REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on a 589 square-foot second-story addition to an existing 1,481 square-foot one-story residence at 2663 Sonoma Place.
Report
File No.: PLN22-00209
Location: 2663 Sonoma Place, a 6,222 square foot lot on the west side of Sonoma Place, approximately 300 feet south of Benton Street; APN: 290-28-014; property is zoned Single-Family Residential (R1-6L).
Applicant: Ramin Zohoor
Owner: Kevin Stube
Request: Architectural Review for a 589 square-foot second story addition to an existing 1,481 square-foot single-family residence with 3 bedrooms and 2 bathrooms, and an attached one-car garage. The proposal will result in a 4-bedroom, 3-bathroom residence with 2,070 square feet of living area, a balcony, and an attached one-car garage.
Project Data:
The Project Data Table is included as Attachment 2.
Points of Consideration
• The project proposes a 589 square-foot second-story addition to an existing single-story, single-family residence. As proposed, the addition does not provide the minimum 3 to 5-foot side and rear upper story stepbacks. However, the second story addition is located on the side corner of the lot along Sonoma Place. No impacts to the adjacent neighbors are anticipated.
• The project proposes the addition of a 25-foot, 7-inch width by 9-foot, 4-inch depth balcony with the second story addition. The Single-Family Residential Design Guidelines recommend a maximum depth of 4 feet.
• The project site is located in an older neighborhood with lot widths narrower than typical. The subject property is 40 feet in width.
• The project includes a minor remodel on the first floor to accommodate for the stairs.
• The proposed exterior will be consistent with the existing residence in material with asphalt shingle roofing and stucco siding.
• A variance to retain the one-car garage (21 feet depth by 14 feet width) was approved by the Planning Commission on August 3, 2022.
• A neighborhood notice was distributed to properties within 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 and the general plan of the City area a part of the proposed development, in that;
• The proposal provides one covered parking space with an existing one-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 second story addition would not create traffic congestion or hazards.
• Public streets are adequate in size and design to serve the proposed addition, 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 second-story addition to a one-story residence resulting in a two-story residence 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 proposed second-story addition does not provide an upper story side and rear step-back and is inconsistent with the City’s Single-Family Design Guidelines. However, the addition is located on the side corner frontage along Sonoma Place and will not create privacy impacts to adjacent neighbors.
• The proposed balcony does not meet the maximum depth of 4 feet recommended in the City’s Single-Family Design Guidelines. As proposed, the balcony is 9 feet and 4 inches wide. It does not have views to any rear yards or adjacent windows.
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 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.
• The proposed second-story addition does not provide an upper story side and rear step-back consistent with the City’s Single-Family Design Guidelines.
• The proposed balcony addition does not meet the recommended maximum depth of 4 feet consistent with the City’s Single-Family Design Guidelines.
• The project does not comply with R1-6L development standards to provide a two-car garage for new construction. However, a variance for a one-car garage was acquired by the applicant.
• The lot is legal nonconforming with width of 40 feet. The required minimum lot with in the R1-6L zone is 60 feet.
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. PLN22-00209, 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
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 September 1, 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. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Redesign the proposed project to reduce the balcony depth from 9 feet, 4 inches to a maximum depth of 4 feet before resubmitting for final architectural approval by Planning staff per the conditions of approval.
Staff
Prepared by: Meha Patel, Assistant Planner, Community Development
Approved by: Lesley Xavier, Planning Manager, Community Development
ATTACHMENTS
1. Development Plans
2. Project Data