City of Lafayette Staff Report For: By: Design Review Commission Chris Juram, Planning Technician Meeting Date: May 23, 2016 Subject: SS07-16 Lauren & Marc Rubenstein (Owners) R-10 Zoning: Request for a Study Session to discuss a proposal to construct a 1,089-sq.ft. two-story addition to an existing one-story single-family residence, located at 923 Acalanes Road, APN 251-110-037. OVERVIEW A study session is not a formal application for development that results in the Commission taking final action to approve or deny a specific project. It is an opportunity to informally discuss aspects of a contemplated project with the Design Review Commission and receive feedback from the Commission. The required findings the Commission will need to make in order to approve the project are listed below. Staff has outlined focus questions on Page 3 of the staff report to facilitate discussion. APPLICANT REQUEST The Applicant requests a study session for the construction of a 1,089-sq.ft. two-story addition to an existing 1,935-sq.ft. one-story residence. LOCATION & SITE CONDITIONS Lot Area Zoning & Overlay Districts: General Plan Designation: Topography: Existing Use: 10,450-sq.ft. Single-Family Residential District 10 (R-10) Medium Density Single-Family Residential; (up to 6 dwelling units per acre) Relatively Flat Lot Single-Family Residence Page 1 of 3
Design Review Commission SS07-16 Rubenstein Staff Report May 23, 2016 TRIGGERS-AT-A-GLANCE Trigger Yes No Trigger Yes No Within a protected ridgeline setback? Within 100-ft. of a ridgeline setback? In the Hillside Overlay District? Over 17-ft. in height to ridge? Development > 6,000 sq.ft.? Creek Setback required? Stormwater Control Plan required? CONSISTENCY WITH ZONING DISTRICT REGULATIONS Grading > 50 cu.yds? DR required as condition of approval? In a commercial or MFR zone? Variance requested? Tree Permit Requested? Subject to Public Art Ordinance? Second Unit Permit required? Site Data Existing Proposed R-10 Standard Gross Floor Area* 1,935-sq. ft. 3,024-sq. ft. - Building Height ~18-6 22-6 35 Front Yard Setback 34-6 34-6 20 Side Yard 10-0 ~10 10 Aggregate Side Yard ~58-4 ~44-3 20 Rear Yard ~15-0 ~15 15 *Includes garage and all structures with at least three walls and a roof FINDINGS If a formal application is submitted, based on the current design, the hearing body must make the following findings in order to approve the project: 6-275(A) Residential Design Review Findings In granting approval for projects which occur in single-family and multiple-family residential zoning districts as outlined in Section 6-271(A)(1 and 3-6), the hearing authority shall make all the following findings: (1) The approval of the plan is in the best interest of the public health, safety and general welfare; (2) General site considerations, including site layout, open space and topography, orientation and location of buildings, vehicular access, circulation and parking, setbacks, height, walls, fences, public safety and similar elements have been designed to provide a desirable environment for the development; (3) General architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing and similar elements have been incorporated in order to ensure the compatibility of this development with its design concept and the character of adjacent buildings; and Page 2 of 3
Design Review Commission SS07-16 Rubenstein Staff Report May 23, 2016 (4) General landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to ensure visual relief, to complement buildings and structures and to provide an attractive environment for the enjoyment of the public. 6-275(C) Single-Family Residential Findings Exceeding 17-Feet in Height In addition to the findings required in Section 6-275(A), the hearing authority shall make the following findings for projects which occur in single-family residential zoning districts and exceeds 17 feet in height as outlined in Section 6-272(A)(4): (1) The structure substantially complies with the Residential Design Guidelines; (2) The structure is so designed that it will appear compatible with the scale and style of the existing neighborhood and will not significantly detract from the established character of the neighborhood; (3) The structure is so designed that it does not appear too tall or massive in relation to surrounding structures or topography when viewed from off-site; and (4) The structure is so designed that it does not unreasonably reduce the privacy or views of adjacent properties. STAFF COMMENTS Staff recommends the Commission focus on the following questions and issues: 1. Compatibility with Neighborhood: Is the proposed development compatible with the existing neighborhood in terms of siting, massing, number of stories, and height? 2. Height / Mass: Is the proposed second-story appropriate for this property? Should the design be revised to lower the height and decrease the massing? 3. Design Guidelines: Does the project substantially comply with the Residential Design Guidelines? Does the project minimize impacts to neighbors views and privacy? Does the building, through design, color, and materials, appear to be in scale with the existing neighborhood? Is the building an appropriate size for the neighborhood and site? RECOMMENDATION Provide feedback to the applicant. This is an informational item and no formal action will be taken. ATTACHMENTS 1. Aerial Photos & Maps 2. R-10 Zoning District Handout 3. Neighborhood Compatibility Study 4. Residential Design Guidelines Excerpt 5. Project Plans, received April 20, 2016 Page 3 of 3
4/26/2016. 953 Acalanes Road APN 251 110 037 40 feet 2014 Digital Map Products. All rights reserved. http://maps.digitalmapcentral.com/production/dashboard/8/6/4/rc/5/html/toolkit/commands/print/htmlprint/printpreview.html 1/1
4/26/2016. 953 Acalanes Road APN 251 110 037 100 feet 2014 Digital Map Products. All rights reserved. http://maps.digitalmapcentral.com/production/dashboard/8/6/4/rc/5/html/toolkit/commands/print/htmlprint/printpreview.html 1/1
4/26/2016. 953 Acalanes Road APN 251 110 037 300 feet 2014 Digital Map Products. All rights reserved. http://maps.digitalmapcentral.com/production/dashboard/8/6/4/rc/5/html/toolkit/commands/print/htmlprint/printpreview.html 1/1
Planning & Building Department 3675 Mt. Diablo Boulevard, Suite 210 Lafayette, CA 94549-1968 Tel. (925) 284-1976 Fax (925) 284-1122 http://www.ci.lafayette.ca.us R-10 Single-family Residential District-10 6-721 General. 6-722 Uses permitted. 6-723 Uses requiring a permit. 6-724 Lot area. 6-725 Lot width. 6-726 Lot depth. 6-727 Height. 6-728 Side yards. 6-729 Setback. 6-730 Rear yard. 6-731 Parking space. 6-732 Parking restrictions. 6-733 Modifiable sections. NOTE: The City has other regulations, which may affect individual properties, including, but not limited to hillside development, structures over 17-ft. in height, development in excess of 6,000 sq. ft., tree protection, grading, and public art. Please review the Project Checklist available on the City of Lafayette web site at www.lovelafayette.org for an overview of regulations that might apply. You may consult Planning & Building Department staff to ascertain which rules and regulations apply to any given project. 6 of 12
Single-family Residential District-10 6-721 General. All land in the single-family residential district-10 (map symbol R-10) shall be used in accordance with the provisions of this article. (Ord. 63 4 (part), 1972) 6-722 Uses permitted. The following uses are permitted in the R-10 district: (a) A detached single-family dwelling on each lot and the accessory structures and uses normally auxiliary to it; (b) Residential care home for the aged, operated by a public agency, or by a private agency which has obtained state or local approval (license) for the proposed operation, where not more than six aged persons reside on the premises with not more than two supervisory persons; (c) A home occupation; (d) Supportive care pursuant to 6-534 LMC. (Ord. 115 3 (part), 1973; Ord. 63 4 (part), 1972) 6-723 Uses requiring a permit. In the R-10 district the following uses are permitted on the issuance of a land use permit: (a) Residential businesses; (b) Churches, religious institutions and parochial and private schools, including nursery schools; (c) Reserved. (d) Publicly owned buildings and structures, except as provided in Section 6-516; (e) Publicly owned parks and playgrounds; (f) Community buildings, clubs and activities of a quasi-public, social or fraternal character; and private recreational facilities, such as golf clubs, swimming pools and tennis clubs, whether or not operated for profit; (g) Greenhouses, over 300 square feet; (h) Crop and tree farming; (i) The keeping of livestock as provided in Sections 6-523 and 6-524; (j) Uses which the planning commission has found, after notice and hearing, to be comparable to the uses enumerated in this section; (k) Multiple pet activity, but only on parcels of land 20,000 square feet in size or larger; (l) A second unit which complies with Chapter 6-5, Article 3 of this title. (Ord. 333 1 (part), 1985; Ord. 300 4 (part), 1984; Ord. 266 5, 1982; Ord. 120 1 (part), 2 (part), 1973; Ord. 115 5 (part), 1973; Ord. 80 3, 1972: Ord. 63 4 (part), 1972) 6-724 Lot area. No single-family dwelling or other structure permitted in the R-10 district shall be erected or placed on a lot smaller than 10,000 square feet in area. (Ord. 63 4 (part), 1972) 6-725 Lot width. No single-family dwelling or other structure permitted in the R-10 district shall be erected or placed on a lot less than 80 feet in average width. (Ord. 63 4 (part), 1972) 7 of 12
6-726 Lot depth. No single-family dwelling or other structure permitted in the R-10 district shall be erected or placed on a lot less than 90 feet deep. (Ord. 63 4 (part), 1972) 6-727 Height. (a) No single-family dwelling or other structure permitted in this district may exceed 35 feet in height or two and one-half stories. (b) Structures higher than 30 feet in height shall be subject to approval of the design review commission and the findings contained in Section 6-1905. (Ord. 386 5 (part), 1991) 6-728 Side yards. There shall be an aggregate side yard width of at least 20 feet for any structure in the R-10 district. No side yard shall be less than ten feet wide. These minima may be reduced to three feet for an accessory building or structure if it is set back at least 50 feet from the front property line. (Ord. 63 4 (part), 1972) 6-729 Setback. There shall be a setback (front yard) of at least 20 feet for any structure in the R-10 district; on corner lots the principal frontage of the lot shall have a setback of at least 20 feet and the other setback shall be at least 15 feet. (Ord. 63 4 (part), 1972) 6-730 Rear yard. There shall be a rear yard for any principal structure in the R-10 district of at least 15 feet. There shall be a rear yard for accessory structures of at least three feet. (Ord. 63 4 (part), 1972) 6-731 Parking space. Every dwelling unit permitted in the R-10 district shall have on the same lot or parcel enough automobile storage space for at least two automobiles; each parking space shall have minimum dimensions of at least ten feet by 20 feet either covered or open, and shall not be located within the setback or side yard area of a principal structure. (Ord. 63 4 (part), 1972) 6-732 Parking restrictions. The provisions of Section 8125 of the Contra Costa County Ordinance Code apply to the R-10 district. (Ord. 63 4 (part), 1972) 6-733 Modifiable sections. Land use permits for the special uses enumerated in Section 6-723, and variance permits to modify the provisions contained in Sections 6-724 to 6-732, inclusive, may be granted in accordance with the applicable provisions of Chapter 6-1 of this title. (Ord. 63 4 (part), 1972) 8 of 12
6-526 Height limitations in required yards. (a) Accessory buildings, as defined in Section 6-302 of this title, and structures, as defined in Section 6-355 of this title, shall not exceed the following height limits, if constructed in the required setback (front yard), side yard or rear yard which is applicable to the main building or principal structure on the lot: (1) Accessory buildings, 12 feet; (2) Structures, six feet. For example, if the rear yard for the principal structure is 15 feet, but the rear yard for an accessory building is three feet, any accessory building within the 15-foot rear yard required for the principal structure shall not exceed 12 feet in height. (b) For the purpose of this section, the height of a structure shall be determined by measurement on its tallest side between natural grade and its highest part; and the height of an accessory building shall be determined as provided in Section 6-313 of this title. (c) Variance permits to modify the provisions of this section may be granted in accordance with the applicable provisions of Chapter 6-1 of this title. (Ord. 274 1, 1982: Ord. 243 2, 1981) NOTE: These height provisions apply to accessory structures or buildings located in Residential Zoning Districts. 6-271 Definitions Applicability. (a) Design review means review of the aesthetic elements of a project. Reference elsewhere in this title or in conditions of approval to design approval, site plan and building elevations approval, or in the case of the environmental review commission, means design review under this article. (b) Gross floor area, under this article, means the total horizontal area in square feet of each floor within the exterior walls of all buildings on a parcel, including garages and carports as measured at the exterior face of the enclosing walls. (c) This article applies to: (1) New construction, exterior remodeling, or any change to a structure or facility which affects the exterior appearance, and which occurs in a multiple-family or commercial land use district (site plan and building elevations applications); (2) A project or construction for which design review is required as a condition of approval; (3) Any other projects for which design review is required; and (4) New single-family residential construction which exceeds 6,000 square feet in gross floor area or an addition to an existing residence which will increase its gross floor area to over 6,000 square feet and which occurs in a single-family residential district. (Ord. 386 2, 1991: Ord. 324 1 (part), 1984) 9 of 12
ID APN SITE_ADDR BUILDING_SQFT 251-110-016 4054 FIORA PL 3282 251-082-002 24 HIDDEN VALLEY RD 3279 251-110-005 4061 VALENTE CT 3185 252-022-025 920 ACALANES RD 3026 252-032-064 4014 WOODSIDE CT 2855 252-032-052 4030 WOODSIDE CT 2823 252-022-035 940 ACALANES RD 2683 251-110-003 4053 VALENTE CT 2663 252-022-026 924 ACALANES RD 2551 252-022-021 4038 VALENTE DR 2512 251-110-036 4051 FIORA PL 2497 251-110-038 4055 FIORA PL 2428 252-022-022 4036 VALENTE DR 2316 252-022-032 930 ACALANES RD 2277 251-082-001 26 HIDDEN VALLEY RD 2180 252-032-053 910 ACALANES RD 2133 252-021-012 4035 VALENTE DR 2122 251-110-002 4049 VALENTE CT 2116 251-110-029 4044 FIORA PL 2101 251-110-028 4043 VALENTE CT 2074 251-110-014 4048 FIORA PL 2068 251-110-004 4057 VALENTE CT 2024 251-110-019 4062 FIORA PL 1936 251-110-032 4059 FIORA PL 1927 251-110-025 28 HIDDEN VALLEY RD 1899 251-110-015 4052 FIORA PL 1755 251-110-017 4056 FIORA PL 1596 251-110-033 917 ACALANES RD 1524 251-110-018 4060 FIORA PL 1508 251-110-034 911 ACALANES RD 626