HomeMy WebLinkAboutFindings and Action Reportrcadia Highlands Homeowner's Association
Architectural Review Board
Findings and Action Report
File No.: 0-013-2020 Date: 5/4/2020
Project Address: 1727 Highland Oaks Dr.
Applicant: ioyce Lee .
Owner (if different)
Project Description: Complete interior remodel and addition of second storj
FINDINGS
1. SITE PLANNING - The proposed project IS NOT consistent with the Site Planning Guidelines.
The enlargement of the existing structure is visually harmonious with the site and compatible
with the character and quality of the surroundings. However in order to locate a basketball court
that is configured to be compatible with the character of the surroundings a conditional approval
was provided based on the basketball court being reconfigured so that it mitigates the exposure
that surrounding properties had to balls leaving the grounds of the subject property.
II. MASSING - The proposed project IS consistent with the Massing Guidelines. The proposed second
story addition locates the massing to the rear of the home to minimize the appearance of the second
story from the street.
III. FRONTAGE CONDITIONS - The proposed project IS consistent with the Frontage Condition
Guidelines. Homes should not have significantly greater height at the front of a property than that
of adjacent homes which this proposed project will not since the second story addition will not be
visible from the streetview_
IV. GARAGES & DRIVEWAYS - The proposed project IS consistent with the existing structure of
the garages and driveways. The garage and driveway will remain largely as they are currently built.
V. ARCHITECTURAL STYLE - The proposed project IS consistent with the Guidelines. The
proposed project would not change the existing architectural style of the home.
VI. HEIGHT, BULK & SCALE - The proposed project IS consistent with the Guidelines. The
proposed second floor plate height of 8.5 feet does consider existing second story plate heights
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established within the immediate neighborhood.
VII. ROOFLINES - The proposed project IS consistent with the Roofline Guidelines based on the roof
plan and material (concrete tiles) being compatible with the Highlands requirements. The roof plan is
compatible with the proposed architectural style and design of the home The pitch of the second story
addition has been lowered in order to create less height and mass within the view of neighboring
properties.
VIII. ENTRY - The proposed project IS consistent with the Entry Guidelines. The entry is not being
modified from the original architecturally style of the home.
IX. WINDOWS & DOORS - The proposed project IS NOT consistent with the Guidelines. The
window placement and window material on the second story have been designed to minimize
direct views into neighboring residences and actively -used outdoor spaces of neighboring
properties. However the window frame color does not match the existing windows and therefore
conditional approval was provided based on the window flames being white so that they provide
architectural consistency with the home and compatibility within the immediate neighborhood.
X. ARTICULATION - The proposed project IS consistent with the Guidelines. The second story
windows and surrounding window structure provide articulation that provides interest to the front
of the second story addition.
XI. FACADE DESIGN - The proposed project IS generally consistent with the Facade Design
Guidelines based on the home's overall design.
XII. COLORS & MATERIALS - The proposed project IS NOT consistent with the Guidelines_
The proposed project did not utilize repeating colors found in the neighboring homes for the
window frame color and therefore conditional approval was provided based on the window frame
color being changed to white.
XIII. ACCESSORY LIGHTING - The proposed project IS consistent with the Guidelines.
XIV. ADDITIONS & ALTERATIONS - The proposed project IS consistent with the Guidelines
for Additions and Alterations as it does exhibit a consistent architecture style throughout that is
carried forward from the original style of the home.
XV. - HILLSIDE PROPERTIES - The proposed project IS consistent with the Guidelines. The
home is located in a hillside area but the elevation variations in the immediate neighborhood are
not great.
XVI. - FENCES, WALLS, GATES, & HEDGES - The proposed project IS consistent with the
Guidelines and most of the materials are existing.
XVII. LANDSCAPE & HARDSCAPE - The proposed project IS consistent with the Guidelines.
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XVIII. FENCES & WALLS - The proposed project IS consistent with the Guidelines for Fences
and Walls.
IXX. MINIMUM FLOOR AREA & SETBACKS - The proposed project IS consistent with the
Minimum Floor Area and existing setbacks.
XX. AFFECT ON ADJACENT PROPERTIES & NEIGHBORHOOD - The General flan Land Use
Policy LU -3.5 requires that, "new construction, additions, renovations, and infill developments be
sensitive to neighborhood context, building form, scale and colors." The proposed project is
consistent with the Single -Family Residential Design Guidelines. The proposed project does
integrate design that mitigates the massing and scale issues with respect to the streetscape as well
as adjoining properties.
ACTION
Approved/ X Conditionally Approved/ Denied
As discussed in the above referenced Sections I, IX and XII conditional approval was granted
based on the following changes being made to the proposed project in order to the project to
coincide with the guidelines.
a) Change the color of the window frames from the proposed black to white.
b) Change design of the basketball court so that hoop is on the North side of the court and
reduce the size to trapezoid shape of 35 feet wide by 25 feet with a depth of 40 feet.
These Findings and Action were made by the following ARS Members of the Association at a
meeting held on May 4, 2020 via a conference call.
Members In Attendance -Vote:
Dean Obst, ARB Chair - No Signature:
Lee Kuo - Yes
David Arvizu - Yes
Patrick Cronin - Yes
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APPEALS
The ARB's decision may be appealed to the Planning Commission and the City Council, in
compliance with Section 9108.07 of the City's Development Code.
Section 9108.07.020 of the City's Development Code states: Decisions of the ARB or ARB
Chairperson on all matters specified in Section 9108.01.060 (Homeowners Association
Architectural Review Board) and 9108.01.070 (Homeowners Association Architectural Review
Board Chairperson) may be appealed to the Commission.
Section 9108.07.040 of the City's Development Code states: An appeal shall be submitted in
writing and shall specifically state the pertinent facts and the basis for the appeal.
1. Pertinent Facts and the Basis for the Appeal. The pertinent facts and the basis for the appeal
shall include, at a minimum, the specific grounds for the appeal, where there was an error or
abuse of discretion by the previous Review Authority (e.g., Commission, Director, ARB, ARB
Chairperson, or other City official) in the consideration and action on the matter being appealed,
and/or where the decision was not supported by the evidence on the record. Appeals filed by a
City official, a Commissioner, or a Councilmember shall be exempt from the requirements of this
Subparagraph.
2.Shall be Filed within 10 Days. The appeal shall be filed with the Department within 10 days
following the actual date the decision was rendered.
a.Appeals addressed to the Council shall be filed with Planning Services.
3.Accompanied by Filing Fee. The appeal shall be accompanied by the filing fee identified in the
Fee Schedule.
4.Suspension of Action. Once an appeal is filed, any action on the associated project is
suspended until the appeal is processed and a final decision is rendered by the applicable Review
Authority.
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