REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on a proposed 459 square-foot first floor and 458 square-foot second story addition to an existing 2,738 square-foot two-story residence at 2369 Gianera Street
Report
File No.(s): PLN22-00301
Location: 2369 Gianera Street, a 7,840 square foot lot located near the corner of Lakeshore Drive and Gianera Street; APN: 104-05-057; property is zoned Single-Family Residential (R1-6L)
Applicant: Samah Nasser
Owner: Hasan Khanzada And Asma Khan
Request: Architectural Review for a proposed 459 square-foot first floor and 458 square-foot second story addition to an existing two-story, single-family residence, for a total of five-bedrooms and five-bathrooms, totaling 3,420 square feet with an existing attached two-car garage to remain.
Project Data
The project data table is included as Attachment 1.
Points for Consideration
• The proposed project includes a 459 square-foot first floor and 458 square-foot second story addition to an existing two-story residence. The resulting residence will have five-bedrooms and five-bathrooms, totaling 3,420 square feet. The existing two-car garage will remain in place.
• The proposed addition to the existing second story provides step backs of over five feet, consistent with the Single-Family Design Guidelines. Portions of the existing second story are not stepped back from the first floor.
• The proposed rear balcony has a depth of four feet, consistent with the Single-Family Design Guidelines and includes a privacy screen to limit impacts to adjacent neighbors.
• The proposed addition to the residence will match the existing residence in material, with composition shingle roofing and white stucco finish.
• A neighborhood notice was distributed to properties within a 300-foot radius of the subject site for this project review.
• There are no active code enforcement cases for this property.
Findings
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 proposal provides the required two covered parking spaces with a proposed 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 addition 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 addition is to be located outside of the required setbacks and will conform to all zoning requirements. Furthermore, the proposed additions is in keeping with the general character of the neighborhood and would not be detrimental to the harmonious development.
• The proposed rear balcony has a depth of four feet, consistent with the Single-Family Design Guidelines and includes a privacy screen to limit impacts to adjacent neighbors.
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 same extent as if written into and made a part of this title, in that;
• The project proposes a residential design that is compatible in scale with the housing types that are typical in the neighborhood as the proposed design of the single-family residence will have similar massing and height to the adjacent properties.
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 a Building Permit, the development of the site and all associated improvements shall conform to the approved plans with File No. PLN22-00301, on file with the Community Development Department, Planning Division.
3) Landscaping installation shall meet City water conservation criteria in a manner acceptable to the Director of Community Development.
4) 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.
5) Developer/Owner is responsible for collection and pick-up of all trash and debris on-site and adjacent public right-of-way.
6) 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.
7) 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.
8) The garage shall be maintained clear and free for vehicle parking use at all times. It shall not be used only for storage.
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 within 300 feet of the project site and mailed to property owners within 300 feet of the project site. Planning Staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Approve the second story addition of 458 square feet and a proposed first floor addition of 459 square feet to a single-family residence, subject to conditions.
Staff
Prepared by: Daniel Sobczak, Assistant Planner, Community Development
Approved by: Lesley Xavier, Planning Manager, Community Development
ATTACHMENTS
1. Development Plans
2. Project Data