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Home My WebLink AboutCity Council Resolution 2067 RESOLUTION N0~067 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SARATOGA REVERSING A DECISION OF THE PLANNING COMMISSION AND APPROVING DESIGN REVIEW FOR A-831 WHEREAS, the applicant, Steven Scialabba, has requested Design Review Approval to construct a second story addition to a single story family dwelling; and W~tEREAS, on February 9, 1983, the Planning Commission held a public hearing on applicant's request for Design Review Approval and after said public hearing denied said request; and WHEREAS, on April 13, 1983, the Planning Commission recon- sidered their decision and again denied said request; and WHEREAS, applicant has appealed the Planning Commission's decision to the City Council; and WHEREAS, on May 18, 1983, the City Council held a de novo public hearing and after the closing of said public hearing reviewed and considered the applicant's request, staff reports, and other evidence, both written and oral, presented to the Council during said public hearing: NOW, THEREFORE, the City Council of the City of Saratoga at its May 18, 1983, meeting by a 4-1 vote, with Councilmember Mallory dissenting, did resolve as follows: 1. The applicant's appeal from the Planning Commission was granted and the decision of the Planning Commission was overruled. 2. Design Review Approval for A-831 was approved, per the conditions of the Staff Report dated January 28, 1983, and the findings contained in Exhibit "B" attached. A copy of said Staff Report is attached hereto. The above and foregoing resolution was passed and adopted at a regular meeting of the City Council of the City of Saratoga held on the 1st day of June 1983, by the following vote: AYES: Councils Clevenger, Far~lli, Moyles, Mayor Callon NOES: None ABSENT :CouncilmeraDer Mallory ABSTAIN: None Mayor ATTEST ~ City Clerk Exhibit "B" File No. A-831 FINDINGS: 1. Avoid Unreasonable Interference with Views & Privacy - The proposed second story add"Ition would not impact the viewshed of adjacent properties, as the view of the western hillsides is not highly visible from this area. The site contains a solid 12 ft. bamboo hedge along the southern and western boundaries as indicated on the site plan. The northern boundary is also well screened with various types of shrubs. Also indicated on the site plan. The northern boundary is also Well screened with various types of shrubs. Also indicated on the site plan areltwo 12 inch trees, a sycamore (deciduous) and a loquat (evergreen). These trees along with the existing hedge, create an adequate screen to protect the privacy of the adjacent neighbor to the rear. Staff recommends that if the project is approved, the proposed window on the rear elevation be fixed, and no second story deck be constructed which could increase privacy impacts. No windows are located on thesouthern elevation and the windows on the northern elelvation will not pose an impact due to the distance and the obstruction of the existing single story roof. 2. Preserve Natural Landscape - The propoeed addition will not impact the natural landscape of the site. 3 & 4. Minimize Perception of Excessive Bulk $ Compatible Bulk g Height - Due to the fact that the addition is not highly visible and there~ fore, does not appear "bulky" the structure can be considered compatible with the surrounding dwellings in terms of design and bulk. 5. Compatibility, Views, Privacy and Natural Features - As the addition is not highly visible in its surroundings, its compatibility with surrounding dwellings is not a major concern. No impacts to privacy, views or the natural features of the site were noted. REPORT TO PLANNING COMMISSION SUSPECT= ~-83], 5teven Sciallabba, ]250] ~oodside D~. ~.EqUE5T: Design ~ev~e~ Approval to construct a two-sto~y addition to an existing one-sto~y s~g]e f~mi]y ENVIRONMENTAL ASSESSmEnT: C~tegoHca] Exemption P~BLIC NOTICIng: Notice of this p~o3ect has been posted on s~te, mai]ed to surrounding p~ope~ty ow~e~s ~nd advertised in the newspaper. 9ENERAL PL~N DESI$N~TIO~: ~ed~um Density ~esident~a] ZONING: ~-]-]0,000 S~OU~DIN9 L~D USES: S~ng]e ~am~]y Dwellings SITE SIZE: ]0,000 sq. ft. SITE SLOPE: HEIGHT O~ ST~UCTURE: 22 SIZE OF STrUCTUrE: E×~st]ng: 2,365 sq. ft. 2rid Floor Addition: ~,044 sq. ft. TOTAL: 3,409 sq. ft. ALLOWABLE F[O0~ ~RE~: 3,500 sq. ft. is allowed by ordinance. I~PERVIOU5 COYERaSE: 45~ (60 ~ ~]]o~ed by ordinance standards). SETBACKS: Front: 34' ~ight Side: 35' Left Side: (By Planning Commission Policy, the rea~ yard setback w~]] not be non-conforming because the~e is less than a ]00 sq. ft. encroachment within the addition). Report to Planning Comicsion 1/28/83 A-831, Sciallabba, Woodside Dr. Page 2 STAFF ANALYSIS: The applicant is proposing to add a second story addition to an existing single story structure. The structures immediately surrounding the proposed structure are all one-story in design. However, there are three {3) two-story structures within 500' which appear to be approximately the same square footage. The design of the proposed structure will match the existing structure, also using the same materials (stucco & lap siding) and color (light brown). Upon site inspection, staff found limited area on site for single-story expansion due to the shape of the site and the way the existing structure is situated on the site (See Exhibit "B"). FINDINGS: 1. Avoid Unreasonable Interference With Views & .Privacy - The proposed second story addition would not impact the viewshed of adjacent properties, as the view of the western hillsides is not highly visable from this area. The site contains a solid 12 ft. bamboo hedge along the southern and western boundaries as indicated on Exhibit "B". The northern boundary is also well screened with various types of shrubs. Also indicated on Exhibit "B" are two 12 inch trees, a sycamore (deciduous) and a loquat (evergreen). These trees along with the existing hedge, create an adequate screen to protect the privacy of the adjacent neighbor to the rear. Staff recommends that if the project is approved, the proposed window on the rear elevation be fixed, and no second story deck be constructed which could increase privacy impacts. No windows are located on the southern elevation and the windows on the northern elevation will not pose an impact due to the distance and the obstruction of the existing single story roof. 2. Preserve Natural Landscape - The proposed addition will not impact the natural landscape of the site. 3.& 4. Minimize the Perception of Excessive Bulk and Compatible Bulk and Height - The site is fairly well vegetated with trees and shrubs, which tend to mitigate privacy impacts. However, the view of the addition from Woodside Dr. itself will not be completely screened by the existing vegetation in the front yard. A 14" diameter eucalyptus (evergreen) is located in the front to the left of the addition. This tree, along with a mature walnut tree (dediduous) located along the northern property in the front, add some screening, however, the majority of the addition will be visable. Therefore, staff has difficulty in making this finding as the addition will be visable and due to its location in a predominantly one-story neighborhood, would appear out of scale. 5. .~ompatibilit~, Views, Privacy and Natural Features - Staff has a p~oblem in making this finding in that the proposed addition does not appear to be compatible with the surrounding single story dwellings. RECOMMENDATION: Since staff cannot making finding nos. 3, 4 and 5, staff recommends denial of the proposal. Report to Planning Comm'~s~ion C 1/28/83 A-831, Sciallabba, Woodside Dr. Page 3 COMMENTS: If the Commission wishes to approve the design review, staff recommends the following conditions: 1. Any modification to the approved plans require the review and approval of the Permit Review Division. 2. No second story deck located in the rear shall be allowed. Approved: ~ Sharon'tester Planner SL/dsc P.C. Agenda: 2/9/83