Loading...
HomeMy WebLinkAbout104-Attachment 3 - Planning Commission Staff Report.pdfREPORT TO THE PLANNING COMMISSION Application No./Location: PDR08-0034 – 14966 Sobey Road Type of Application: New Two-Story Single Family Residence Owner: James and Tina Jean Staff Planner: Michael Fossati, Assistant Planner Meeting Date: January 28, 2009 APN: 397-04-061 Department Head: John Livingstone, AICP 14966 Sobey Road EXECUTIVE SUMMARY CASE HISTORY: Application filed: 10/07/08 Application complete: 12/15/08 Notice published: 12/29/08 Mailing completed: 12/29/08 Posting completed: 01/08/09 PROJECT DESCRIPTION: The applicant requests Design Review Approval to demolish an existing one-story, single-family Ranch house and construct a new two-story, single-family residence, a three car garage and a basement. The proposal is a “Country Craftsman” style home. The project includes 3,246 sq. ft. of floor area at the main level, 1,555 sq. ft. at the upper level, and 953 sq. ft. of garage space, totaling 5,754 sq. ft. The basement will encompass an additional 1,724 sq. ft. of living space. Per Saratoga Municipal Code (SMC) Section 15-45.060 (a)(1), any new multi-story main structure requires Planning Commission approval. The project also includes removal of four Ordinance size Mulberry trees. One Canary Island Date Palm and two Pines were removed prior to applying for a tree removal permit. All seven trees were authorized for removal by the City Arborist. The applicant has submitted an “After the Fact” tree removal permit for the Date Palm and Pines. The maximum height of the proposed residence will be not higher than 26-feet. The net lot size is 37,524 square-feet and the site is zoned R-1-40,000. STAFF RECOMMENDATION: Staff recommends the Planning Commission approve the Design Review application with required findings and conditions by adopting the attached Resolution. Staff is recommending a permanent condition of approval. 2 Application No. PDR08-0034 / 14966 Sobey Road STAFF ANALYSIS ZONING: R-1-40,000 GENERAL PLAN DESIGNATION: Very Low Density Residential (RVLD) MEASURE G: Not Applicable PARCEL SIZE: Gross: 48, 337 sq. ft.; Net: 37,524 sq. ft. SLOPE: Approximately 13.9 % average site slope and 2.2 % at building site GRADING REQUIRED: The project includes 1154 cubic yards (c.y.) to be cut for the new residence, pool and spa. An additional 386 c.y. of soil will be retained on site. This calculation does not include cut for the basement. ENVIRONMENTAL DETERMINATION: The proposed new single-family residence is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines (14 C.C.R. Section 15303) “New Construction or Conversion of Small Structures. This exemption allows for the construction and location of limited numbers of new, small facilities or structures and no exception to that exemption applies. MATERIALS AND COLORS: Materials include an authentic slate roof, horizontal wood siding and natural stone veneer. Colors include different shades of brown tones such as “Baseball Mitt” and “Willow Brook” and natural colors of tan rock and gray slate. A colors and materials board is available on file with the Community Development Department and will be presented at the site visits and public hearing. Detail Colors Mfg. / Material Windows Baseball Mitt Brown Kolbe / Wood Siding Willow Bark Brown Kolbe / Wood Veneer Khaki Brown Custom / Natural Stone Roof Slate Gray Custom / Authentic Slate Gutters Copper Custom / Copper 3 Application No. PDR08-0034 / 14966 Sobey Road PROJECT DATA: R-1-40,000 Zoning Net Site Area: 45,760 sq. ft. Proposed Required Site Coverage Maximum Allowable = 16,016 SF (35%) Residence: 4,199 sq. ft. Porches: 1,112 sq. ft. Patio and Walkway(s): 2,911 sq. ft. Driveway: 1,152 sq. ft. Swimming Pool & Spa 952 sq. ft. TOTAL Site Coverage 10,326 sq. ft. (22%) Floor Area Maximum Allowable = 5,844 sq. ft. (After slope reduction of 14 %) Proposed First Floor Area: 3,246 sq. ft. Proposed Second Floor Area: 1,317 sq. ft. Proposed Garage Area: 953 sq. ft. Proposed Double-Counted Area: 238 sq. ft. TOTAL Proposed Floor Area 5,754 sq. ft. Proposed Basement: 1,724 sq. ft. Setbacks First Floor Second Floor First Floor Second Floor Front: 225’ 244’ 30’ 30’ Rear: 56’8” 79’ 50’ 60’ Left Side: 20’1” 39’ 20’ 25’ Right Side: 20’1” 50’ 20’ 25’ Height Maximum Height = 416’ (26’) Lowest Elevation Point: 389’ Highest Elevation Point: 391’ Average Elevation Point: 390’ Proposed Topmost Point: 416’(26’) 4 Application No. PDR08-0034 / 14966 Sobey Road PROJECT DISCUSSION AND SITE CHARACTERISTICS Architectural Style The proposed two-story residence is most similar to a “Country Craftsman” architectural style. The project features a covered entry porch and front poolside patio. The exterior materials consist of horizontal wood siding, natural stone and authentic slate roofing. The design features an above ground level resting on a partially revealed basement level cut into the natural slope of the hillside. The home is characterized by a low-pitch gabled and hipped roof line. The overhanging eaves, revealing rafters and braces emphasize craftsman style. Fireplaces The proposed residence will include four fireplaces. Three of the fireplaces are gas and one will be wood-burning. Per City Code, one wood-burning fireplace is allowed per structure. Trees The City Arborist has approved the removal of four mulberry trees protected by City Ordinance, as they are in conflict with the design and are in fair condition. The applicant removed one Canary Island Date Palm and two pines without permits. The applicant has applied and received an “After-the-Fact” permit for the removal of these trees. The conceptual landscape plan indicates approximately 39 new trees to be planted. As a condition of approval, the Final Landscaping Plan requires all new trees to be 24” box size or greater. Five of those new trees will be of the Native variety, as defined in the City Code. Geotechnical Clearance The project received Geotechnical Clearance from the City Geologist on November 18, 2008. Conditions provided by the City Geologist have been added to the Resolution. Drainage Roof drains will discharge water onto splash blocks. Additional water will either percolate into the proposed landscaping or collect into service drains that follow the natural terrain and flow onto the western portion of the site, where it will dissipate and seep into the native soil. Energy Efficiency The project includes a hydronic under floor heating system. High efficiency insulation will be installed in the walls and attic. All exterior windows and doors will incorporate Low-E glass. The design incorporates covered porches and roof overhangs to create shaded, cool areas. The building fits a portion of the structure (basement) into the hillside to reduce wall exposure and provide wind protection. The proposed landscaping and planting of trees on the north and south property line will form a wind buffer. All planting will be irrigated with automatic water conserving irrigation. Energy Star® appliances will be used throughout the home. Neighbor Correspondence 5 Application No. PDR08-0034 / 14966 Sobey Road The applicant obtained signed notification forms from the adjacent neighbors. Two of the adjacent neighbors (18600 Rancho Las Cimas and 14976 Sobey Road) and one additional property owner (14971 Quito Road) expressed the following concerns with the project. • 18600 Rancho Las Cimas - The property owner had concerns with the height of the proposed new home, planting of tall trees, and the undergrounding of utilities. The applicant constructed story poles to demonstrate the roof ridge of the project. Once the proposed height was seen by the neighbor, his concern was eliminated. Staff believes the view corridor impacts from trees would only occur in the rear yard. As conditioned, no trees reaching 50-feet in height, at full maturity are allowed to be planted in the required rear yard. The landscaping plan has no new trees proposed in the rear yard. An existing power pole is located on 14906 Sobey Road. Utility cables from this pole run along the eastern portion of the project site (14966 Sobey Road). The neighbor was informed that the City does not have the authority to require the applicant to underground cables crossing their property and that the pole is not located on the subject property. • 14976 Sobey Road – The property owner expressed concerns regarding second story privacy impacts, proposed guest parking on the private street, and construction trucks on the owner’s property. The applicant is proposing tree landscaping to be planted on the southern property line and has omitted windows and balconies from the second story north and south elevations to alleviate privacy concerns. The applicant has removed the guest parking proposed on the private street and informed the neighbor that construction trucks will not turn onto his property. Although the neighbor expressed gratitude for the changes, he does not believe the applicant has thoroughly addressed the issue of privacy. • 14971 Quito Road – The property owner expressed concerns regarding the height of the house and interference with views from their rear yard. Staff believes the project will not unreasonably interfere with the view since the applicant has met the allowable height limit and located the second-story portion beyond the minimum second story setback requirement. 6 Application No. PDR08-0034 / 14966 Sobey Road General Plan Findings The proposed project is consistent with the following General Plan Policies: Conservation Element Policy 6.0 – Protect the existing rural atmosphere of Saratoga by carefully considering the visual impact of new development. The proposed project incorporates earth tone colors and materials, such as authentic slate and natural stone, that blend in well with the existing surroundings. The project will also follow the natural hillside topography in order to minimize the prominence of the structure while increase the compatibility with the natural terrain. Land Use Element Policy 5.0 – The City shall use the design review process to assure that the new construction and major additions thereto are compatible with the site and the adjacent surroundings. The proposed project has utilized policies and techniques from the Saratoga Residential Design Handbook such as designing the structure to follow the natural slope contours of the project site to minimize its perception of bulk, maximizing energy efficiency by locating portions of the residence into the grade to reduce wind exposure, and utilizing landscaping to screen living areas most sensitive to privacy. Design Review Findings The proposed project is consistent with all of the following Design Review findings stated in City Code Section 15-45.080: (a) Avoid unreasonable interference with views and privacy. The project has been designed in a manner that minimizes interference with neighboring views and privacy to adjacent properties by doing the following: a. Locating the second-story structure out of the direct line-of-sight of neighboring properties. b. Removal of second-story windows facing the north and south properties, in order to protect neighboring privacy. c. Situating the proposed home on a lower portion of the lot in order to follow the contours of the site slope while protecting the views, to the maximum extent feasible, of elevated properties located to the east. d. The new construction is located toward the rear of the lot, providing an increased front setback greater than the minimum required by the Municipal Code. e. To the east of the proposed building, the site slopes upward to existing dense landscaping. The parcels to the north and south are well screened with existing and proposed landscaping. 7 Application No. PDR08-0034 / 14966 Sobey Road f. Extensive tree planting using both existing and new trees is proposed on the south property line, adjacent to the access easement, in order to create a visual barrier between properties to the south. (b) Preserve Natural Landscape. Seven protected trees will be removed. The building has been located in an effort to minimize impacts on all other existing trees. The 30 existing trees potentially impacted by the project will be protected during construction and incorporated into the formal landscaping plan. Additionally, 39 new trees will be added to the site. The area to the west of the residence will have a vineyard. (c) Preserve Native and Heritage Trees. One four inch oak is in conflict with the design and proposed for removal. No Heritage trees are located onsite. As conditioned, 39 new trees will be added to the site. Five of those new trees will be of the native species, as defined per City Code. (d) Minimize perception of excessive bulk. The project incorporates an earth tone color pallet and high-quality materials into its design. These materials include horizontal wood siding, natural stone veneer, and authentic slate. These colors and materials will reduce the perception of excessive bulk in the rural environment. The size of the second story is located to the center of the building footprint so that the majority of house footprint is a single story. The project has been designed to follow the natural contours of the existing slope, thereby minimizing the prominence of the structure, and increasing the compatibility with the natural terrain. (e) Compatible bulk and height. The proposed home is compatible in terms of bulk and height with the existing residential structures on nearby lots. The varying rooflines, architectural detailing, and high-quality exterior materials will minimize the perception of bulk. The height of the project is consistent with adjacent properties. (f) Current grading and erosion control methods. The applicant has submitted a grading and drainage plan incorporating current grading and erosion control methods. The geotechnical report recommendations are included as a condition of approval. Furthermore, the project is conditioned to require retention of stormwater on site, to the maximum extent reasonably feasible. (g) Design policies and techniques. The proposed project conforms to all of the applicable design policies and techniques in the Residential Design Handbook in that the design will follow the sites natural contours, utilize materials that blend with the natural environment, use landscaping to screen living areas most sensitive to privacy, protect neighbor’s privacy by proper site planning and the use of appropriate landscape, and locating portions of the residence into the grade to reduce wind exposure and provide wind protection. 8 Application No. PDR08-0034 / 14966 Sobey Road 9 STAFF RECOMMENDATION Staff recommends that 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. 2. Neighbor Notification 3. Arborist Reports and tree fencing by City Arborist Kate Bear, dated November 17, 2008. 4. Affidavit of Mailing Notices, Public Hearing Notice, Mailing labels for project notification. 5. Reduced Plans, Exhibit "A".