REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Tittle
Action on a proposed reclassification of the portion of the existing residence as the attached Accessory Dwelling Unit (ADU), and first and second-floor additions resulting in a new 3,416 square-foot two-story house at 3875 Eastwood Circle.
Report
File No.(s): PLN21-15374
Location: 3875 Eastwood Circle, a 14,563 square foot lot located on the west side of Eastwood Circle, about 175 feet north of Bellwood Drive; APN: 101-26-002; the property is zoned Single-Family (R1-6L).
Applicant: Yousef Al-Shehabi
Owner Yousef Al-Shehabi
Request: Architectural Review for the proposed reclassification of a portion of the existing 2,185 square-foot residence as the attached Accessory Dwelling Unit (ADU), and a 1,154 square foot first floor and a 1,041 square foot second-floor addition resulting in a new 3,416 square foot two-story house with three bedrooms and two and a half bathrooms, with the existing 400 square foot 2-car garage to remain. The proposed attached 964 square foot ADU is subject to staff level review and approval.
Project Data
The Project Data Table is included as Attachment 1.
Points for Consideration
• The proposed project is located in a neighborhood with a mixture of architectural styles with one or two-story homes located throughout the immediate neighborhood.
• Approximately 964 square feet of the existing home is converted to an Accessory Dwelling Unit (ADU), which is subject to staff level review and approval.
• The new two-story house is positioned towards the rear of the existing house.
• The proposed second-floor area is 28% of the first-floor area and is proposed to the rear of the property, reducing the potential adverse visual impact on the neighborhood.
• There are no active City code enforcement cases for this property.
• A neighborhood notice was distributed within a 300-foot radius of the subject site for this project review.
Findings supporting the Staff Recommendation
1. That any off-street parking area, screening strips and other facilitates and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development, in that;
• The development provides the required two covered parking spaces.
• The required parking spaces are not located in the required front yard or side yard landscaped areas.
• The development provides the minimum required driveway length per the Planned Development approval.
2. That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that;
• The development is consistent with the existing single-family residential design. There is no expansion of the parking or intensification of use that would cause increased traffic congestion or hazard.
• Public streets are adequate in size and design to serve the proposed single-family residence, and the use will not create an increase in traffic.
3. That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that;
• The proposed project is compatible with adjacent residential properties and generally consistent with the City’s Design Guidelines, in that the project maintains the existing two-story character of the neighborhood.
• The development is a two-story residence that is in scale with the appearance of the existing neighborhood in that the second story is set back from the rear wall line.
4. That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that;
• The project is subject to the California Building Code and City Code requirements, which serve to regulate new construction to protect public health safety and general welfare.
5. That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office, in that;
• The development preserves the neighborhood character with a two-story addition that is compatible in scale and character with the single-family housing type along Atherton Drive.
Conditions of Approval
1) This Architectural approval Permit (PLN21- 15374) shall automatically be revoked and terminated if not used within two years of original grant or within the period of any authorized extensions thereof. The date of granting of this Permit is the date this Permit is approved by the Development Review Officer.
2) Prior to the issuance of a Building Permit, the development of the site and all associated improvements shall conform to the approved plans with File No. PLN21- 15374, on file with the Community Development Department, Planning Division.
3) The developer is responsible for collection and pick-up of all trash and debris on-site and adjacent public right-of-way.
4) Construction activity shall be limited to the hours of 7:00 a.m. to 6:00 p.m. weekdays and 9:00 a.m. to 6:00 p.m. Saturdays for projects within 300 feet of a residential use and shall not be allowed on recognized State and Federal holidays.
5) Incorporate Best Management Practices (BMPs) into construction plans and incorporate post construction water runoff measures into project plans in accordance with the City’s Urban Runoff Pollution Prevention Program standards prior to the issuance of permits, including the disconnection of roof downspouts to drain over landscaped yards on site.
6) Landscaping installation shall meet City water conservation criteria in a manner acceptable to the Director of Community Development.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301-Existing Facilities, in that the project is limited to a small addition to the existing single-family residence.
PUBLIC CONTACT
On June 23, 2022, a notice of public hearing of this item was posted in three conspicuous places within 300 feet of the project site and mailed to property owners within 300 feet of the project site. The planning Staff has not received any public comments for this application at the time of preparation of this report.
RECOMMENDATION
Recommendation
Approve the Architectural Review for the proposed reclassification of a portion of the existing 2,185 square-foot residence as the attached Accessory Dwelling Unit (ADU), and a 1,154 square-foot first floor and a 1,041 square-foot second-floor addition resulting in a new 3,416 square-foot two-story house with three bedrooms and two and a half bathrooms with the existing 400 square-foot 2-car garage to remain for the property located at 3875 Eastwood Drive, subject to conditions.
Staff
Prepared by: Nimisha Agrawal, Associate Planner, Community Development
Approved by: Lesley Xavier, Planning Manager, Community Development
ATTACHMENTS
1. Project Data
2. Development Plans