site Coverage House & Garage: Front Porch Area: Carport: Sidewalk: Rear Balcony: Stair: Patio: Paver Driveway (pervious): Total Proposed Site Coverage Floor Area First Floor: Basement (counted as FAR): Attached 2 nd Unit Garage Total Proposed Floor Area Basement (not counted as FAR) Height (Residence) Lowest Elevation Point Highest Elevation Point Average Elevation Point Proposed Topmost Point Proposed 4,349 SF 115 SF 410 SF 140 SF 588 SF 173 SF 1,625 SF 1,785 SF 9,185 SF (21%) 3,352 SF 1,658 SF 567 SF 430 SF 6,007 SF 894 SF 86.0 FT 97.5 FT FT (22.75 FT) Allowable/Required 16,770 SF (includes 10% increase for Deed Restricted 2 nd Unit) 6,257 SF (includes 10% increase for Deed Restricted 2 nd Unit) Maximum Height = (26 Feet)

3 Setbacks Front: Left Side: Right Side: Rear: PROJECT DESCRIPTION AND SITE CHARACTERISTICS An existing one story single-family home is located approximately at the center of the project site. A replacement residence is proposed to be built approximately within the same building footprint of the existing residence. The closest homes in the immediate vicinity are located to the north and south of the site which is a semi-rural area. Fruitvale Avenue is located to the east and additional residences are located to the west. The 6,007 square foot one story residence would be approximately 23 feet in height and includes an attached garage, a daylight basement and second dwelling unit. A daylight basement (or walk-out basement) is contained in a house situated on a slope, so that part of the floor is above ground with a doorway to the outside grade while the majority of the floor is below ground. The second dwelling unit would have a separate side entrance. No additional structures are proposed. The residence would have an earth-tone stucco exterior, precast stone moldings and trim, clay tile roof and decorative metal chimney cap and iron entry door. A colors and materials board has been submitted to the Community Development Department and will be present at the site visit and public hearing. The following table lists the proposed exterior materials. Detail Exterior Trim Door Roof Colors and Materials Aristocrat Ivory beige colored stucco Nevada Sand off-white precast moldings, trim and corbels Dark Brown iron entry door Cascade Blend grey-brown concrete tiles Deed-Restricted Second Dwelling Unit The applicant has proposed an attached second dwelling unit along the southern elevation of the residence. The approximately 567 sq. ft. unit has a studio, kitchen, pantry and bathroom. The project meets the development standards required per the City Code to allow the second dwelling unit to be deed-restricted. Trees Four protected trees are being proposed for removal. They include one digger/gray pine, two coast live oaks, and one boxelder. The City Code requires one of ten criteria must be satisfied in order for a tree to be removed. The project arborist and City arborist have both documented five of ten criteria to remove the referenced trees. The value of the trees proposed for removal equals $6,930. The applicant is required to plant trees equaling the value of the trees to be removed. New trees are proposed along the southeastern portion of the property, per the landscape plan. Page 3 of 6

4 Front Landscape Due to the topography of the building footprint, its significant setback from the front property line, and the semi-rural setting, minimal front yard landscaping and site paving have been proposed. Three established coast live oaks are noted on the plans to remain. A pervious paver driveway is also proposed to cover approximately 13% of the front yard setback area with paving. The remaining 87% of front yard setback area will be existing grounds, tree and new plants such as daylilies, azaleas, and Japanese anemone. Neighbor Notification and Correspondence The applicant submitted four (4) Neighbor Notification Forms signed by adjacent property owners. No negative comments were received related to the project. Copies of the neighbor notification forms are included as Attachment #3. Staff mailed a Notice of Public Hearing to all property owners within 500 feet of the subject property. The public hearing notice and description of the project was published in the Saratoga News. No additional written comments, either positive or negative, were received prior to the completion of this staff report. ENVIRONMENTAL DETERMINATION The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, New Construction or Conversion of Small Structures, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction of three single-family residence in a residential area. FINDINGS Design Review Findings The Planning Commission shall not grant design review approval unless it is able to make the following findings. These findings are in addition to and not a substitute for compliance with all other Zoning Regulations. (a) Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property's natural constraints. This finding can be made because the project has been designed to cut into the hilly portion of the site. The front of the property is relatively level, but significantly drops in the middle. Rather than disturbing the site even further, the applicant has proposed to build within the majority of the existing footprint, which limits the amount of grading required. (b) All protected trees shall be preserved, as provided in Article (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section This finding can be made because although four trees are being proposed for removal, 26 trees (including 12 protected and/or native) are remaining and being protected by tree protection fencing. Each of the four trees proposed for removal met at least five of the 10 criteria needed for removal, including tree condition, number, species, size and Page 4 of 6

5 location of existing trees in the area, and the necessity to remove for enjoyment of the property when there is no other feasible alternative to the removal. (c) The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made because the proposed one story residence is proposed to be built within the center of the site, where a substantial drop in elevation occurs. Due to the substantial setback from the front property line and topography of the site, adjoining properties will not have viewsheds or privacy impacted by the proposed structure. (d) The overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made in the because the proposed mass is broken up by the recessed entry, side facing garage and carport, and library area of the residence. The height will not impact privacy or viewsheds of neighboring property owners due to its location in comparison to neighboring structures and the topography of the site. (e) The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made because the hardscape in the front setback area is limited to the driveway. The proposed landscape design would be complementary to the neighborhood streetscape and includes exiting trees and grounds, shrubs and plants. (f) Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made because the majority of the residence will be built on the lowest portion of grade on the site. Furthermore, the nearest residences located to north of the site (where solar access could potentially be affected) is located approximately 30 feet from the front property line. The proposed residence is located more than 65 feet from the property line, further decreasing the impairment of solar access. (g) The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section This finding can be made in the affirmative because the proposed project conforms to the applicable design policies and techniques in the Residential Design Handbook such as minimizing the use of excessive colors and materials, significantly setting the structure from the front property line, maintaining and exceeding the generally established front yard setback along the street and proposing a height that will avoid unreasonable impacts to the privacy and adjoining properties and to community viewsheds. (h) On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section This finding can be made because although the site is considered a hillside lot by definition, the project it is not located on a Page 5 of 6

6 ridgeline, will not affect any significant hillside features or community viewsheds, and is not regulated by City Code section ATTACHMENTS: 1. Resolution 2. Arborist Report 3. Neighbor Notification Forms 6. Reduced Plans (Exhibit A) Page 6 of 6