REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on a proposed 491 square-foot first floor and 1,230 square-foot second story addition to an existing single-family residence totaling 3,284 square feet at 3649 Eastwood Circle.
Report
File No.(s): PLN23-00159
Location: 3649 Eastwood Circle, a 7,664 square foot lot located midblock on Eastwood Circle, about 800-feet from Greenwood Drive; APN: 101-14-061; property is zoned Single-Family Residential (R1-6L).
Applicant: Jimmy Chang
Owner: Young and Kil Shin Et Al
Request: Architectural Review for a 491 square-foot first floor and 1,230 square-foot second story addition to an existing single-family residence, including the construction a front porch and rear covered deck, totaling 3,064 square feet of building coverage.
Project Data
The Project Data Table is included as Attachment 2.
Points for Consideration
• The project includes a 491 square-foot first floor addition and a 1,230 square-foot second floor addition resulting in a two-story single-family residence with six bedrooms and five bathrooms.
• Additionally, the applicant has proposed a roofed patio in the rear of the house of 465 square feet and an additional 88 square feet of porch area.
• The proposed second story addition provides three feet of upper story setbacks on the east and west side of the residence and substantial setbacks for the front and rear. The second story addition, however, has long continuous walls, about 38 feet in length, on both the east and west elevations. Per the Single-Family Design Guidelines, horizontal insets and offsets of two feet deep by six feet wide minimum, for any second-floor walls of 25 feet in length or greater are required
• The second story roof forms are mostly hipped roofs which present a less bulky appearance to the rear and side of the residence.
• The windows, doors, and other openings on the front of the home do not algin their centerlines, which does not conform to the City’s Design Guidelines.
• Two of the proposed residences will have direct exterior exits.
• The large window in the middle of the second floor is not characteristic of the neighborhood nor it is characteristic of the design of the proposed residence. The window design does not seem to be consistent throughout the façade.
• 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 Single-Family zoning setbacks and will conform to the zoning standards. However, the proposed addition is not in keeping with the general character of the neighborhood nor with the City’s 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 same extent as if written into and made a part of this title, in that;
• The project proposes a residential design that is not currently compatible in scale with the housing types that are typical in the neighborhood. The proposed design of the single-family residence will have a larger massing and height than the adjacent properties.
• The front façade of the home has misaligned fenestration which does not create a harmonious look to the façade, as well as having fenestration that is not consistent throughout the façade.
• The proposed second floor is about 50% of the primary floor, the setback of the second floor to the first on each side is about 3-feet, while the front and rear setback on the second floor to the first floor is much more substantial.
• The second-story addition, however, has long continuous walls, about 38 feet in length, on both the east and west elevations. Per the Single-Family Design Guidelines, horizontal insets and offsets of two feet deep by six feet wide minimum, for any second-floor walls of 25 feet in length or greater are required
• The proposed second floor roof forms are largely hipped, which helps reduce the overall bulk of the second-floor addition.
• The Department sent comments to the applicant regarding the design, which yielded a proposal which had a smaller addition on the first floor, larger side setbacks on the second floor, a reduction to the second floor windows, and a largely gabled second story addition.
• The Department sent additional comments to the applicant after the initial redesign, which yielded the current proposal which has reduced the overall size of the second-story, converted much for the proposed second-story roof forms to be hipped instead of gabled, and has created an overall smaller appearing addition that is more in keeping with the Design Guidelines.
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) The garage shall be maintained clear and free for vehicle parking use at all times. It shall not be used only for storage.
3) 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. PLN23-00159, on file with the Community Development Department, Planning Division.
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
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 an existing single-family residence.
PUBLIC CONTACT
On May 25, 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 not received public comments for this application.
RECOMMENDATION
Recommendation
Redesign the first and second story addition to the single-family residence to be more in keeping with the City’s design guidelines, namely provide articulations on the sides for the second-floor addition and create a more cohesive fenestration design.
Staff
Prepared by: Daniel Sobczak, Assistant Planner, Community Development Department
Approved by: Lesley Xavier, Planning Manager, Community Development Department
ATTACHMENTS
1. Development Plans
2. Project Data