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Single Family Residence That Is Located in the North of Wilshire Neighborhood

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Single Family Residence That Is Located in the North of Wilshire Neighborhood Architectural Review Board Report Architectural Review Board Meeting: January 5, 2015 Agenda Item: 7.3 To: Architectural Review Board From: Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Subject: 14ARB-445 to approve the building design for the construction of a new single-family residence on a lot with a grade differential of greater than 12.5 feet. Address: 881 Berkeley Street Applicant: Michelle M. Cardiel Recommended Action It is recommended that the Architectural Review Board approve ARB application 14-445 based upon the findings and subject to the conditions contained in this report. Executive Summary The applicant is proposing a new 4,500 square foot, two-story single-family residence with an attached two-car garage on an existing lot that is currently occupied by a single story single family residence that is located in the North of Wilshire neighborhood. The site is a sloping lot with a grade differential of approximately 14 feet; therefore, Architectural Review Board approval is required. This review is limited to the building’s compatibility in terms of its size, mass, and placement with neighboring development. The proposed dwelling appears to be appropriately placed on the subject property, and is expected to have minimal impact on adjacent residences. Staff believes that the size, mass and placement of the proposed residence is compatible with improvements in the surrounding neighborhood. Background No relevant history to report. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design R1 (Single Family Residential) District Guidelines: Parcel Area (SF): 11,247 SF Parcel Dimensions: Generally rectilinear in shape, measuring approximately 60 feet in width at the street frontage, 90 feet at the rear property line, and 150 feet in depth. 1 Existing On-Site 1-story single family residence, built in 1951. Improvements (Year Built): CEQA Exempt pursuant to Section 15061 (b)(3) for CEQA exemptions. Adjacent Zoning & Use: North R1 – Vacant lot (Mt. Olivet Reservoir) South R1 – Single-Family Residence East R1 – Single Family Residence West R1 – Single Family Residence The subject parcel is generally rectilinear in shape parcel and is approximately 11,247 square feet and is located on the east side of Berkeley Street between Lipton Avenue and the City Boundary to the north within the R1 Single Family Residential District and in the North of Wilshire Neighborhood. Surrounding uses include a mixture of both one- story and two-story single-family residences. Analysis The applicant is proposing to construct a new 4,500 square foot, two-story single family residence with an attached two-car garage. The new structure will be built on a lot that is currently occupied by a 1-story single family residence. The Municipal Code requires Architectural Review Board approval for new construction in single family zoning district when a grade differential of 12.5 feet or more exists on-site. In this specific case, the site slopes upward from the street towards the rear property line with a grade differential of approximately 14 feet. The ARB review is limited to the building’s compatibility in terms of its size, mass, and placement with neighboring development. 2 The proposed two-story single family residence is Contemporary in its style, utilizing setbacks, stepbacks, and bump-outs to articulate the massing of the structure. The proposed construction responds to the slope by minimizing the massing along the street and situating the volume towards the interior of the parcel. The building mass is minimized along the street side by designing it with large areas of window glazing along the front building elevation which promotes a more open and transparent look to the front building elevation. Along the south building elevation, a large portion of the building has been setback towards the rear of the property to accommodate a new infinity pool and spa which further reduces the scale and massing of the building. The height of the proposed single family residence is consistent with the heights of the two adjacent buildings which are both two-story homes. The proposed massing and configuration is consistent with the adjacent properties, where similar design strategies have been applied. The proposed residence also incorporates a front loading garage which is consistent with the garage layout of the adjacent residences. Staff supports the proposed design given its relationship to the site, articulated scale which reduces the apparent mass and its consistency and compatibility with other existing one-story and two-story residences within the neighborhood. In conclusion, the proposed development is a well composed concept that is compatible within the context of the surrounding neighborhood. Staff recommends approval based on the findings and with the conditions contained in this report. Impact on Historic Resources The subject property is not listed on the City’s Historic Resources Inventory. CEQA Status The project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3) in that it can be seen with certainty that the proposed project does not have the potential for causing a significant effect on the environment in that the project involves the review of design-related issues associated with the proposed structure(s) in terms of general architectural design, proposed materials, colors, mechanical screening and/or landscape plans. Code Compliance This application has been preliminarily reviewed for compliance with the base district’s development standards. A complete code-compliance review will not occur until the application is submitted for plan check. It is the applicant’s responsibility to ensure that the plans comply fully with all applicable provisions of the Municipal Code. The applicant has been notified of any significant non-compliant aspects of their plans, and a condition has been added requiring full compliance with all applicable regulations prior to the issuance of a building permit. Any significant changes to the design subsequent to any ARB approval will require Board approval. 3 Building Design DESIGN PROPOSED EXTERIOR ELEMENTS MATERIAL, FINISH AND COLOR Façade Stone veneer (beige), wood siding (light brown) Smooth plaster finish (white and tan) Windows Aluminum frame (anodized black) Clear glazing Doors Aluminum frame (anodized black) Roof Flat roof (white) Balcony Guardrails Painted metal (Black) FINDINGS: A. The size, mass, and placement of the proposed structure is compatible with improvements in the surrounding neighborhood in that the proposed single family dwelling will be appropriately sited toward the center of the subject property and will have a compatible height within the context of the neighborhood, but particularly with regards to adjacent structures. In general, the scale, height and appearance of the proposed structure are compatible with those in the immediate vicinity. CONDITIONS: 1. This approval shall expire when the administrative or discretionary entitlements previously granted by an associated approval have lapsed. If no such permit has been issued, this approval shall expire eighteen months from its effective date, unless appealed or otherwise implemented pursuant to applicable municipal regulations. 2. Prior to the issuance of a building permit, the applicant shall demonstrate that the plans comply with all applicable provisions of the Zoning Ordinance, including fence/wall heights and applicable setbacks for mechanical equipment. Significant changes to a project’s design shall require review and approval of the Architectural Review Board. Minor changes may be approved administratively pursuant to all applicable guidelines. The Architectural Review Board’s approval, conditions of approval, or denial of this application may be appealed to the Planning Commission if the appeal is filed with the Zoning Administrator within ten consecutive days following the date of the Architectural Review Board’s determination in the manner provided in Chapter 9.32, Section 9.32.160. 4 Prepared by: Ivan Lai, Assistant Planner Attachments A. Applicant’s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR14\14ARB445 (881 Berkeley Street).docx 5 .
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