The applicant is requesting approval of a combined Concept and Final Design Study and associated Coastal Development Permit to construct a 537 square-foot addition including the addition of a new 220 square-foot detached garage located in the front setback. The project includes architectural changes to the residence as well as landscape modifications.

Staff recommends that the Planning Commission approve the combined Concept and Final Design Study (DS 18-378) and associated Coastal Development Permit subject to the attached Findings for Approval and Conditions of Approval (Attachments 6 and 7).

The project site is a 4,792 square-foot lot developed with a 1,314 square-foot residence and a 240 square-foot attached carport. The existing structure is board on board with composition shingle gabled roofs. A Final Determination of Historic Ineligibility was issued on September 25, 2018.

The applicant is proposing to construct an addition to allow for the conversion of the existing carport into conditioned space, as well as constructing a new detached garage located in the front setback; the additions would total 537 square feet resulting in 2,074 square feet of base floor area for the site; 220 square feet for the new detached garage, and 317 square feet for the new additions to the residence.  Other project components include: 1) re-roof of the existing residence, 2) replacing the board on board siding with new stucco siding with a broken quartz ashlar wainscoting, 3) the reconfiguration of two existing decks, and 4) landscape and site coverage modifications including the addition of a portable gas fire pit.

During the January 16, 2019 Planning Commission hearing, the commission unanimously voted to continue the application with direction to propose a light fixture that meets City standards and consider adding a natural material to the exterior such as wainscoting. The commission continued the application for a second review of the final details.  

Staff has scheduled this application for a combined concept and final review. If the Commission has concerns that cannot be addressed at one meeting the project can be continued to another hearing.

Lighting Plan: At the previous hearing, the commission expressed concerns with the number, location and style of light fixtures proposed.  Staff has included a comparison of the original and revised lighting plans (Attachment 4) which details the modifications made to the lighting proposal as well as clearly indicating the location of the proposed light fixtures.  Changes from the original lighting proposal include:

1)      the removal of one wall mounted landscape light along the walkway to the residence,

2)      the relocation of one wall mounted landscape light from the residence to the detached garage;

3)      the removal of one wall sconce from the front (street facing) side of the garage;

4)      replacement of a hanging light at the entry porch with a wall sconce;

5)      the addition of one wall sconce at the building entry near the dining room; and

6)      the addition of one wall sconce at the deck at the rear of the property.

The applicant’s revised lighting plan (Attachment 8, Sheet A2.0) and proposed fixtures (Attachment 3) meet the requirements of the municipal code and adheres to the Residential Design Guidelines.  The proposed wall sconce fixture meets the requirements of CMC 15.36.070.B, Lighting Requirements for Residential Buildings/Zones, as the fixture does not exceed the 25-watt maximum, and all fixtures will be located no higher than 10 feet above the ground.  The proposed landscape lighting also meets the requirements outlined in CMC 15.36.070.B, as the fixtures will not exceed 18” above the ground, will be spaced at least 10 feet apart, and are well below the 15-watt maximum for landscape lighting (proposed fixture is 3.5 watts).   

Additionally, both the landscape fixture and wall sconce, meet the standards outlined in the Residential Design Guidelines.  To preserve the low nighttime lighting character of the residential neighborhood, the proposed light fixtures are located only in areas required for outdoor safety, such as: building entries, walkways, and patio areas.  Additionally, all fixtures will point downward to reduce glare and night pollution, as well as having the light source recessed within the fixture.

Finish Details: At the previous hearing, the commission expressed concerns with the lack of architectural detailing and finished materials proposed for the residence.  The commission directed the applicant to consider incorporating natural materials into the finish details of the project to add architectural interest, decrease the appearance of mass, and better incorporate the residence into the neighborhood. 

As discussed at the previous hearing, the applicant is proposing to replace the existing board on board siding with a stucco finish; the new garage would also have a stucco finish.  Per the direction of the Planning Commission, the applicant has included a “Broken Quartz Ashlar” wainscoting to the area of the front addition, as well as a matching wainscoting to wrap around the garage in its entirety (Attachment 8, Sheet A2.1).  In addition to the wainscoting, the applicant has incorporated an arch above the entry door and the garage door. 

Per Residential Design Guideline 9.5, “Stucco, in conjunction with some natural materials, may be considered depending on neighborhood character but should not be repeated to excess within a block.”  Staff surveyed Vizcaino Avenue taking note of the existing primary building finishes (Attachment 5) and identified the following:

*The subject site was not included in this survey

The survey revealed that stucco does exist within the neighborhood and is part of the neighborhood character but is not repeated in excess within the block.  Including the project site, as proposed, stucco residences make up 29% of the exterior finish materials on Vizcaino Avenue.  Additionally, existing stucco residences are not located adjacent to the project site, nor directly across the street, which is consistent with Residential Design Guideline 9.7 which states finish materials should not be repeated when the houses to either side of a site are constructed from similar material.    

The addition of the stone wainscoting also helps to break up the wall plane at the front of the residence and minimize the appearance of building mass by splitting the wall plane into two smaller sections in lieu of the tall vertical wall plane originally proposed.  The proposed wainscoting provides conformance with Residential Design Guideline 7.3 (“avoid long, uninterrupted wall planes”), as the feature creates an additional horizontal variation in the wall plane, in addition to the vertical variations created by the building form.   

The stucco finish of the residence and garage are proposed to be painted “PPG CHIMAYO SAGE” with “BEHR PALE PALOMINO” trim, and the new roof of the residence and garage would be Landmark Pro Weather Wood Composition Shingle. All windows throughout would be unclad wood.  Standard Condition of Approval #12 is included to ensure the stone work is installed in a broken course random or similar pattern and wrapped around building corners terminating at a logical stopping point.

Landscape Plan: The landscape plan has been revised to include the required upper and lower canopy trees to be planted on-site.  The applicant has included one Quercus Agrifolio (Coast Live Oak) and one Pinus Radita (Monterey Pine) on the landscape/site plan (Attachment 8, sheet A1.0); both trees are located near the front property line in the vicinity of the dead oak tree proposed to be removed.  While the planting requirement is reflected on the landscape plan, special condition of approval #26 (Attachment 7) has still been included to ensure the planting requirement is met.

Additionally, the applicant has replaced the previously proposed “Agrostis Pallens” (Bent Grass) with “Carex Praegracilis” (Field Sedge) to be seeded in the areas that are disturbed by construction.  The Field Sedge is a tall native grass not intended to be mowed or used as a lawn.  

The project qualifies for a Class 1 Categorical Exemption from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) of the State CEQA Guidelines. Class 1 exemptions include additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the existing floor area or 2,500 square feet whichever is greater.  The existing residence is 1,554 square feet and the proposed addition is 317 square feet, which is less than 50% of the existing floor area.