2003-0097 - Application for a Design Review on a 6,200 square foot site to allow a second-story addition to an existing single-family home resulting in a 59% FAR (Floor Area Ratio) where 45% FAR is allowed without Planning Commission Review. The property is located at 935 Larkspur Avenue in an R-0 (Low-Density Residential) Zoning District. (APN: 213-22-012) DO

Diana O'Dell, Project Planner, presented the staff report. Staff summarized the proposed application highlighting the use, site layout, architecture, privacy, parking and circulation. Staff reported was able to make the required findings and recommended approval of the Design Review with conditions.

Comm. Satterlee commented that during her site visit, she noticed that the existing second story has wood siding and the first floor is stucco and asked staff what material is going to be used for the second story addition. Staff responded that the submitted plans appear to have stucco for the entire second story. Comm. Satterlee noted that the second floor currently has wood siding.

Comm. Satterlee asked staff to clarify page seven of attachment 3 as during her site visit, it is not what she noticed as existing and wondered if there were any proposed window additions. Staff responded that there are three additional windows proposed.

Comm. Satterlee expressed her concerns about the design not blending and that there is no unifying element for the first and second story. She asked staff if there has been any discussion on how to make the proposed addition blend. Staff responded that the prominent and unifying features are the arches among the neighborhood and the addition sits low making it compatible with the general one story house and there would be no impact to the streetscape. Ms. Ryan added that the simplified shapes of the windows are to replicate the first and second stories for better compatibility and better achieved the design of the original structure.

Comm. Swegles asked if the stucco facing the street side is going to change. Staff deferred the answer to the applicant.

William Malmstrong, applicant, stated that the original second story was built in 1970 with woodsiding and would be replaced with shearwall and stucco and the bottom story would have color that blends in. He noted the shape, made and size of the windows that would be within the code. He added that the windows would be double-paned windows and the upper floor will have an Anderson and arch windows.

Comm. Satterlee asked clarification of the size of the windows on the right elevation. The applicant responded approximately 40 x 2 x 6 awning windows and there is about 4 feet from the roofline and the ceiling.

Comm. Satterlee asked if the size would meet the egress requirements and further asked about the size of the windows on the back elevation. The applicant responded that the windows would be 3 x 5 x 9, a standard size meeting the code requirements.

Comm. Chu asked the applicant whether the room adjacent to the master bedroom is a large office or whether it is just an opening and if it meets the fire code requirements. The applicant responded that it is an opening with no door since there would large a large window meeting the code requirements.

Comm. Chu asked about the front elevation with small windows centered to the right hand side of the existing second floor. The applicant responded that the windows are 2 x 3 x 3 matching the other windows and the tub window would be paralleled to the stairwell to achieve balance and light.

William Malmstrong, applicant pointed out that he designed his house similar to his neighbor's two-story house and that the design is nestled down with the existing house. He added that the room will facilitate his wife's community activities.

Comm. Chu commented that during his site visit, the design seems unusual but hearing the public testimony and reviewing the submitted design, he was able to make the required findings.

No further comments from Comm. Moylan.