REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on a 161 square-foot first floor addition, new 1,327 square-foot second story, and interior remodel to an existing one-story single-family residence at 3674 Macintosh Street.
Report
File No.(s): PLN22-00168
Location: 3674 Macintosh Street, a 6,129 square-foot lot located on the west side of Macintosh Street, approximately 260 feet north of Laurie Avenue; APN: 101-22-039; the property is zoned Single-Family Residential (R1-6L).
Applicant: Arbel Design
Owner: Tony Wong and Cindy Nguyen
Request: Architectural Review of a 161 square foot first floor addition, new 1,327 square-foot second story, and interior remodel to an existing 2,002 square foot with 3 bedroom / 3 bath residence resulting in a 5 bedroom / 4.5 bath home with 3,012 square foot living area and 478 square foot attached garage area.
Project Data
The Project Data Table is included as Attachment 2.
Points for Consideration
• The project includes a 161.63 square foot first floor addition and a 1,327.21 square foot second floor addition resulting in a two-story single-family residence with five bedrooms and four and a half bathrooms.
• The proposed second story addition is stepped back five feet from the front and side of the first floor, but does not provide any step back from the rear and is flush with the first floor.
• Window orientation is also consistent with the City’s Design Guidelines in that egress windows on the second floor are oriented to the front and rear elevations. While the second story windows oriented on the right (northwest) and left (southeast) side elevations are five feet above the second floor.
• The project complies with the R1-6L development standards. The proposal is generally consistent with the City’s Design Guidelines as the residence reflects a contemporary design in building form, exterior building materials, and architecture.
• The proposed exterior will be consistent with the existing residence in material with asphalt shingle roofing and stucco siding.
• A neighborhood notice was distributed 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 facilities and improvements necessary to secure the purpose and intent of this title ad the general plan of the City area a part of the proposed development, in that;
• The proposal provides the required two covered parking spaces within the 478.64 square-foot 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 five bedrooms and four and a half bathrooms 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 home that is consistent with the scale and design similar to that of the existing surrounding neighborhood which consists of both one- and two-story residences with contemporary tract home style architecture.
• The project complies with the R1-6L development standards for new construction.
• The proposed second story addition does not provide three to five feet rear step-back 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 same extent as if written into and made a part of this title, in that;
• The proposed project is generally 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. PLN22-00168, on file with the Community Development Department, Planning Division.
3) The garage shall be maintained clear and free 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 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 300 feet of the project site and mailed to property owners within 300 feet of the project site. Public comments received on this item are attached to this report.
RECOMMENDATION
Recommendation
Approve the 161 square-foot first floor addition, new 1,327 square-foot second story, and interior remodel to an existing 2,002 square-foot with 3 bedroom / 3 bath residence resulting in a 5 bedroom / 4.5 bath home with 3,012 square-foot living area and 478 square-foot attached garage area, 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