REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on remodel and addition of a single-family residence at 4878 Avenida De Los Arboles.
Report
File No.(s): PLN2020-14725
Location: 4878 Avenida De Los Arboles, a 7,841 square foot lot located at the southwest corner of Avenida De Los Arboles and Calle De Primavera; APN: 097-41-064; property is zoned Single-family Residential (R1-6L).
Applicant: Lowell P. Esposo
Owner: Willard & Eileen Esposo
Request: Architectural Review of a substantial demolition, remodel and addition of a 1,632 square foot single-family residence, resulting in a 3,132 square foot one-story residence with five bedrooms, two and a half bathrooms, and an attached two-car garage
Project Data
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Lot Size: 7,841 sq. ft. |
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Existing Floor Area (sq. ft.) |
Proposed Addition (sq. ft.) |
Proposed Floor Area (sq.ft.) |
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First Floor |
1,232 |
1,434 |
2,666 |
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Second Floor |
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ADU |
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|
|
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Porch covers |
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|
|
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Garage |
400 |
66 |
466 |
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Sheds |
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Gross Floor Area |
1,632 |
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3,132 |
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Lot Coverage |
1,632/7,841 = 21% |
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3,132/7,841 = 39.9% |
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F.A.R. |
1,632/7,841 = .21 |
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3,132/7,841 =.39.9 |
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% of 2nd floor to 1st floor |
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|
|
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Bedrooms/Baths |
3/2 |
2/.5 |
5/2.5 |
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Flood Zone |
AH |
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Points for consideration
• The front addition of 1,183 sf includes an expansion of an existing two car garage, kitchen, and a new living room, den, and a 5th bedroom.
• The rear addition of 317 sf includes a relocation of bedroom and construction of a new master bedroom.
• The exterior of the addition would be finished with new stucco and first 3 feet of stone veneer at the front entrance. New stucco finished around the sides and rear of the house.
• The low gable roof with a 3:12 pitch and composition shingle material would match existing.
• 300-foot neighborhood notice was distributed for this project review.
• There are no active code enforcement cases for this property.
Findings supporting the Staff Recommendation
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.
• 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 house expansion resulting in two additional bedroom and an additional half bathroom 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 one-story home that is consistent with the scale and design similar to the existing surrounding neighborhood.
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 would create a house design that is compatible scale and character with the housing types that are typical in the neighborhood.
Conditions of Approval:
1) Garage shall be maintained clear and free for vehicle parking use at all times. It shall not be used only for storage.
2) Submit plans for final architectural review to the Planning Division and obtain architectural approval prior to issuance of building permits. Said plans to include, but not be limited to: site plans, floor plans, elevations, landscaping, lighting and signage.
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. No obstacle or debris shall obstruct public sidewalk.
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) Owner shall plant a tree in the front yard prior to Building Permit final. The owner will be responsible for maintain the tree.
ENVIRONMENTAL REVIEW
Categorical Exemption per CEQA 15301(e)(1), Existing Facilities.
FISCAL IMPACT
There is no impact to the City for processing the requested application other than administrative staff time and expense typically covered by processing fees paid by the applicant.
PUBLIC CONTACT
On January 22, 2021, a notice of public hearing of this item was posted at least three conspicuous places 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 proposed remodel and addition of a single-family residence at 4878 Avenida De Los Arboles, subject to conditions.
Staff
Prepared by: Steve Le, Associate Planner, Community Development Department
Approved by: Gloria Sciara, Development Review Officer, Community Development Department
ATTACHMENTS
1. Development Plan