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MINUTES - 03-24-03 |
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)
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 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, she noticed that some of the existing windows are different than proposed 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 in 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 on the first story and the addition sits low making it compatible with the general one story character of the neighborhood and there would be no impact to the streetscape. Ms. Ryan added that the simplified shapes of the proposed windows replicate the existing windows for better compatibility.
Comm. Swegles asked if the stucco facing the street side is going to change. Staff deferred the answer to the applicant.
Vice Chair Babcock opened the public hearing.
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, make and size of the windows would be within the code. He added that the windows would be double-paned windows and the upper floor will have arched windows.
Comm. Satterlee asked clarification of the size of the windows on the right elevation. The applicant clarified the window size.
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 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 and meets 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 match the other windows and would be balanced.
William Malmstrong, applicant pointed out that he designed his house with similar design of his neighborhood and that the design is nestled in with the existing house. He added that the room will facilitate his wife's community activities.
Vice Chair Babcock closed the public hearing.
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Comm. Chu made a motion on Item #2003-0097 to approve the Design Review as recommended by staff. Comm. Moylan seconded. |
Comm. Chu commented that during his site visit, he was concerned that the design might seem unusual but hearing the public testimony and reviewing the submitted design, he was able to make the required findings.
Comm. Satterlee commented that during the public testimony the windows seem to be changing from the submitted plan. She would like the motion to include the modification presented at the public hearing.
Comm. Chu modified the motion to include the window modification as proposed by the applicant during the public hearing and accepted by the second.
Comm. Satterlee offered a friendly amendment that staff ensures that the materials and colors blend with the existing structure. Accepted by both maker and the second.
Final Motion:
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Comm. Chu made a motion on Item #2003-0097 to approve the Design Review with modifications: 1) that the window size and shape shall be balanced meeting the code requirements and 2) that staff shall review the color and materials to ensure blending in with the existing structure. Comm. Moylan seconded. |
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Motion carried 5-0 with Chair Simons and Comms. Lee absent. |
Ms. Ryan stated that the decision is final unless appealed to the City Council during the 15-day appeal period.