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HomeMy WebLinkAbout104-Attachment 3: Planning Commissin Staff Report.pdf REPORT TO THE PLANNING COMMISSION Application No./Location: PDR10-0015/15395 Pepper Lane Type of Application: Design Review for a 23’-6” One Story Single-Family Residence with Basement Applicant/Owner: Chris Spaulding/Ram & Mayura Jayam Staff Planner: Chris Riordan Meeting Date: March 23, 2011 APN: 510-02-011 Department Head: Chris Riordan 15395 PEPPER LANE Application No. PDR10-0015 – 15395 Pepper Lane Page 2 of 6 EXECUTIVE SUMMARY PROJECT HISTORY: Application filed: …………………………………… 07/14/10 Application complete: ………………………………. 10/28/11 Notice published: …………………………………… 03/09/11 Mailing completed: …………………………………. 02/28/11 Posting completed: ………………………………….. 03/17/11 PROJECT DESCRIPTION: The applicant is requesting Design Review approval to construct a new 23’-6” tall, one story, single-family residence on an approximately 20,954 square feet (gross) lot located at 15395 Pepper Lane. The project site is located within the R-1-40,000 zone district. The existing ranch style one-story home would be removed. The proposed replacement structure would include a 4,474 square foot one story home with an attached two-car garage. The architect has described the proposed design as “Mediterranean.” The project is proposing to remove three trees that are protected by City Code. These include an 11.2” American Sweetgum in good condition, a 35” multi-trunk Avocado in fair condition, and a 16.7” Almond in fair condition. The three trees are within the proposed building footprint and their proposed removal has been approved by the City Arborist. The project includes a condition of approval that requires the applicant to plant new trees to equal or exceed the $9,680 appraised value of the trees to be removed. Zoning Code Section 15-45.060 states that for any new single story structure over eighteen feet in height, or whenever, as a result of proposed construction, reconstruction or expansion, the gross floor area of all structures on a site will exceed 6,000 square-feet, Design Review approval is required by the Planning Commission. The proposal consists of a new 23’-6” tall single-family home; therefore, Planning Commission review is required. STAFF RECOMMENDATION: Staff recommends the Planning Commission approve the proposed Design Review application with required findings and conditions by adopting the attached Resolution. Application No. PDR10-0015 – 15395 Pepper Lane Page 3 of 6 STAFF ANALYSIS ZONING: R-1-40,000 GENERAL PLAN DESIGNATION: RLVD (Very Low Density Residential) MEASURE G: Not Applicable PARCEL SIZE: Gross: 20,954 square feet. SLOPE: Approximately 5.4 % average site slope. GRADING REQUIRED: A total of 667 cubic yards of combined cut and fill. ENVIRONMENTAL DETERMINATION: The project is Categorically Exempt from the Environmental Quality Act (CEQA) pursuant Section 15303, “New Construction or Conversion of Small Structures”, Class 3 (a) of the Public Resources Code (CEQA). This exemption allows for the construction or conversion of up to three single-family residences. MATERIALS AND COLORS: The exterior finish of the proposed residence would feature beige colored stucco with dark beige colored trim. The vinyl clad wood windows would be dark beige to match the trim. The double sash, rectangle shaped, wood front entrance door would have clear class and decorative wrought iron details between the panes of glass. The “carriage style” garage doors would be made of wood and stained brown to match the door on the residence. The tower element and the base would be covered with a stone veneer. The roof would be covered slate with a blend of brown and gray tiles. Details of the materials are included in the below table. A colors and materials board is available on file with the Community Development Department and will be present at both the site visit and public hearing. Detail Colors and Materials Mfg. & Specification # Windows Vinyl Clad Wood Windows/Powder Coated Finish - dark beige color. Kolbe & Kolbe Front Door Double Sash Wood Door with glass and wrought iron - dark stain Cantera Doors “Valencia” Garage Door Wood Carriage Door with a Dark Brown Color Carriage House Door Company Building Ext. Stucco Generic Exterior Cement Plaster Roof State Roofing with brown and gray tiles Genuine Slate Application No. PDR10-0015 – 15395 Pepper Lane Page 4 of 6 PROJECT DATA: R-1-40,000 Zoning Net Site Area: 20,954 sq. ft. Existing/Proposed Allowable/Required Proposed Site Coverage Building Driveway: Walkways/Patio: Lightwells Total Proposed Site Coverage 4,679 SF 1,344 SF 626 SF 162 SF 6,811 SF (32.5 %) 7,334 SF Floor Area Residence Attached Garage: Enclosed Porch Total Proposed Floor Area 3,804 SF 540 SF 130 SF 4,474 SF 4,518 SF Basement 1,548 SF Not included in total floor area Code Section 15-06.090 Grading Site: Building: Totals: Cut 12 CY 594 CY 606 CY Fill 37 CY 24 CY 61CY Total 49 CY 618 CY 667 CY Grading Limits Not Applicable to R-1-40,000 Zone District Height (Main Residence) Lowest Elevation Point: Highest Elevation Point: Average Elevation Point: Proposed Topmost Point: 641.2 FT 645.8 FT 643.5 FT 667.1 FT (23’-6”) Maximum Height = 669.5 (26 Feet) Setbacks Front: Rear: Left Side: Right Side: First Floor 51’- 1” 50’- 0” 12’- 6” 13’- 3” Second Floor NA NA NA NA First Floor 30 FT 50 FT 12-7” FT 12-7” FT Second Floor NA NA NA NA PROJECT DISCUSSION AND SITE CHARACTERISTICS Existing Site Characteristics The 20,954 (gross) square foot project site is located at 15395 Pepper Lane. The average slope of the lot is 5.4%. The existing one-story ranch style single-family home would be removed. Application No. PDR10-0015 – 15395 Pepper Lane Page 5 of 6 Proposed Project and Architectural Style The proposed project would consist of a new 4,474 square feet 23’-6” tall one story single- family dwelling. No accessory buildings are proposed. The maximum allowable floor area is 4,518 square feet. The applicant has identified the architectural style of the proposed residence as “Mediterranean”. Proposed architectural details include a stucco exterior finish, arched fixed windows and rectangular shaped operable wood windows, and an ornate double-sash entrance door opening into an interior entrance hall. Other features include decorative iron railings around the light wells and a dark beige colored stone veneer used for the tower element and base of the building. The roof would be composed of slate with a blend of brown and grey tiles. The circular front driveway would be made of grass underlain with “Grasspave” which are honeycombed shaped reinforcements installed below the level of the grass thereby creating a surface capable of supporting the weight of motor vehicles. This driveway surface would look like a normal lawn and would not be considered an impervious surface. Fireplaces Saratoga City Code Section 15-48.030 establishes a limit of one wood burning fireplace per structure. The project would have one gas burning fire places located in the family room. Air Conditioning / HVAC City Code requires air conditioning condensers to be located outside required setbacks. The plans indicate the presence of an air conditioner within the rear setback. The applicant is aware of this and will be relocating the air conditioner condenser out of a setback area. The project would include a standard condition of approval which states that air conditioning condensers cannot be located within setback areas. No generators are being proposed. Geotechnical Clearance JF Consulting, Inc. prepared a Geotechnical Investigation for the proposed project, dated May 17, 2010. On August 3, 2010, the project received geotechnical clearance to proceed with special conditions from Cotton Shires and Associates (the City’s Geotechnical Consultant) and the Public Works Department. Trees The project is proposing to remove three trees that are protected by City Code. These include an 11.2” American Sweetgum in good condition, a 35” multi-trunk Avocado in fair condition, and a 16.7” Almond in fair condition. The three trees are within the proposed building footprint. Their proposed removal has been approved by the City Arborist. The project includes a condition of approval that requires the applicant to plant new trees to equal or exceed the $9,680 appraised value of the trees to be removed. Nine additional trees could potentially be impacted by construction. These include two American sweet gums, one Colorado blue spruce, one California pepper, one southern Application No. PDR10-0015 – 15395 Pepper Lane Page 6 of 6 magnolia, one coast live oak, one English walnut, one saucer magnolia, and one English holly. These trees would be protected by tree fencing during the construction of the project. The applicant would be required to submit a $38,310 security deposit (100% of their appraised value) for the protection of these trees prior to issuance of a building permit. Energy Efficiency The applicant submitted a GreenPoint Rated Checklist (Attachment #3). Article 16-47 (Green Building Regulations) Section 16.47.040 of the City Code requires all new residential projects to meet the minimum GreenPoint Rated requirements of 50 points. The “green features” proposed for the project would earn a score of 65 points. Some of the proposed green features would include: • Drought tolerant landscaping, minimum use of turf, and drip irrigation to reduce water use; • Using permeable pavers for at least 25 percent of the projects hardscape; • The use of “engineered lumber” for beams, header, floor joists and Oriented Strand Board (OSB) for Subfloors; • The use of a gas fireplace in lieu of wood burning; and • The use of Energy Star rated appliances. Other “green features” include installation of efficient ductwork and appliances to minimize energy waste, exceeding Title 24 energy requirements by 15%, the use of low VOC (volatile organic compound) adhesives and paint, and low flow plumbing fixtures. Neighbor Correspondence The applicant has shown the proposed plans to neighbors as indicated in the attached neighbor notification forms (Attachment #4). Staff also sent a “Notice of Public Hearing” to all property owners within 500 feet of the subject property. The public hearing notice and description of the project was published in the Saratoga News. No public comments, either positive or negative, have been received at the time of the writing of this Staff Report. STAFF RECOMMENDATION Staffs recommends the Planning Commission find this Application exempt from CEQA and approve the application for Design Review with required findings and conditions by adopting the attached Resolution. ATTACHMENTS: 1. Resolution of Approval for Design Review. 2. Project Description Letter (prepared by Applicant) 3. GreenPoint Rated Checklist for Single-family Homes (prepared by Applicant) 4. Neighbor Notification Forms. 5. Arborist Report. 6. Public hearing notice and and copy of mailing labels for project notification. 7. Reduced Plans, Exhibit "A."