report to the planning commission AWS
REPORT TO THE PLANNING COMMISSION Meeting Date:
March 8, 2017
Application:
PDR16-0027, ARB17-0005
Location / APN:
20600 Leonard Road / 503-190-083
Owner/Applicant:
Dan Li & Chaohuang Zeng
Staff Planner:
Christopher Riordan
SITE
20600 Leonard Road
Summary PROJECT DESCRIPTION: The project applicant is requesting Design Review approval to construct a new 5,288 square foot two story single-family home which includes and attached accessory dwelling unit. The net lot area is .79 acres or 34,680 square feet. The site is zoned R-1-12,500. STAFF RECOMMENDATION: Adopt Resolution No. 17-007 approving the project subject to conditions of approval. PROJECT DATA:
Gross / Net Site Area: Average Site Slope: General Plan Designation: Zoning:
34,680 SF / .79 acres 6.1% M-12.5 (Medium Density Residential) R-1-12,500 Proposed
Allowed/Required
Proposed Site Coverage Residential Footprint Driveway Walkways/Patios Total
3,869 sq. ft. 3,618 sq. ft. 2,177 sq. ft. 9,664 sq. ft.
20,981 sq. ft. [19,074 sq. ft. + 10% (1,907 sq. ft.) increase for a deed restricted accessory dwelling unit]
Floor Area First Floor Second Story Total
3,772 sq. ft. 1,491 sq. ft. 5,288 sq. ft.
5,313 sq. ft. [4,830 sq. ft. + 10% (483 sq. ft.) increase for a deed restricted accessory dwelling unit]
Height (Residence) Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: Total Setbacks Front Left (First Floor) Left (Second Floor) Right (First Floor) Right (Second Floor) Rear (First Floor) Rear (Second Floor)
436.0 442.0 439.0 465.0 (26.0 ft.) 72’-6” 20’-0” 44’-6” 15’-0” 37’-0” 98-0” 104’-0”
Page 2 of 6
Conformance
Conforms
Conforms
26 Feet
Conforms
25’ 10’ 15’ 10’ 15’ 50’ 60’
Conforms
Grading Residential Footprint Driveway Walkways/Patios Total
Cut 206 111 81 398
Proposed Fill 18 206 0 224
Total 224 317 81 622
Allowed/Required
Conformance
No Grading Limitations in the R-1-12,500 zoning district
Conforms
PROJECT DESCRIPTION AND SITE CHARACTERISTICS Site Description: The project site is located at 20600 Leonard Road. Located on site is an existing one story ranch style home with a stucco exterior and wood shake roof. An asphalt driveway provides access to the residence which is setback 110 feet from the street. Front landscaping includes existing fruit trees and a line of Olive trees located along the front property line. Rear yard landscaping includes additional fruit trees, brick patios and walkways, a fountain, and a brick BBQ. The average slope of the site is 6.1% with a 14 foot rise in elevation from the front to the back. The elevation of the site to the rear (south) is higher than the project site while the elevation of each site to the side, both east and west, are lower. Leonard Road includes a combination of both one and two story residences. A one story home is located on the adjacent site to the left (east) and a two story home is located on the adjacent site to the right (west). Both homes across the street are one story. The home to the rear located on Debbie Lane is a two story. Eighteen trees protected by City Code are located on site. These include European olives, Pomegranate, Italian Cypress, Apricot, Pear, and Citrus. None of the trees are native trees. Project Description and Architectural Style: The project would include the construction of a new 5,288 square foot two story single-family residence with an attached accessory dwelling unit. An attached garage would provide enclosed parking for three vehicles. The applicant has identified the architectural style of the proposed residence as “Mediterranean” Proposed exterior materials include a smooth trowel stucco finish, stone columns, front and rear facing balconies with precast stone balustrades, recessed front entry, stone veneer along the base of the front elevation and at the entry, and both arched and square shaped windows. The second story massing is located at the center of the building footprint with one story architectural projections on both sides. The residence would include one gas fireplace on the first story located in the Living Room – no wood fireplaces are proposed. Landscaping: The project does not include any new front or rear landscaping. The existing driveway will be removed and replaced with a new concrete circular driveway. The existing line of Olive trees and groundcover along the front setback area will be maintained.
Page 3 of 6
Materials and Colors: Detail Exterior Windows Roof
Colors and Materials Tan Colored Smooth Finish Stucco / Stone Veneer Aluminum Clad Wood Windows Concrete Barrel Tiles
Trees: A total of 18 trees protected by City Code were evaluated by the City Arborist. Seven of the protected trees are requested for removal which includes three European Olives, one Pear, two Italian Cypress, and two Lemons. The City Arborist has determined that the trees to be removed are in poor condition or would be adversely impacted by the proposed construction and meet the criteria allowing their removal and replacement as listed in the arborist report. All remaining protected trees in the vicinity of the project will be protected during the duration of the project. Details of the arborist findings and descriptions of the trees to be removed are included in the Arborist report which is included as Attachment #2. Residential Calgreen Measures: The project will meet the minimum CalGreen standards for a new home. A copy of the Residential Calgreen Measures Checklist is included on sheet A-11 of the Development Plans. Neighbor Notification and Correspondence: The applicant mailed Neighbor Notification Forms to all six adjacent neighbors and followed up with a personal visit to discuss their project. The applicant made notes of each neighbor’s comments (Attachment 3) and included what measures were taken to address each neighbors concern. In response to the input received from adjacent neighbors, building setbacks were increased and existing trees and landscaping are being maintained. A Public Notice was sent by the Community Development Department to property owners within 500 feet of the site. No additional concerns have been brought to the City’s attention as of the writing of this staff report. FINDINGS Design Review Findings - The Planning Commission shall not grant design review approval unless it is able to make the following findings. These findings are in addition to and not a substitute for compliance with all other Zoning Regulations (which constitute the minimum requirements, as provided in City Code Section 15-05.050). 1. Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints. This finding can be made in the affirmative in that the project minimizes changes to the existing contours of the site. The proposed residence would be located on an area of the site with minimal slope.
Page 4 of 6
2. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can be made in the affirmative in that the project has been designed to reduce impacts to a minimum number of protected trees. Seven trees protected by City Code are requested for removal to construct the project. These three European Olives, one Pear, two Italian Cypress, and two Lemons. The City Arborist has determined that the trees to be removed are either dead or in poor condition, or would be adversely impacted by the proposed construction. The City Arborist has determined that the trees to be removed are in poor condition or would be adversely impacted by the proposed construction and meet the criteria allowing their removal and replacement as listed in the arborist report. The remaining protected trees in the vicinity of the project will be preserved and protected during the duration of the project. 3. The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that the 34,680 square foot size of the parcel, the building setbacks from property lines, and existing and proposed vegetation and trees would screen views of both the project from surrounding properties. Because of the building setbacks and the existing vegetation and proposed landscaping would screen the project from the residences on the adjacent sites, there would be no unreasonable impact to the privacy of adjoining properties and to community viewsheds. 4. The overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made in the affirmative in that the overall design, height, materials, and location of building features will avoid the perception of excessive bulk and the Mediterranean architectural theme of the project and the use of thematic elements for the proposed architectural style helps unify the building façades. The facades of the buildings are well articulated with jogs in the building lines with varying height of roof elements, architectural projections, and rooflines. The elevations are softened by the use of varying materials to include earth toned smooth finished stucco and natural colored stone. 5. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made in the affirmative in that the existing front yard landscaping will be preserved and only a minimum amount of hardscape for the front driveway would be located within the front setback area. 6. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative in that the proposed structures have ample setbacks from buildings on adjacent sites so there would be no Page 5 of 6
shadowing that could impair the ability of adjoining properties to utilize solar energy. The design of the structure would not unreasonably impair opportunities for the utilization of solar energy. 7. The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding may be made in the affirmative in that the proposed project conforms to the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding unreasonable interference with privacy and views as detailed in the findings above. 8. On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding is not applicable to the project as the site is not classified as a hillside lot.20600 Environmental Determination: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. STAFF RECOMMENDATION: Adopt Resolution No. 16-033 approving the project subject to conditions of approval. ATTACHMENTS: 1. Resolution of Approval for Design Review 2. Arborist Report dated December 7, 2016 3. Neighbor Notification 4. Story Pole Certification 5. Development Plans (Exhibit "A")
Page 6 of 6
March 8, 2017
Application:
PDR16-0027, ARB17-0005
Location / APN:
20600 Leonard Road / 503-190-083
Owner/Applicant:
Dan Li & Chaohuang Zeng
Staff Planner:
Christopher Riordan
SITE
20600 Leonard Road
Summary PROJECT DESCRIPTION: The project applicant is requesting Design Review approval to construct a new 5,288 square foot two story single-family home which includes and attached accessory dwelling unit. The net lot area is .79 acres or 34,680 square feet. The site is zoned R-1-12,500. STAFF RECOMMENDATION: Adopt Resolution No. 17-007 approving the project subject to conditions of approval. PROJECT DATA:
Gross / Net Site Area: Average Site Slope: General Plan Designation: Zoning:
34,680 SF / .79 acres 6.1% M-12.5 (Medium Density Residential) R-1-12,500 Proposed
Allowed/Required
Proposed Site Coverage Residential Footprint Driveway Walkways/Patios Total
3,869 sq. ft. 3,618 sq. ft. 2,177 sq. ft. 9,664 sq. ft.
20,981 sq. ft. [19,074 sq. ft. + 10% (1,907 sq. ft.) increase for a deed restricted accessory dwelling unit]
Floor Area First Floor Second Story Total
3,772 sq. ft. 1,491 sq. ft. 5,288 sq. ft.
5,313 sq. ft. [4,830 sq. ft. + 10% (483 sq. ft.) increase for a deed restricted accessory dwelling unit]
Height (Residence) Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: Total Setbacks Front Left (First Floor) Left (Second Floor) Right (First Floor) Right (Second Floor) Rear (First Floor) Rear (Second Floor)
436.0 442.0 439.0 465.0 (26.0 ft.) 72’-6” 20’-0” 44’-6” 15’-0” 37’-0” 98-0” 104’-0”
Page 2 of 6
Conformance
Conforms
Conforms
26 Feet
Conforms
25’ 10’ 15’ 10’ 15’ 50’ 60’
Conforms
Grading Residential Footprint Driveway Walkways/Patios Total
Cut 206 111 81 398
Proposed Fill 18 206 0 224
Total 224 317 81 622
Allowed/Required
Conformance
No Grading Limitations in the R-1-12,500 zoning district
Conforms
PROJECT DESCRIPTION AND SITE CHARACTERISTICS Site Description: The project site is located at 20600 Leonard Road. Located on site is an existing one story ranch style home with a stucco exterior and wood shake roof. An asphalt driveway provides access to the residence which is setback 110 feet from the street. Front landscaping includes existing fruit trees and a line of Olive trees located along the front property line. Rear yard landscaping includes additional fruit trees, brick patios and walkways, a fountain, and a brick BBQ. The average slope of the site is 6.1% with a 14 foot rise in elevation from the front to the back. The elevation of the site to the rear (south) is higher than the project site while the elevation of each site to the side, both east and west, are lower. Leonard Road includes a combination of both one and two story residences. A one story home is located on the adjacent site to the left (east) and a two story home is located on the adjacent site to the right (west). Both homes across the street are one story. The home to the rear located on Debbie Lane is a two story. Eighteen trees protected by City Code are located on site. These include European olives, Pomegranate, Italian Cypress, Apricot, Pear, and Citrus. None of the trees are native trees. Project Description and Architectural Style: The project would include the construction of a new 5,288 square foot two story single-family residence with an attached accessory dwelling unit. An attached garage would provide enclosed parking for three vehicles. The applicant has identified the architectural style of the proposed residence as “Mediterranean” Proposed exterior materials include a smooth trowel stucco finish, stone columns, front and rear facing balconies with precast stone balustrades, recessed front entry, stone veneer along the base of the front elevation and at the entry, and both arched and square shaped windows. The second story massing is located at the center of the building footprint with one story architectural projections on both sides. The residence would include one gas fireplace on the first story located in the Living Room – no wood fireplaces are proposed. Landscaping: The project does not include any new front or rear landscaping. The existing driveway will be removed and replaced with a new concrete circular driveway. The existing line of Olive trees and groundcover along the front setback area will be maintained.
Page 3 of 6
Materials and Colors: Detail Exterior Windows Roof
Colors and Materials Tan Colored Smooth Finish Stucco / Stone Veneer Aluminum Clad Wood Windows Concrete Barrel Tiles
Trees: A total of 18 trees protected by City Code were evaluated by the City Arborist. Seven of the protected trees are requested for removal which includes three European Olives, one Pear, two Italian Cypress, and two Lemons. The City Arborist has determined that the trees to be removed are in poor condition or would be adversely impacted by the proposed construction and meet the criteria allowing their removal and replacement as listed in the arborist report. All remaining protected trees in the vicinity of the project will be protected during the duration of the project. Details of the arborist findings and descriptions of the trees to be removed are included in the Arborist report which is included as Attachment #2. Residential Calgreen Measures: The project will meet the minimum CalGreen standards for a new home. A copy of the Residential Calgreen Measures Checklist is included on sheet A-11 of the Development Plans. Neighbor Notification and Correspondence: The applicant mailed Neighbor Notification Forms to all six adjacent neighbors and followed up with a personal visit to discuss their project. The applicant made notes of each neighbor’s comments (Attachment 3) and included what measures were taken to address each neighbors concern. In response to the input received from adjacent neighbors, building setbacks were increased and existing trees and landscaping are being maintained. A Public Notice was sent by the Community Development Department to property owners within 500 feet of the site. No additional concerns have been brought to the City’s attention as of the writing of this staff report. FINDINGS Design Review Findings - The Planning Commission shall not grant design review approval unless it is able to make the following findings. These findings are in addition to and not a substitute for compliance with all other Zoning Regulations (which constitute the minimum requirements, as provided in City Code Section 15-05.050). 1. Site development follows the natural contours of the site, minimizes grading, and is appropriate given the property’s natural constraints. This finding can be made in the affirmative in that the project minimizes changes to the existing contours of the site. The proposed residence would be located on an area of the site with minimal slope.
Page 4 of 6
2. All protected trees shall be preserved, as provided in Article 15-50 (Tree Regulations). If constraints exist on the property, the number of protected trees, heritage trees, and native trees approved for removal shall be reduced to an absolute minimum. Removal of any smaller oak trees deemed to be in good health by the City Arborist shall be minimized using the criteria set forth in Section 15-50.080. This finding can be made in the affirmative in that the project has been designed to reduce impacts to a minimum number of protected trees. Seven trees protected by City Code are requested for removal to construct the project. These three European Olives, one Pear, two Italian Cypress, and two Lemons. The City Arborist has determined that the trees to be removed are either dead or in poor condition, or would be adversely impacted by the proposed construction. The City Arborist has determined that the trees to be removed are in poor condition or would be adversely impacted by the proposed construction and meet the criteria allowing their removal and replacement as listed in the arborist report. The remaining protected trees in the vicinity of the project will be preserved and protected during the duration of the project. 3. The height of the structure, its location on the site, and its architectural elements are designed to avoid unreasonable impacts to the privacy of adjoining properties and to community viewsheds. This finding can be made in the affirmative in that the 34,680 square foot size of the parcel, the building setbacks from property lines, and existing and proposed vegetation and trees would screen views of both the project from surrounding properties. Because of the building setbacks and the existing vegetation and proposed landscaping would screen the project from the residences on the adjacent sites, there would be no unreasonable impact to the privacy of adjoining properties and to community viewsheds. 4. The overall mass and the height of the structure, and its architectural elements are in scale with the structure itself and with the neighborhood. This finding can be made in the affirmative in that the overall design, height, materials, and location of building features will avoid the perception of excessive bulk and the Mediterranean architectural theme of the project and the use of thematic elements for the proposed architectural style helps unify the building façades. The facades of the buildings are well articulated with jogs in the building lines with varying height of roof elements, architectural projections, and rooflines. The elevations are softened by the use of varying materials to include earth toned smooth finished stucco and natural colored stone. 5. The landscape design minimizes hardscape in the front setback area and contains elements that are complementary to the neighborhood streetscape. This finding can be made in the affirmative in that the existing front yard landscaping will be preserved and only a minimum amount of hardscape for the front driveway would be located within the front setback area. 6. Development of the site does not unreasonably impair the ability of adjoining properties to utilize solar energy. This finding can be made in the affirmative in that the proposed structures have ample setbacks from buildings on adjacent sites so there would be no Page 5 of 6
shadowing that could impair the ability of adjoining properties to utilize solar energy. The design of the structure would not unreasonably impair opportunities for the utilization of solar energy. 7. The design of the structure and the site development plan is consistent with the Residential Design Handbook, pursuant to Section 15-45.055. This finding may be made in the affirmative in that the proposed project conforms to the applicable design policies and techniques in the Residential Design Handbook in terms of compatible bulk, and avoiding unreasonable interference with privacy and views as detailed in the findings above. 8. On hillside lots, the location and the design of the structure avoid unreasonable impacts to ridgelines, significant hillside features, community viewsheds, and is in compliance with Section 15-13.100. This finding is not applicable to the project as the site is not classified as a hillside lot.20600 Environmental Determination: The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to 14 C.C.R. Section 15303, Class 3 “New Construction or Conversion of Small Structures”, of the Public Resources Code (CEQA). This exemption allows for the construction of up to three single-family residences and no exception to that exemption applies. STAFF RECOMMENDATION: Adopt Resolution No. 16-033 approving the project subject to conditions of approval. ATTACHMENTS: 1. Resolution of Approval for Design Review 2. Arborist Report dated December 7, 2016 3. Neighbor Notification 4. Story Pole Certification 5. Development Plans (Exhibit "A")
Page 6 of 6
