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Planning Commission Lands of Ewald May 13, 1998 Page 2 Architecture & Site The applicants are requesting approval of a Site Development Permit for additions totaling 2,145 square feet and remodel of an existing one story residence. An 825 square foot attached three-car garage would also be added, and the existing two-car garage would be converted to living space. The low profile character has been retained, with the maximum height at 16'/2 feet. Story poles have been set on the site for the Commission's review. The architectural detailing, variation in wall and roof planes and the low height all help keep the house from appearing massive or bulky. Also, the setbacks on the left side (west), front and rear are all greater than the required minimums. The Design Guidelines state that greater setbacks can help reduce bulk and visual impacts. Proposed exterior materials for the new construction include a combination of stucco and wood siding, wood trim, brick veneer accent and Hardi-shake roofing. Four small skylights are proposed. Exterior colors have not yet been chosen. Colors will be reviewed by the Planning Department for compliance with the Town's adopted color board prior to acceptance of plans for building plan check. The Design Guidelines recommends reserving some floor and development area for future projects The proposed project is below the allowable floor area and there is considerable development area remaining for outdoor areas such as a pool, patios or decks. Nonconforming Floor Area The existing garage extends 10 feet into the east side yard setback. This is a legal nonconforming situation. The applicants are proposing to convert the garage area (approximately 400 square feet) to living space. The area within the setback would be a • game room. The east end of the house would not be removed during construction, and the existing height would be maintained. The provisions on the Zoning Ordinance relative to nonconforming floor area states that the use cannot be changed if more than 50% of the nonconforming floor area or exterior walls are rebuilt. Staffs interpretation is that since the garage is attached, it is part of the residence. Changing from a garage to a game room would not adversely impact any neighbors. The adjacent neighbor's house (west) is located closer to Manuella Road than to the applicant's property and there is heavy screening between the two homes. The garage portion of the house is not being removed and rebuilt, as other areas are; the interior is simply being remodeled. The height is not being changed and the walls within the setback are not being changed except to add one window. If the Commission determines that the garage space should not be changed to habitable floor area, a condition should be added to address this. The condition should either require the applicants to remove the portion of the house that is within the setback, or prohibit the 200 square feet within the setback from being changed from garage or storage space to habitable floor area. Landscaping & Lighting No trees are proposed for removal. Neighbors behind and to the sides have good screening from the project area. There is a view into the site from Altadena Drive where landscape screening would be needed. The Environmental Design & Protection Committee would like to review the landscape plan, and recommends the use of oaks and other native drought tolerant plants. Staff has included a condition requiring a landscape plan to be reviewed at a site development hearing once the additions have been framed. Any planting required for erosion control or mitigation screening will be required to be planted prior to final inspection.