REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, PUBLIC HEARING November 17, 2016 To: Members of the Planning and Design Commission Subject: Sleppy Residence Addition (DR16-264) A request to raise an existing single-unit dwelling to provide a lower floor and to expand second floor area and add a new covered front porch within a 0.16-acre parcel in the Single-Unit Dwelling (R-1) zone. A. Environmental Determination: Exempt (per CEQA Guidelines Sections Existing Facilities); B. Site Plan and Design Review for additions to an existing single-unit dwelling with deviations that include front setback not meeting the average of the two nearest buildings and building projections exceeding the bulk control allowance in the R-1 zone. Location/Council District: 2849 Marshall Way, Sacramento, CA Assessor s Parcel Number Council District 5 Recommendation: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. The project is deemed non-controversial at the writing of the report. The Commission has final approval authority over items A and B above, and its decision is appealable to City Council. Contact: David Hung, Associate Planner, (916) , dhung@cityofsacramento.org; Luis R. Sanchez, AIA, LEED AP, Senior Architect, (916) , lsanchez@cityofsacramento.org Owner: Jennifer and Gary Sleppy, 2849 Marshall Way, Sacramento, CA Architect: FixtySix Design Inc. c/o Maya Juhl, (916) , 9580 Oak Avenue Parkway Suite 7 #151, Folsom, CA

2 Subject: Sleppy Residence Addition (DR16-264) November 17, 2016 Vicinity Map 2

3 Summary: The applicant is proposing to raise an existing single-unit dwelling to provide a lower floor and to expand second floor area and add a new covered front porch. The project requires Site Plan and Design Review for additions to an existing single-unit dwelling with deviations that include front setback not meeting the average of the two nearest buildings and building projections exceeding the bulk control allowance in the R-1 zone. Staff sent early notification to the neighborhood group and to adjacent property owners within 300 feet radius of the site. Property owners within 300 feet of the site were also notified of the public hearing. Table 1: Project Information General Plan designation: Traditional Neighborhood Low Density Design Review District: Citywide Existing zoning of site: Single-Unit Dwelling (R-1) Previous use of site: Residential Parking District: Traditional Property area: approximately 0.16 acres Figure 1: Project Location Map 3

4 Background Information: The subject residential building was constructed circa 1913 and has been modified since the original construction. The property is not within a Historic District. The Preservation Director, upon reviewing an evaluation performed by the historic consultant, has made the preliminary determination that the structure is not eligible as an historic resource nor for listing in the Sacramento Register. Public/Neighborhood Outreach and Comments: Staff has sent early notification of the project to the Sierra Curtis Neighborhood Association (SCNA) and property owners within 300 feet radius of the site. The property owners have separately contacted SCNA and received a response that stated that the neighborhood association doesn t get involved in neighborhood home remodeling unless it s a unique situation. Staff has not received comments from adjacent property owners at the writing of this report. Environmental Considerations: The Community Development Department, Environmental Planning Services Division Manager has reviewed the project and determined that the project is exempt from the provisions of the California Environmental Quality Act (CEQA) under Class 1, Section number (Existing Facilities) which includes additions to an existing structure that is less than 10,000 square feet provided that the project is in an area where all public services and facilities are available and not environmentally sensitive. The habitable addition totals approximately 1,016 square feet (i.e. less than 10,000 square feet) and will be served by existing public services and facilities. Policy Considerations: General Plan. The 2035 General Plan Update was adopted by City Council on March 3, The 2035 General Plan s goals, policies, and implementation programs define a roadmap to achieving Sacramento s vision to be the most livable city in America. The 2035 General Plan designation of the subject site is Traditional Neighborhood Low Density, which provides for moderate-intensity housing such as single-family detached dwellings with density between three units to eight units per net acre. The project can be supported based on the following General Plan goals and policies: Policy LU Neighborhood Enhancement. The City shall promote infill development, reuse, rehabilitation, and reuse efforts that contribute positively to existing neighborhoods and surrounding areas. Staff finds that the proposed project rehabilitates an existing residential structure which will have positive contribution to the existing neighborhood with improved building elevations. Policy LU Design Review. The City shall require design review that focuses on achieving appropriate form and function for new and reuse and reinvestment projects to promote creativity, innovation, and design quality. Staff finds that the proposal, as conditioned, will promote design quality that will enhance the subject structure. Goal LU 4.1 Neighborhoods. Promote the development and preservation of neighborhoods that provide a variety of housing types, densities, and designs and a mix of uses and services that address the diverse needs of Sacramento residents of 4

5 all ages, socio-economic groups, and abilities. Staff finds that the proposal retains housing in an existing neighborhood and promotes livability for the residents. The proposed project meets the above 2035 General Plan goals and policies related to the Traditional Neighborhood Low land use designation and will have positive effects on the existing neighborhood. Project Design: Site Plan and Design Review The project is to raise the existing structure to create habitable height on the first floor, construct a two-story covered porch at the front, and construct new addition at the rear. The project requires the approval of Site Plan and Design Review for additions to an existing single-unit dwelling with deviations that include front setback not meeting the average of the two nearest buildings and building projections exceeding the bulk control allowance in the R-1 zone. Following is a discussion on the site access and parking, building height and setback deviations, and building design. Site Access, Circulation and Parking The site is bounded by Marshall Way to the south and an alley to the north. Existing single-unit dwellings exist on the west and east sides of the site. A detached accessory structure adjacent to the alley shows a one-car garage; a second existing accessory structure is shown behind the main dwelling. There is an existing separated sidewalk at the frontage on Marshall Way. Building Height and Bulk Control The maximum height allowed in the R-1 zone is 35 feet to the top plate; the project has a new height of 21-6 at the top plate because of the addition, and does not exceed the maximum height. Per the bulk control regulations in the R-1 zone, dormers and other extensions are permitted up to a maximum of 40 square feet of front profile on each side of the structure that is outside of the base building envelope; provided, however, the length of projecting construction along a side elevation does not exceed 15 feet aggregate. The west side of the second story contains approximately 39.5 square feet of front profile outside of the base building envelope, and is under the maximum 40 square feet. However, the length of the projection on the west side elevation is approximately 47-0, which is the full depth of the dwelling, and exceeds the allowed 15 feet aggregate by more than 50% (see elevations below); therefore, the proposal requires approval by the Planning and Design Commission. 5

6 Building Setbacks Figure 2: Proposed Left and Front Elevations Per the planning and development code, the front yard setback is required to be the average of the two front-yard setbacks of the nearest two buildings. The residence to the west has a front-yard setback of 23-2 and the residence to the east has a frontyard setback of 11-1 ; therefore, the required setback is 17-1½. The project proposes a front-yard setback of only 13-7 and therefore requires a deviation. Although the deviation does not exceed 50% of the required setback and normally requires Design Director approval, since the project already requires Planning and Design Commission approval, the Planning and Design Commission will also act on the proposed deviation. Figure 3: Proposed Site Plan 6

7 Other than deviations required for bulk control and front-yard setback, the proposed project meets development standards pertaining to side and rear yard setbacks, building height and lot coverage with the R-1 zone. Staff supports the both the height and setback deviations since: 1) the addition is compatible with the design of the existing dwelling; 2) the second story addition maintains the same building setback as the first floor; 3) the proposed front covered porch has a greater setback than the covered porch of the residence to the east; and 4) the addition will not significantly impact the privacy of the neighboring properties due to the size and placement of the new windows. The proposal is also consistent with the purpose and intent of the single and two family residential design principles and the architectural design standards for single-unit dwellings. Building Design The existing structure is finished with horizontal wood siding and composition shingle roof. The applicant is replacing all existing wood siding with new horizontal fiber cement siding. New roofing will be composition shingles to match existing. The front entrance is relocated from the side elevation to the front elevation and will be a French door with divided lights in grid pattern. The front elevation will also have new wood windows with divided lights in grid pattern. The remaining elevations of the building will have new wood windows and doors. All windows and doors shall receive smooth wood trim and projecting sills at all windows. The front and rear porches shall be constructed with smooth wood railing system and wood posts. Staff supports the project as designed because it is consistent with the Single and Two Family Residential Design Principles which include the following guidelines: Variation in residences is achieved by the use of quality materials and detail in design, which lends visual interest, distinctive character and identity. A clear sense of entry and design interest to a home is provided through the inclusion of porches and other architectural elements that contribute to a sense of place and activity. Figure 4: Proposed Streetscape 7

8 Subject: Sleppy Residence Addition (DR ) November 17, 2016 Existing fencing at the side and rear of the property shall remain. Recommendation: Staff recommends the Commission approve the requested entitlements based on the findings and subject to the conditions listed in Attachment 1. The project, as designed and as conditioned, will blend in with the adjacent structures and will contribute positively to the living experience within the neighborhood. Associate Planner IS R. SANCHEZ, AIA, LEED AP Senior Architect Recommendation Approved: BRUC MONIGHAN, AIA Urban Design Manager 8

9 Table of Contents: Page 1 Page 10 Page 14 Page 15 Page 16 Page 17 Page 18 Page 19 Report Attachment 1: Proposed Findings of Fact and Conditions of Approval Exhibit 1A: Site Plan Exhibit 1B: Existing and Proposed Floor Plan Exhibit 1C: Proposed Elevations Attachment 2: Proposed Streetscape Attachment 3: Opposite Site Streetscape Attachment 4: Aerial Map 9

10 Attachment 1: Proposed Findings of Fact and Conditions of Approval Sleppy Residence Addition (DR16-264) 2849 Marshall Way, Sacramento, CA Findings of Fact A. Environmental Determination: Exemption 1. Based on the determination and recommendation of the City s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the Project, the Planning and Design Commission finds that: The project is exempt from the provisions of the California Environmental Quality Act (CEQA) under CEQA Guidelines Section number (Existing Facilities). The project consists of habitable additions to an existing residential structure, totaling approximately 1,016 square feet, or less than 10,000 square feet, and is in an area where all public services and facilities are available and not environmentally sensitive. B. The Site Plan and Design Review for additions to an existing single-unit dwelling with deviations that include front setback not meeting the average of the two nearest buildings and building projections exceeding the bulk control allowance in the R-1 zone is hereby approved subject to the following Findings of Fact: 1. The design, layout, and physical characteristics of the proposed development are consistent with the general plan and any applicable specific plan or transit village plan, in that the proposed development is consistent with the goals and policies of the general plan land use designation of Traditional Neighborhood Low and would retain and rehabilitate an existing dwelling within a residential neighborhood. 2. The design, layout, and physical characteristics of the proposed project are consistent with the purpose and intent of all applicable design guidelines and development standards in that, with the proposed deviations in bulk control and in the front setback: 1) the addition is compatible with the design of the existing dwelling; 2) the second story addition maintains the same building setback as the first floor; 3) the proposed front covered porch has a greater setback than the covered porch of the residence to the east; and 4) the addition will not significantly impact the privacy of the neighboring properties due to the size and placements of the new window; and 5) the Preservation Director has 10

11 made the preliminary determination that the structure is not eligible as an historic resource nor for listing in the Sacramento Register. 3. All streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development. 4. The design, layout, and physical characteristics of the proposed development are visually and functionally compatible with the surrounding neighborhood, in that: 1) the proposal uses quality materials and detail in design, which lends visual interest, distinctive character and identity; and 2) a clear sense of entry and design interest to a home is provided through the inclusion of porches and other architectural elements that contribute to a sense of place and activity. 5. The design, layout, and physical characteristics of the proposed development ensure energy consumption is minimized and use of renewable energy sources is encouraged, in that the proposed development rehabilitates an existing building which will result in better energy efficiency through new windows and roofing. 6. The design, layout, and physical characteristics of the proposed development are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that: 1) the proposal does not alter existing on-site and off-site parking conditions; 2) front entrance can be clearly seen; and 3) the proposal will provide two floors of habitable space with ample ceiling height. Conditions of Approval B. Site Plan and Design Review for additions to an existing single-unit dwelling with deviations that include front setback not meeting the average of the two nearest buildings and building projections exceeding the bulk control allowance in the R-1 zone is hereby approved subject to the following conditions: Design Review B1. The project shall be constructed per final approved plans and conditions of approval. B2. The side yard setback of the second-floor addition on the west side shall match the existing setback on the first floor. B3. The length of the projecting construction on the side elevation shall be approximately 47-0 excluding roof eave at rear. 11

12 B4. The front setback shall not be less than 13-7 from the front property line per attached plans. B5. Existing wood siding shall with replaced with new smooth finish horizontal fiber cement siding to match the width and profile of the existing siding. Submit specifications or sample to Design Review staff for review and approval prior to issuance of building permit. B6. New wood windows and doors shall be installed at all elevations. All windows and French door at the front elevation shall have true divided lights in a grid pattern. Submit final specifications to Design Review staff for review and approval prior to issuance of building permit. B7. All windows and doors shall receive smooth wood trim to match existing; all windows shall also have projecting sills to match existing. B8. New porch posts and railing system, including top and bottom rail and pickets, shall be smooth wood. B9. New roofing shall be dimensional composition shingles to match existing per approved plans. B10. Ogee style gutters shall be installed at roof eaves. B11. New decorative gable end louvered vents with smooth wood trim surround shall be installed at front and rear elevations. B12. New mechanical equipment shall be ground mounted and shall be screened and not visible from any street views. No new roof mounted mechanical equipment is allowed. B13. Any changes to the final approved set of plans shall be subject to review and approval by Design Review prior to Building Permit submittal. Applicant shall comply with all current building code requirements. B14. No building permit shall be issued until the expiration of the 10-day appeal period. If an appeal is filed, no permit shall be issued until final approval is received. SMUD B15. Structural setbacks of less than 14 feet may create clearance issues. The developer shall meet with all utilities to ensure adequate setbacks are maintained. B16. To maintain adequate trench integrity, building foundations must have a minimum horizontal clearance of 5 feet from any SMUD trench. Developer to verify with other utilities (Gas, Telephone, etc.) for their specific clearance requirements. 12

13 B17. There are existing overhead SMUD facilities along Rochon Aly. If proper clearances from the building cannot be maintained, the developer will need to work with SMUD to relocate or underground the facilities. This work would be billable to the customer. SASD B18. The subject property is outside the boundaries of the SASD but within the Urban Service Boundary (USB) and Regional San boundaries as shown on the Sacramento County General Plan. Regional San will provide ultimate conveyance and treatment of the sewer generated from this site, but the Sacramento City Utilities Department s approval will be required for local sewage service. B19. This project does not involve constructing additional sewer facilities or altering existing sewer facilities. However, SRCSD may require additional sewer impact fee payment in accordance with the District s Ordinance. Applicant should contact Permit Services Unit at (916) for sewer impact fee information. Advisory Notes ADV1. If the aggregate landscape area of this project is equal to or greater than 500 sq. ft., it is subject to Water Efficient Landscape Requirements, Chapter of the Sacramento City Code, consistent with Chapter 2.7 of the California Code of Regulations, the Model Water Efficient Landscape Ordinance. (Planning) 13

14 Subject: Sleppy Residence Addition (DR16-264) Exhibit A: Site Plan November 17, 2016 SHEET INDEX SCOPE OF WORK FIFTYSIX EXISTING GARAGE SITE LEGEND APPLICABLE CODES EXISTING OUTBUILDING VICINITY MAP BUILDING DATA SUMMARY GENERAL NOTES BUILDING DEPT APPROVALS EXISTING ADJACENT RESIDENCE EXISTING ADJACENT RESIDENCE EXISTING RESIDENCE EXISTING ADJACENT RESIDENCE SLEPPY RESIDENCE 2849 MARSHALL WAY SACRAMENTO, CA APN: ' PROPERTY LINE 40.00' PROPERTY LINE SITE PLAN EXISTING SIDEWALK EXISTING PLANTER SITE PLAN/ PROJECT DATA A1.1 14

15 Subject: Sleppy Residence Addition (DR16-264) Exhibit B: Existing and Proposed Floor Plan November 17,

16 Subject: Sleppy Residence Addition (DR16-264) Exhibit C: Proposed Elevations November 17,

17 Subject: Sleppy Residence Addition (DR16-264) Attachment 2: Proposed Streetscape November 17,

18 Subject: Sleppy Residence Addition (DR16-264) Attachment 3: Opposite Side Streetscape November 17,

19 Attachment 4: Aerial Map 19