10A Action 2011 0718 - Laserfiche WebLink

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STAFF ANALYSIS In determining whether to approve a Residential Site Plan Review, Section 2-580 (H) of the Zoning Code states that the Zoning Enforcement Official shall find that the proposed project is in substantial compliance with all of the following standards: 1. The residence's architecture is appropriate and consistently applied; 2. The visual mass of the home is de-emphasized; 3. The neighborhood's existing visual character is valued; and 4. The physical impacts to neighbors are minimized. In the appellant's supporting statement, they assert that they believe the project as proposed, is not in substantial compliance with three of the four findings. They believe the proposal does not comply with standard H.1 because the addition "is a tacked -on 2 -story box at the rear of a one-story bungalow"; that is does not comply with standard H.3 because "many of our neighbors have expressed their dislike of the proposed addition" and "it doesn't fit in"; and that with regards to H.4, "the applicant has done nothing in his design to minimize neighbor impact". Sub -section H.1 provides that the addition shall not have the "appearance" of being tacked -on and further that the structure have "adequate articulation, with appropriate window placement, architectural detailing, roof forms" and "the addition should be consistent with the existing residence in terms of design and use of materials ". As proposed, the architecture of the addition is consistent with the Spanish Colonial Bungalow style of the existing dwelling, which places an emphasis on overall building simplicity, including smoother wall surfaces and a low-pitched roof. The pitch and style of the roof of the addition matches the pitch and style of the front of the existing dwelling, and stucco exterior of the existing home will be carried through with the addition. The half -circle window feature on the front of the home is carried through on the front and rear of the addition and the other new windows will be sliders to match the existing ones, providing consistent application for a cohesive appearance. The applicant eliminated an attic area above the second story addition specifically to keep the roof height as low as possible; at 21 feet, five inches at the ridge, it is well below the 30 -foot roof height permitted. The low -profile setting of the addition and orientation at the rear minimizes the impacts on the adjacent neighbors as well as neighborhood streetscape. Section H.3 provides that the proposal value the existing visual character of the neighborhood, fitting in to the neighborhood's existing architectural context "utilizing a compatible architectural vocabulary". The immediate neighborhood is a mix of architectural styles, as the homes were developed at different times between 1924 and 1960. As a result, there is no one predominant architectural style for the neighborhood, though it should be noted a majority of the homes within a block of the project site are two-story. The addition is designed to carry through compatible architectural features of the Spanish Colonial Bungalow style of the existing home. The addition will be approximately 70 feet back from the sidewalk, and combined with the low -slung design, should not negatively impact the neighborhood's existing visual character. BZA Staff Report June 2, 2011 PLN2011-00014 (Appeal of PLN2011-00012) Page 3 of 5