REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on the full demolition of an existing one-story residence and the new construction of a 2,826 square foot two-story residence at 1754 Franck Avenue. (CEQA: Categorical Exemption,15301 (e)(1), Existing Facilities)
Report
File No.: PLN22-00644
Location: 1754 Franck Avenue, a 5,707 square-foot lot located to the southwest corner of Warburton Avenue and Franck Avenue; APN: 216-04-062; the property is zoned Single-Family Residential (R1-6L).
Applicant: Travis Jackson
Owner: Travis Jackson
Request: Architectural Review for the demolition of an existing 1,032 square-foot 3-bedroom, 1-bathroom one-story residence and the construction of a 2,826 square-foot 4-bedroom, 1-office, 4.5-bathroom two-story residence with a new 423 square-foot attached two-car garage. The proposal includes the construction of an attached 500 square foot 1-bedroom 1-bathroom Junior Accessory Dwelling Unit (JADU) that is subject to ministerial review only.
Project Data
The Project Data Table is included as Attachment 2.
Points for Consideration
• The project includes the full demolition of an existing one-story residence and the construction of a 2,826 square-foot two-story residence with 4 bedrooms, 1 office and 4.5 bathrooms. Construction includes a new 423 square-foot attached garage.
• The proposed new residence will have composition shingle roofing and hardy board siding.
• 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
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 car 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 of twenty feet between the parking and any street right-of-way line.
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 new residence resulting in 4-bedrooms and 4.5-bathrooms would not create traffic congestion or hazards.
• The project includes a condition to maintain the garage clear and unobstructed for parking of two vehicles.
• 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 development is a two-story residence that is consistent with the scale and design similar to that of the existing surrounding neighborhood which consists of one-story residences.
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 proposed residence will have hardy board siding and composition shingle roofing.
• The proposed project is compatible in scale and character of the residential structures present 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 a Building Permit, the development of the site and all associated improvements shall conform to the approved plans with File No. PLN22-00644, on file with the Community Development Department, Planning Division.
3) Developer/Owner 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) The garage shall always be maintained clear and free for parking of two vehicles. It shall not be used only for storage.
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 December 22, 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. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Use of a Categorical Exemption per CEQA 15301 (e)(1), Existing Facilities and Approve the full demolition of the existing residence and the new construction of a 4-bedroom, 1-office, 4.5-bathroom two-story residence at 1754 Franck Avenue, subject to conditions.
Staff
Prepared by: Tiffany Vien, Associate Planner, Community Development Department
Approved by: Lesley Xavier, Planning Manager, Community Development Department
ATTACHMENTS
1. Development Plan
2. Project Data Table