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1 D E S I G N R E V I E W B O A R D S T A F F R E P O R T 11 Whiting Court FOR BOARD ACTION JUNE 27, 2016 Design Review (DRB 6-16) to Approve a 195 Square Foot Detached Pool House and Exterior Modifications to the Existing Residence. (3-DUA, BH) I. Application Basics A. Zoning Permits Required: Design Review, under Moraga Municipal Code (MMC) for the placement of an building within 500 feet and visible from a scenic corridor (Moraga Way) B. Required Findings for Approval: Findings for Design Review Approval Pursuant to the Procedural Considerations set forth in the Design Guidelines, the following findings are required for approval of Exceptions: 1. The proposed improvements conform with good design as set forth in the Town of Moraga Design Guidelines, and in general contributes to the character and image of the town as a place of beauty, spaciousness, balance, taste, fitness, broad vistas, and high quality. 2. The proposed improvement will not have a substantial adverse effect on neighboring properties or the community due to poor planning; neglect of proper design standards; or the existence of building and structures unsuitable to and incompatible with the character of the neighborhood and the character of the community. 3. The proposed improvement will not lower property values; discourage the maintenance and improvement of surrounding properties; or preclude the most appropriate development of other properties in the vicinity. 4. The proposed improvement will not impair the public health, safety or welfare. C. CEQA Determination: Categorically exempt pursuant to Section (Class 1, Existing Facilities ) and of the CEQA Guidelines ( Class 3, New Construction or Conversion of Small Structures ) 329 Rheem Boulevard Moraga, CA (925) planning@moraga.ca.us

2 11 WHITING COURT DESIGN REVIEW BOARD Page 2 of 7 JUNE 27, 2016 D. Parties Involved: Applicant: Aster Canet, P.O. Box , Stockton, CA Property Owner Jim Vaughn, 11 Whiting Court, Moraga, CA Figure 1: Vicinity Map Project Parcel Table 1: Land Use Information Location Existing Use Zoning District General Plan Designation Subject Property Single Family Residence 3-DUA Residential 3 du / ac Surrounding Properties North Residential 3-DUA Residential 3 du / ac West Golf Course MOSO MOSO Open Space East Residential 3-DUA Residential 3 du / ac South Residential 3-DUA Residential 3 du / ac Table 2: Project Chronology Date Action March 16, 2016 Application for Design Review Board submitted (DRB 6-16) April 13, 2016 May 31, 2016 June 15, 2016 June 27, 2016 Application deemed incomplete Additional application materials submitted Hearing notices mailed Design Review Board public meeting

3 DESIGN REVIEW BOARD 11 WHITING COURT June 27, 2016 Page 3 of 7 II. Project Setting A. Neighborhood/Area Description The project site is located at the end of Whiting Court, a cul-de-sac within the Sonsara subdivision that connects to Camino Pablo. The neighborhood is characterized by one- and two- story, single family homes. The homes incorporate a range of styles including Mediterranean and traditional architecture, utilize tile or shingle roofs, shingle, horizontal wood siding and stucco with stone or brick accents. Residences have pools, decks, pergolas, gazebos and other improvements in the yards. Ornamental landscaping and lawn areas are common in the front yard and along the interior property lines is fencing and a mixture of decorative and screening landscaping. East of the project site is Moraga Way and the Moraga Country Club golf course. B. Site Conditions The residence was built in 1999, as part of the Sonsara subdivision planned development. The residence is a single story and clad in white stucco with a tile roof and dark brown trim and moldings. The project site is an irregularly-shaped, level lot located at the end of a culde-sac (Figure 1). The residence is located roughly in the center of the lot which includes a flag portion with a driveway that connects to Whiting Court. The lot has sizable yards to the front and rear of the home and minimal side yards (Figure 2). The property is landscaped with lawns with shrubs and trees planted along the property lines. A six-foot fence encloses the rear and side yards. Figure 2: Aerial View of 11 Whiting Court

4 11 WHITING COURT DESIGN REVIEW BOARD Page 4 of 7 JUNE 27, 2016 III. Project Description The project plans (Attachment D) propose construction of a 195 square foot detached pool house, and modifications to the existing residence including replacement of four windows and a door with a new sliding glass door on the south western (rear) elevation, and two new windows on the south eastern (side) elevation. These elements of the plans are subject to design review. The proposed pool house, which has a maximum height of 12 feet 1 inch, would be located at the southern portion of the property within the rear yard. It would be set back from the south eastern side property line 12 feet 8 inches and from the south western rear property line 15 feet 3 inches. The pool house has been designed and would be constructed of materials to match the existing home, this includes white stucco siding, a clay tile roof and dark brown trims and moldings. There would be a sliding glass door on the north elevation facing the interior of the property and an approximately 5 foot wide by 2 foot tall window located 5 feet off the ground on the southern elevation. The two new windows proposed on the south eastern side elevation of the residence are approximately 2 feet by 2 feet in size and 6 feet off the ground. The sliding glass door on the south eastern elevation would be approximately 12 feet wide by 8 feet tall. An existing door and four windows would be removed from this portion of the wall. Please see Attachment C for photo renderings of the changes. The plans also include construction of a pool, spa and pool equipment within the rear yard, conversion of 180 square feet of garage space to inhabitable space and some additional interior improvements. These elements are not subject to design review and are therefore not part of this application; however, staff has reviewed and determined that all of these improvements would be consistent with applicable Municipal Code requirements. With regard to the conversion of the garage space, the parking space to be removed is in excess of that is required by the Municipal Code even with loss of this parking space the residence will still have adequate parking, including two covered parking spaces and uncovered guest parking spaces as required by Moraga Municipal Code Section The applicant was issued a zoning clearance for the pool, spa and pool equipment on June 21, 2016 and may begin construction once they obtain building permits from the Contra Costa County Building Department. IV. Community Discussion The public meeting notice was mailed to 32 property owners within a 300-foot radius of the site and posted at the site on June 15, At the time of this staff report, no comments were submitted. The Sonsara Homeowners Association Architectural Committee and Board of Directors approved the proposed improvements on March 30, 2016 (Attachment B). V. Issues and Analysis Staff reviewed the project for conformance with the Moraga Municipal Code (MMC), General Plan, and Design Guidelines.

5 DESIGN REVIEW BOARD 11 WHITING COURT June 27, 2016 Page 5 of 7 A. Moraga Municipal Code The project is subject to DRB review because it involves the construction of an accessory building that will be within 500 feet and visible from Moraga Way, a Town designated scenic corridor. The elements of the project subject to design review are limited to the pool house and new windows and doors on the residence. Due to existing vegetation and fencing, the proposed new windows and doors would not be visible from Moraga Road and therefore would not by themselves be subject to Design Review Board, but rather Administrative Design Review at the staff level. However, because the project proposal includes the pool house which the upper portion would be visible, the windows and doors are being considered as part of this application. Scenic Corridor MMC Section provides guidelines for scenic corridor development. Generally, these guidelines stipulate that buildings and landscaping should be visually compatible with surrounding development and terrain, and that existing topography, vegetation, and scenic features of the site are retained and that manmade structures should be of secondary importance to natural features and the broader landscape. The pool house is modest in size and has been designed to complement the existing residence by using the same materials and colors. Only the tile roof and a small portion of the upper half of the building will be visible from Moraga Way. The majority of the building will be substantially screened from Moraga Way by existing 6 foot tall fencing which runs along the rear of the properties of the Sonsara subdivision and trees which are located around the perimeter of the property and within an approximately 30 foot wide landscaped area which runs between Moraga Way and the subject property. Figure 2: Landscape buffer between Sonsara and Moraga Way Landscape buffer area approximately 30 feet wide

6 11 WHITING COURT DESIGN REVIEW BOARD Page 6 of 7 JUNE 27, 2016 Figure 3: View of story pole ridge of the pool house from Moraga Way Ridge of Story Poles The proposed new sliding glass door of the southwest elevation of the home and two windows on the south east elevation would be screened from Moraga Way due to existing fencing and landscaping. B. Design Guidelines Within the Design Guidelines, under the design philosophy, a goal of design review in single family residential neighborhoods is to ensure that development reflects the existing neighborhood and does not create adverse impacts on adjacent properties or the neighborhood. Design Guideline SFR 1.3 specifically addresses accessory structures, as follows: Accessory structures should complement the main structure unless the accessory structure cannot be seen from neighboring properties. Landscaping may be required to screen the accessory structures from view off site. The pool house is designed to complement the existing house by using the same materials and style. In addition, it is a minimal height of 12 feet 1 inch, which is less than the primary structure. The building meets the setbacks of the 3-DUA zoning district and will be substantially screened from views of Moraga Way and of neighboring properties by existing landscaping and fencing. Staff feels that the existing fencing and landscaping is adequate and provides for sufficient screening of the majority of the pool house.

7 DESIGN REVIEW BOARD 11 WHITING COURT June 27, 2016 Page 7 of 7 Design Guideline SFR 2.3 relates to the sliding glass doors and windows proposed on the home. Exterior building design on all elevations should be coordinated with regard to color, texture, materials, finishes and architectural form and detailing to achieve design harmony and continuity The sliding glass doors and windows will include a dark brown trim design that architecturally matches the existing trim that exists on all of the elevations of the home. C. General and Area Plan Consistency The following policy of the 2002 General Plan applies to the project: 1. Policy LU1.1 Neighborhood Preservation: Protect existing residential neighborhoods from potential adverse impacts of new residential development and additions to existing structures. VI. Staff Analysis: The proposed project includes a pool house that has been architectural designed to match the existing home and a new sliding glass door and windows on the existing home. The sliding glass door, windows and pool house will use materials and colors that match the existing home and will be substantially screened from off-site views by existing landscaping and fencing. The pool house would be consistent with the recreation and leisure uses that are normal for a single family district. Recommendation Due to the project s consistency with the Zoning Ordinance and General Plan, and minimal impact on surrounding properties, staff recommends that the Design Review Board approve the attached draft action memorandum to approve DRB 6-16 subject to findings and conditions of approval. Attachments: A. Draft Action Memorandum B. Sonsara HOA Approval Letter C. Photo Renderings of Home Elevation Changes D. Project Plans Staff Planner: Brian Horn, bhorn@moraga.ca.us, (925) Reviewed by: Ellen Clark, eclark@moraga.ca.us, (925)

8 ATTACHMENT A DRAFT ACTION MEMORANDUM

9 Town of Moraga PLANNING DEPARTMENT 329 RHEEM BOULEVARD MORAGA, CA (925) DESIGN REVIEW BOARD ACTION MEMORANDUM On June 27, 2016, the Town of Moraga Design Review Board considered the application described below: DRB 6-15 Aster Canet (Applicant), Jim Vaughn (Owner), 11 Whiting Court: Design Review (DRB 6-16) to approve a 195 square foot detached pool house and exterior modifications to the existing residence. DESIGN REVIEW BOARD ACTION: The DESIGN REVIEW BOARD hereby grants approval of the project at 11 Whiting Court in accordance with the following findings and conditions of approval: PART 1: DESIGN REVIEW FINDINGS: The findings below are required in accordance with Moraga Municipal Code B. in order for the Design Review Board to approve an application within a single-family residential district: 1. The proposed improvements conform with good design as set forth in the Town of Moraga Design Guidelines, and in general contributes to the character and image of the town as a place of beauty, spaciousness, balance, taste, fitness, broad vistas, and high quality because the new sliding glass door, windows, and pool house will be substantially screened from offsite views by existing fencing and vegetation, and would be designed to complement the character of the existing single family home. The pool house has been designed and would be constructed of materials to match the existing home, this includes white stucco siding, a clay tile roof and dark brown trims and moldings. The new sliding glass door and windows proposed for the home will incorporate the dark brown trim to match the existing exterior windows and doors. 2. The proposed improvements will not have a substantial adverse effect on neighboring properties or the community due to poor planning; neglect of proper design standards; or the existence of building and structures unsuitable to and incompatible with the character of the neighborhood and the character of the community because an pool house meets the setbacks and height standards for the 3-DUA zoning district, is compatible with the residential character of the neighborhood, and consistent with the use of a yard area for recreation and leisure. The sliding glass door, windows and pool house will not negatively affect the level of Page 1 of 3 Draft Action Memorandum for 11 Whiting Court (File No. DRB-6-16)

10 privacy, access to light and air and shade for the surrounding properties, due to the substantial setback between the home, pool house and adjacent properties, and existing landscaping and fencing that provides an appropriate degree of screening. 3. The proposed improvements will not lower property values; discourage the maintenance and improvement of surrounding properties; or preclude the most appropriate development of other properties in the vicinity The new sliding glass door, windows and pool house are an investment in the property and pool house creates a more appealing use of the rear yard by residents of 11 Whiting Court, which would not discourage the maintenance of surrounding properties. The proposed improvements, which are compatible with the residential use of the property, will not negatively affect or preclude appropriate development in the neighborhood. 4. The proposed improvements will not impair public health, safety or welfare because the proposed improvements would not be expected to have any adverse health or safety impacts on the community and will be constructed in compliance with the California Building Code. There could be some minor temporary noise and dust impacts that are normally expected during the construction of any new building or structure. The proposed conditions of approval will help mitigate any adverse construction impacts. PART 2: CONDITIONS OF APPROVAL: 1. The plans submitted for a building permit for the construction of a 195 square foot detached pool house and exterior modifications to the existing residence shall be substantially in accordance with the plans reviewed by the Design Review Board on June 27, 2016, and this Design Review Board Action Memorandum. Any significant changes to the plans will require re-submittal to the Design Review Board for approval. Conditions Shall be Printed on Plans 2. The conditions of this permit shall be printed on the first sheet of each plan set submitted for a building permit pursuant to this approval, under the title Design Review Board Conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2 by 11 sheets are not acceptable. Applicant Responsible for Compliance with Conditions 3. The applicant shall ensure compliance with all of the following conditions. Failure to comply with any condition may result in issuance of a citation, and/or modification or revocation of the approval. Prior to Issuance of Building Permit 4. A Construction & Demolition Debris Recycling Waste Management Plan is required if the project costs $50,000 or more or, involves 1,000 square feet in area or more as defined in Moraga Municipal Code Chapter Construction and Demolition Debris Page 2 of 3 Draft Action Memorandum for 11 Whiting Court (File No. DRB-6-16)

11 Recycling. Nevertheless, the applicant is encouraged to divert 50% of all the project waste from landfills by reuse or recycling. During Construction 5. Construction hours shall be limited from 8 a.m. to 5 p.m. Monday through Friday. 6. The applicant and their contractors shall be responsible for preventing spills of any demolition debris or construction materials on Town streets. If any spills of debris occur, then the applicant will be held responsible for the immediate cleanup of the spill and repair of any damage that may have been done to the street. The correction of the problem shall be made to the satisfaction of the Town Engineer. At All Times 7. Outdoor lighting shall be shielded and directed downward and inward toward the property. 8. This permit and each condition contained herein shall be binding upon applicant and any transferor, or successor in interest. 9. The approval will be valid for one year from the date of approval if there is no appeal. If construction is not commenced within one year from the date of final action the permit becomes null and void. However, this discretionary action may be renewed by the Planning Director for a maximum period of one (1) year provided the applicant places such a request in writing to the Planning Director showing good cause prior to the expiration of the discretionary action. Design Review Board action is appealable to the Planning Commission within ten (10) calendar days after the date of the decision. Questions regarding the action of the Board should be directed to the Planning Department at (925) Ellen Clark Planning Director Page 3 of 3 Draft Action Memorandum for 11 Whiting Court (File No. DRB-6-16)

12 ATTACHMENT B SONSARA HOA APPROVAL LETTER

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14 ATTACHMENT C PHOTO RENDERINGS OF HOME ELEVATION CHANGES

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17 ATTACHMENT D PROJECT PLANS

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