SR 06:245 - Laserfiche WebLink

double hung separated casement windows. The applicants feel that the removal of the window on the west elevation would mitigate privacy concerns that Mr. Bennett has. The east (left) elevation has existing mature trees that would provide screening of windows and the second-story in general. The removal and modification of the windows can be found in Exhibit A.l and are reflected in Exhibit B. The applicants feel that they have accommodated the neighbors' concerns by construction and reconstructing story poles, painted the roofto show the length of the proposed addition, agreed to add additional landscaping, modify windows to address privacy concerns, and provide fencing. The applicants are open to additional mitigation measures, so long as they are reasonable. The applicants have also expressed their willingness to reduce the size of the addition; however given the opposing neighbors' overall objections to a second-story the applicants feel the effort to do a redesign will not alleviate the likelihood of future appeals. DESIGN REVIEW CRITERIA Per Chapter 18.20 of the Pleasanton Municipal Code, projects are evaluated by the following design criteria: 1. Preservation of the natural beauty of the City and the project site's relationship to it. Staff analysis: The proposed project is an addition to an existing house, is well designed and will not negatively affect the natural beauty of the city. 2. Appropriate relationship of the proposed building to its site, including transition with streetscape, public views of the building, and scale of buildings within its site and adjoining buildings. Staff analysis: Staff believes the house is well designed. The proposed colors and materials for the addition would be consistent in color, material, and scale with the existing residences and would preserve and enhance the residential character by continuing to be harmonious with the neighborhood. The proposed project is expanding the building envelope; however it is still maintaining more than the required setbacks to the property lines. The scale of the addition is in keeping with other homes in the neighborhood. The neighborhood has a mixture of single-story and two-story structures. Staff finds that a second-story addition at this location will be in harmony with adjoining buildings and will blend in with the neighborhood character and does not impact public views. Staff would like to note that per the Pleasanton Municipal Code, the maximum house height allowed is 30 feet, as measured to the midooint of the roof. In this subdivision, homes taller than 30-feet are allowed, subject to Design Review approval. Therefore, the proposed addition height is substantially lower than the maximum height allowed, and is more similar to what is typically required for a one-story house than for a two-story house. The rooflines are broken up with the average roof height being 21- feet and the highest point being 24-feet. In the subject subdivision, there is no restriction requiring the home on the subject property to be one-story. As previously mentioned, the subject site's building pad is approximately 12- feet lower than the house's located behind it. Also, the rear yard setback is 5-feet more than required, resulting in a building separation of 60 feet and there are at least 6 mature trees along the back and side of the property providing screening. There is also a condition of approval that up to two trees be planted along the rear property. Furthermore, the second story addition is over 61 % of the existing roof and not the entire house; thus minimizing impacts. PAP-93, AppealofPADR-1472 Planning Commission Page 12 of 15