10A Action 2011 0718 - Laserfiche WebLink

Home

The appellant also stated that many of their neighbors had "expressed their dislike" for the proposal and that they didn't feel it "fit in". During the 10 -day comment period, Staff has received comments only from two neighbors; the appellant and the neighbor at 914 Dowling whom wrote in support of the proposal. The final finding, section HA provides that the physical impacts to the neighbors should be minimized and that the addition should not "substantially impair the privacy and access to light and air of adjacent residences, while balancing the applicant's ability to improve the subject property in accordance with all applicable restrictions ". To address issues of access to light and air, as well as to limit the impacts of bulk and mass on adjacent properties, the proposal must comply with Zoning Code Section 2-537 Daylight Planes in R Districts. "Daylight Plane" means a height limitation that, when combined with the maximum height limit, defines the building envelope within which all new structures or additions must be contained. All plans for new homes and additions must include an architectural illustration for each side of the building showing compliance with this requirement. As indicated on the attached Exhibit "C" showing the daylight plane illustration, the proposed addition is within the building envelope and does not encroach into the daylight plane. The roof eaves are permitted to extend two (2) feet into a required side yard as well as within the daylight plane, per Zoning Code Section 4-1654.A. To further address privacy concerns expressed by the appellant prior to the ZEO's decision, the approval was conditioned with a requirement that the plans be revised to show the two new windows on the west (left) elevation of the second story to either 1) be re-designed/positioned upward, or 2) if kept the same size and location, shown with the addition of opaque screening added to the bottom portion of each window to prevent direct viewing into the appellant's side yard. Prior to approving the Minor Site Plan Review, the ZEO reviewed scaled plans for the home addition at 908 Dowling Boulevard, as well as pictures of the existing residence and surrounding neighborhood. The proposed addition meets the Zoning Code requirements in terms of height, lot coverage, floor to area ratio and also complies with the day light plane requirement. The roof's low pitch and maximum height at the ridge is 21 feet five -inches and is well below the 30 -foot height limit for the RS district which further minimizes the impact on adjacent neighbors. Both staff and the ZEO believe that the design integration of the addition with the existing architectural style of the home and use of materials would conform to the regulations stipulated in the Zoning Code, as well as fit in with the character of both the existing home and the immediate neighborhood, that the required findings of Section 5-280(H) are met and that the ZEO's approval was appropriate. ENVIRONMENTAL REVIEW This item has been reviewed in accordance with the California Environmental Quality Act (CEQA) and has been determined to be categorically exempt within the provisions of CEQA Guidelines, Article 19, Section 15301(e). PUBLIC OUTREACH BZA Staff Report June 2, 2011 PLN2011-00014 (Appeal of PLN2011-00012) Page 4 of 5