PC 08/10/1994 - Laserfiche WebLink

new house is built on this lot. However, the purchaser of this lot could decide to keep the two existing residences until such time that they built a new house. In response to Commissioner Barker, Mr. Swift advised that all houses must have a sprinkler system if outside the five minute response time or in a high fire hazard zone. This remodeling project is outside the five minute response time and is significant enough to warrant the addition of a sprinkler system. Commissioner Hovingh inquired of staff if the southeast portion of the development was a geotechnically sensitive area. Mr. Swift advised that the 34 lots are on the flat portion of the property, both north and south of the driveway, whereas the additional 17 lots are on the hilly, geotechnically sensitive area. Commissioner Hovingh inquired as to the eventual use of the remaining 17 lots of the PUD. Mr. Swift advised these lots are not subdivided but they are still part of the PUD zoning. New geotechnical information or new seismic policy would have to be established to make them subdividable. Until that time, the area will remain as open space in the project. Commissioner Lutz inquired how extensive a rebuild can become and still be considered a remodel. Mr. Beougher stated that a remodeling project must conform to current codes, therefore, the definition of remodeling is ambiguous. Mr. Swift noted that the Building Code does not address percentages of rebuild projects, and the Zoning Code does not apply. In response to Commissioner McGuirk, Mr. Swift stated that at build-out of this project, there would be 33 new homes, the two homes on the lot in question, and Mr. Currin's home. PUBLIC HEARING WAS OPENED. Jerry Dommer, 256 Sutter Street, Suite 500, San Francisco, represented this application as the project architect. Mr. Dommer stated the staff report and the memorandum dated 8110/94 are very thorough. He advised their intention was to update these homes, which are 60 to 80 years old, in order to give the development a better marketing advantage by visually updating the existing homes. Mr. Dommer stated Residence "B's" siding and roofing are leaking and the house is fairly dark inside due to under-sized windows. They want to bring the house up to code in all respects, structurally, electrically, plumbing, etc. They have combined the two bedrooms into one large bedroom and added a second bedroom over the new garage. Commissioner Hovingh inquired why they would expend so much money and resources to update these houses when they are to be demolished in the near future. Mr. Dommer stated that the development of Oak Tree Farms has been slower than anticipated and believes the sales of lots will also be slow. Furthermore, they believe the usability of the two homes will Planning Commission Minutes Page 3 August 10, 1994