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Pre-App - 2007ITEM NO. 1 Staff Report Meeting of March 28, 2007 PRE2007-04 Pre-Application of Steve Katayon of Katayon Investments Corp. for a Katayon, S Minor Land Division, Planned Development Permit, and Historic Preservation Board Review to create three parcels, relocate a historic residence to Lot 1, and construct two new single-family dwellings on property located at 1325 Burrows Road in the R-1-10 Single-Family Residential Zoning District, located within the San Tomas Area Neighborhood. BACKGROUND According to the Community Development Administrative Procedure on the Referral of Projects and Plans to the Historic Preservation Board, both development and pre- development applications for properties listed in the Historic Resources Inventory are referred for review and comment by the Historic Preservation Board. At the pre- application phase, the Board may direct staff to inform the applicant of the concerns and /or issues raised during the review. The subject property is the site of the "George and Mary Burrows House," listed in the Historic Resources Inventory as an historical resource property (reference Attachment 1). The structure is named after its designers and first inhabitants, George and Mary Burrows. The house was designed and built in 1922 while Mr. and Mrs. Burrows were residing on nearby property. The house was originally the center of a 15-acre homestead, which the Burrows cultivated with grape vineyards and prune orchards. Additionally, the road where the house is located is also named after the Burrows. The house itself is signified by its two-story wood-framed design utilizing horizontal clapboard wood siding, exposed rafters and boards, flat windows with pain wood molding, a recessed entry porch, and a shingled, hipped roof (reference Attachment 2) . PROPOSAL The applicant is requesting approval of a Planned Development to subdivide the subject property into 3 lots and one common lot, and to relocate the existing historical structure onto proposed Lot 1 (1,250 sq. ft.). Reference Attachment 3, Project Plans. Additionally, the applicant is proposing the construction of two new 3,000 sq. ft. homes, to be located on Lots 2 and 3. Proposed Lots 1, 2 and 3 would be approximately 8,011 sq. ft., 7,323 sq. ft., and 10,554 sq. ft. respectively. The common lot, Lot A, would consist of a private local access street and an adjacent landscaping area and would have an area of 5,560 sq. ft. Historic Preservation Fs~ard Staff Report PRE2007-04 1325 Burrows Rd. Page 2 of 3 This proposed development will also require the removal of a 24 inch-diameter (approximate) Pine tree, currently located in the center of proposed Lot 1. The applicant states that the architectural style of the two new homes will be similar to that of the "Burrows House," and that they will be consistent with surrounding homes (Reference Attachment 4, Applicant's Project Description). STAFF ANALYSIS This property is zoned R-1-10 and is subject to San Tomas Area Neighborhood Plan (STANP). As a Planned Development, some deviation to development standards of the STANP can be considered by the Planning Commission and City Council pursuant to STANP, Section M, Planned Development. To provide a comparison, the following table contrasts the STANP requirements to the proposed development. R-1-10 Standards Pro osed Bold =Does Not Meet R-1-10 Standards Lot 1 (Burrows House) Lot 2 Lot 3 Lot Size 10,000 S . ft. 8,011 S ft. 7,323 S ft. 10,554 S ft. Rear Setback 25 ft. 33 ft. 25 ft. 25 ft. Front Setback 25 ft. 25 ft. 10 ft. 41 ft. Side Setbacks Greater of 10 ~ 8 ft (either side) or 60% wall hei ht 10ft. ~ 20.5 ft. 8 ft ~ 13 ft 10 ft ~ 29.25 ft. FAR .45 (.50 with a royal) .156 (1,250 sq. ft.) 41% (3,000 sq. ft.) 28.4% (3,000 sq. ft.) Coverage 35% 15.6% (1,250 sq. ft. "foot rint") 29.2% (2,140 sq. ft. "foo rint") 22.6% (2,395 sq. ft. "foot rint" The lot sizes for Lots 1 and 2 fall below the R-1-10 standard of 10,000 sq. ft. A reduction to the 10,000 square foot minimum can only be considered if the proposal is at least consistent with the minimum lot size requirement of parcels contiguous to, or directly across a public right-of-way from the subject site. All surrounding parcels are zoned R-1-10, which requires a minimum lot size of 10,000 square feet. The proposal would therefore need to be reduced to two lots. In this case, each lot would be greater than 10,000 square feet and each lot could include both asingle-family dwelling and a second dwelling unit if desired. With respect to setbacks, the house of Lot 2 would have a reduced front setback, while the "Burrows House," would have a reduced side setback. Reductions to setbacks are not an allowed deviation for Planned Developments in the STANP area. The proposed three-lot development would require a 28 foot wide local access street from which all three properties would take access, with parking allowable on one side. The required reduction to two lots would eliminate the need for a local access street. The second lot would be a flag lot which only requires a 15 foot wide access "flag". Historic Preservation Buard Staff Report PRE2007-04 1325 Burrows Rd. Page 3 of 3 The proposed Planned Development would require the establishment of a Home- owner' s Association (HOA) to maintain the private local access street, and adjacent landscaping area. The required two-lot plan would not require an HOA. With respect to parking, the two new homes would have three-car garages. The "Burrows House," does not have a garage, but does have an existing carport connected to the house. Additionally, street parking would be provided. The STAND Planned Development provisions will require guest-parking at two spaces per unit. The 28 foot common access-way is wide enough to accommodate the required six guest-parking spaces. The required two-lot plan would not require additional guest parking. Staff recommends the following prof ect-specific conditions of approval: 1. Revise the proposal to a two lot minor land division. 2. Install a historic plaque on the "Burrows House" which describes its historical significance. 3. Provide decorative paving on the vehicular access-way to distinguish it from the public street. 4. Provide a significantly sized replacement tree in the front yard of Lot 1. Staff is supportive of this project, with the above proposed revisions, as the "Burrows House" shall be preserved while allowing the development of one additional architecturally compatible home. The relocation of the "Burrows House" closer to the street, a 25 foot setback from Burrows Road, would be consistent with the current streetscape pattern of the neighboring properties and would bring the "Burrows House" into greater public view. Attachments: 1. Historic Resources Inventory Sheet 2. Photo Exhibits 3. Project Plans 4. Applicant's ProjectDescription 5. Location Map Prepared by: Approved by: Daniel Vanwie, Planner I Jackie C. Young Lind, AICP, Acting Community Development Director