SR 06:247 - Laserfiche WebLink

DISCUSSION The application for Mr. Boyce's project was denied by the Planning Commission. The applicant feels that the Commissioners did not understand his project and appealed its decision on September 28, 2006. The First, Second, and Third Street neighborhoods located within the Downtown District are changing. Due to the walkability of the neighborhood, the neighborhood's charm, and its proximity to Pleasanton's thriving Downtown, families are being attracted to the neighborhood, and families living in the neighborhood are desiring to remain, even as they age and grow. Furthermore, residents have been wanting to update their interior floor plans to accommodate modern living preferences, such as expanding kitchens, bathrooms, and closets, while retaining the exterior architectural styles of their houses. Similar additions, over-height garages, and increases in floor area ratio have previously been approved in the neighborhood. By allowing well-designed additions in this neighborhood, the Downtown's residential district retains its neighborhood charm while allowing families to grow and change in place creating a stable neighborhood. The City Council has recognized that few of the City's standards zoning district regulations fit the development pattern that has occurred from the early 1900s to today in the Downtown's residential neighborhood. In accordance with a land use policy of the Downtown Specific Plan (no. 13, page 29), the Council has discussed the need to rezone this neighborhood so that acceptable proposals that do not meet the current development standards of the existing zoning district can be approved without requiring variances. Although a Code amendment has not been prepared to date, both Council and staff recognize the need for changes to the development standards in this neighborhood. Of course, the existing neighbors would be an integral part of this process and their input would help shape any resulting proposed code admendment. Staff believes the proposed project would be harmonious with the character of Downtown and the intent of both the Downtown Specific Plan and the Downtown Design Guidelines. The proposed design, colors, and materials are consistent with those of the existing house. Staff believes that the applicant has taken care to match the steep (8/12) roof pitch of the existing home in order to create an appropriate transition to the addition. The revision to incorporate the second-story of the home into dormers has reduced both the overall height and massing of the project. The proposed home now has the appearance of tht: two-story structure that it is, and staff believes it blends in well with the neighboring homes. While the proposed floor area ratio and the height of the garage require variances, these requests are not out of step with several other projects previously approved in the neighborhood. The garage height is further mitigated by its location at the rear of the lot. The majority of the garage is set behind the house and is therefore not visible from the street. Additionally, due to the sloping elevation of the subject site, the garage is built into the slope, and its height at the rear of the lot is just over 1O.2-feet. Staff has added a condition of approval to the project that requires SR 06:247 Page 6 of8