REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on the demolition of an existing one-story single-family residence to construct a new two-story 3,835 square-foot single-family residence including second story Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit (JADU) at 1982 Graham Lane (CEQA: Class 1 Categorical Exemption 15301(e)(1), Existing Facilities)
Report
File No.: PLN22-00259
Location: 1982 Graham Lane, 6,860 square foot lot located on the west side of Graham Lane, approximately 50 feet south of Cabrillo Avenue; APN: 224-12-120; property is zoned Single-Family Residential (R1-6L)
Applicant: Vani Bahl, Bhooma Inc.
Owner: Ahalya Ramanathan and Sankara Salvady
Request: Architectural Review for the demolition of an existing one-story single-family residence to construct a new two-story 3,835 square-foot single-family residence, and second story Accessory Dwelling Unit (ADU) and Junior Accessory Dwelling Unit(JADU) at 1982 Graham Lane.
Project Data:
The Project Data Table is included as Attachment 2.
Points of Consideration:
• The project includes demolition of the existing one-story single-family residence to construct a new two-story residence.
• The project proposes a 964 square-foot second-story ADU and a 298 square-foot second-story JADU within the building envelope, resulting in a 2-bedroom and 1-bathroom ADU and a studio with 1-bathroom JADU.
• The proposed first floor includes 2071 square feet of living space including the JADU stairs, 60 square feet of ADU stairs, a 393 square-foot two-car garage, and a 48 square-foot porch, resulting in four bedrooms and three bathrooms.
• The proposed second story provides a 3 to 9 foot step-back in the rear, a 6-foot step-back on the interior side, and a 6-foot step-back on the north west corner on the front elevation. The remainder of the front elevation is flush with the first floor to provide square footage for the ADU and JADU stairs. The proposed second story provides a 6-foot step-back on the south east corner for the corner side elevation. The rest of the corner side elevation is flushed with the first floor.
• The bay window on the first floor cantilevers 2 feet into the corner setback as allowed by SCCC Section 18.62.030(b).
• The project proposed a 9-foot by 4-foot balcony on the second floor for the ADU.
• Window orientation is consistent with the City’s Single-Family Residential Design Guidelines in that egress windows on the second floor are oriented to the front and rear elevations.
• The proposed project complies with the R1-6L development standards for new construction and is consistent with the Single-Family Residential Design Guidelines.
• A neighborhood notice was distributed within a 300-foot radius of the subject site for this project.
Findings
1) That any off-street parking area, screening strips and other facilities and improvements necessary to secure the purpose and intent of this title and the general plan of the City are a part of the proposed development, in that;
• The proposal provides the required two covered parking spaces within the proposed 393 square-foot two car garage.
• The required parking spaces are not located in the required front yard or side yard landscaped areas.
• The proposed project provides areas surfaced with all-weather materials for parking of vehicles.
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 proposed two-story residence resulting in 4 bedrooms, 3 bathrooms, and an ADU and JADU on the second floor would not create traffic congestion or hazards.
• Public streets are adequate in size and design to serve the proposed single-family residence, and the use will not create a substantive 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 development is a two-story residence that is generally consistent with the scale and design similar to that of the existing surrounding neighborhood which consists of both one-and two-story residences with tract style architecture.
• The project complies with the R1-6L development standards for new construction.
• The proposed second story addition is generally consistent with the City’s Single-Family Design Guidelines.
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. The policies and criteria so approved shall be fully effective and operative to the extent as if written into and made a part of this title, in that;
• The proposal project is consistent with the City’s Residential Design Guidelines and compatible scale and character with the housing types that are typical in the neighborhood.
Conditions of Approval
1) Permit Expiration. This Architectural Permit 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 Building Permit, the development of the site and all associate improvements shall conform to the approved plans with File No. PLN22-00259 on file with the Community Development Department, Planning Division.
3) The garage shall be maintained free and clear for vehicle parking use at all times. It shall not be used only for storage.
4) Landscaping installation shall meet City water conservation criteria in a manner acceptable to the Director of Community Development.
5) Maintain the front yard landscaping between the house and sidewalk. New landscape areas of 500 square feet or more or rehabilitated landscape areas of 2,500 square feet or more shall conform to the California Department of Water Resources Water Efficient Landscape Ordinance.
6) Developer/Owner is responsible for collection and pick-up of all trash and debris on-site and adjacent public right-of-way.
7) 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.
8) 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.
ENVIRONMENTAL REVIEW
Categorical Exemption per CEQA 15301 (e)(1), Existing Facilities in that the project is limited to the construction of one single-family residence.
PUBLIC CONTACT
On May 25th, 2023, a notice of public hearing of this item was posted within 300 feet of the project site and mailed to property owners within 300 feet of the project site. As of the writing of this report, planning staff has received one public comment for this application.
RECOMMENDATION
Recommendation
Use of a Categorical Exemption per CEQA 15301(e)(1), Existing Facilities and Approve the Architectural Review for the demolition of an existing one-story single-family residence to construct a new two-story 3,835 square-foot single-family residence including second-story ADU and JADU at 1982 Graham Lane, subject to conditions.
Staff
Prepared by: Meha Patel, Assistant Planner, Community Development
Approved by: Lesley Xavier, Planning Manager, Community Development
ATTACHMENTS
1. Development Plans
2. Project Data