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HomeMy WebLinkAboutFinding & Action ReportPage 1 of 3 Arcadia Highlands Homeowner’s Association Architectural Review Board Findings and Action Report File No.: L-028-2017 Date: 07/20/2017 Project Address: 211 Monte Pl Applicant: _KVH Design Group________ Owner (if different) _YSL Home Innovations, LLC______________________ Project Description: Complete remodel/redesign and expansion second story -5735 sq ft_ FINDINGS I. SITE PLANNING - The proposed project IS NOT consistent with the Site Planning Guidelines as it encroaches on the retaining wall and hillside (East) and retaining wall would have to be cut out and hillside cut away to accommodate codes for clearance. II. ENTRY - The proposed project IS consistent with the Entry Guidelines. III. MASSING - The proposed project IS NOT consistent with the Massing Guidelines based on the width and depth of the proposed structure. The proposed project’s width goes much further beyond the existing structure’s footprint which pushes the home’s structure very near the east steep slope side which will add to it’s massing both in square footage and visual massing. Keeping the existing structure’s height at 22’ 1 ¼” with 8’ plate heights is consistent and highly encouraged. IV. SCALE - The proposed project IS NOT consistent with the Scale Guidelines - although there are two other two story homes on the street with varying degrees of size, this home encroaches on East hillside which also makes it appear out of scale with the lot width and site contours. Due to the topography of the site, with an up slope from the street and the added expansion of second story, this adds to the massing both real and visual. The other two story homes on the street are at street level. V. ROOFS - The proposed project IS/IS NOT consistent with the Roofing Guidelines based on the use of traditional style concrete tiles. The homes in the area have long horizontal lines and very few gables. Although gabled roofs are generally discouraged in this area of the Highlands, this remodel is keeping an existing low pitched gabled roof line from the previous second story addition and the same low rise/slope and pitch were repeated for design continuity in the addition. VI. FACADE DESIGN - The proposed project IS consistent with the Facade Design Guidelines based on the use of natural stonework which is in scale with the home’s overall design, use of color and traditional design elements. Page 2 of 3 VII. DETAILS - The proposed project IS consistent with the Guidelines for Architectural Details The details are high quality and are consistent with the architectural style. VIII. MATERIALS & COLORS – The proposed project IS consistent with the Guidelines. IX. LANDSCAPE & HARDSCAPE - The proposed project IS consistent with the Guidelines X. FENCES & WALLS - The proposed project IS NOT consistent with the Guidelines for Fences and Walls as a retaining wall and hillside on the East side of the property has to be cut out and rerouted to accommodate clearances for the home’s width which will require cutting in to the hillside and may also compromise existing mature trees on steep hillside which is shared with the adjacent property. XI. ARCHITECTURAL STYLE - The proposed project IS consistent with the Guidelines as the traditional elements added to the home are an improvement over what is already existing. XII. ADDITIONS & ALTERATIONS - The proposed project IS/IS NOT consistent with the Guidelines for Additions and Alterations based: N/A XIII. STREETSCAPE - The proposed project IS NOT consistent with the Streetscape because of its width issue. XIV. MINIMUM FLOOR AREA & SETBACKS - The proposed project IS NOT consistent with the Minimum Floor Area and Setback Guidelines. Although the project meets city code for FAR and setbacks, the encroachment on East hillside and added square footage is not compatible with the majority of homes in the area. XV. GARAGES - The proposed project IS consistent with the Guidelines for Garages. XVI. EXTERIOR BUILDING MATERIALS & APPEARANCE - refer to prior comments. XVII. AFFECT ON ADJACENT PROPERTIES & NEIGHBORHOOD - The existing ridge height of the property will remain but the structures mass will be enlarged. There is an increase of 2917 square feet with encroachment on hillside. Page 3 of 3 ACTION __ Approved/ ___ Conditionally Approved/ __X__ Denied These Findings and Action were made by the following ARB Members of the Association at a meeting held on July 19 Monte Pl. Arcadia Members In Attendance-Vote: Suzanne Ligon-recused Signature: ________________________________ David Arvizu- No Suzanne Ligon, ARB Chair Dean Obst- No Gina Truex - No EXPIRATION - If for a period of one (1) year from the date of approval, any project for which plans have been approved by the ARB, has not begun construction (as evidenced by clearing and grading and/or/the installation of a new foundation and/or by installation of new materials on a structure that is being remodeled) or has been unused, abandoned or discontinued, said approval shall become null and void and of no effect. Such project may be resubmitted to the ARB for renewed approval; however, the ARB shall review the project as if it had not been previously approved in accordance with the current standards in effect. APPEALS - Appeals from the ARB shall be made to the Planning Commission. Planning Commission decisions on ARB cases may be appealed to the City Council. Said appeals shall be made in writing and delivered to Planning Services within seven (7) calendar days of the ARB's decision and shall be accompanied by an appeal fee in accordance with the applicable fee schedule adopted by resolution of the City Council. Upon receipt of an appeal in proper form, such appeal shall be processed by Planning Services in accordance with the same procedures applicable to appeals from the Modification Committee, except that noticing shall be consistent with ARB noticing.