The applicant is requesting approval of a Final Design Study, Lot Merger, and associated Coastal Development Permit to demolish an existing single family residence, accessory structures, and site coverage improvements constructed across lots 21, 23, and 25 of block AA, and construct a new 2,337 square foot one-story single family residence with a 162 square foot basement, a new 356 square foot guesthouse, and a 473 square foot attached garage. The applicant is also requesting to merge lots 23 and 25 to create one 8,000 square foot lot where the proposed development would be constructed; lot 21 is proposed to remain vacant. The project is located at the NW Corner of Casanova and 13th.

Staff recommends that the Planning Commission Approve the Final Design Study (DS 18-349), Lot Merger (LM 18-350), Use Permit, and associated Coastal Development Permit subject to the attached Findings and Conditions of Approval (Attachments 3 and 4).

The project site is currently three separate lots: lots 21, 23, and 25 of block AA. Each lot is 4,000 square feet and oriented in the typical east-west alignment. The applicant is proposing to demolish all improvements currently located across the three lots, and merge lots 23 and 25 while leaving lot 21 vacant. All proposed site improvements would be located on the new 8,000 square foot lot which results from lots 23 and 25 being merged.

The proposed development includes a new 2,337 square foot one-story single family residence with a 162 square foot basement, a 473 square foot attached garage a new 356 square foot guesthouse attached to the garage via a breezeway. Additional project components include site coverage and landscaping improvements, as well as a new perimeter fence. The residence and garage are proposed to be finished with a cedar shake siding and the guest cottage is proposed to have a board and batten finish. The roof is proposed to be a wood shake roof with a standing seam copper accent roof located in the area of the breakfast nook.

Previous Hearing: The following items were discussed at the January 16, 2019 Planning Commission hearing and/or listed as special conditions of approval.

1.      Copper Roof Element. At the previous hearing, the commission expressed concerns with the proposed copper roof, stating the roof may reflect light and create glare prior to the material beginning to patina.

The applicant is requesting to maintain the copper roof element and has proposed a roofing material that comes with a patina finish. Staff has reviewed the applicant’s material sample of the patina copper roof which has a matte finish and is not reflective. The material sample will be provided to the commission for review at the meeting.

2.      Chimney Revisions. At the previous hearing, the commission directed the applicant to reduce the mass of the chimneys. The commission stated the height should be reduced, and the shrouds should be minimal as they added bulk to the proposed chimneys.

The applicant is proposing four gas fire places, and three chimneys.  The chimneys and associated spark arrestors are primarily for architectural purposes; the spark arrestor is intended to screen the chimney cap while the chimneys provide additional architectural detailing to the residence.  Per the direction of the Planning Commission, the applicant has reduced the height of the chimneys by 12" to sit only 12” above the roof, which is the minimum clearance from the roof that is required for the proposed gas fireplace, and has changed the spark arrestor to a see thru black mesh shroud to screen the chimney cap (Attachment 6, Figure 2). The proposed spark arrestor provides a significantly more open appearance than was previously proposed and will also sit 6” lower than the previously proposed chimney shroud. Additionally, the “shoulders” of the breakfast nook chimney (the chimney most visible from the street) has been dropped by approximately 1’6” and the total width has been reduced by 6”.  Should the commission still have concerns regarding the mass and bulk of the proposed chimneys, they may discuss alternatives or additional changes.    

3.      Stone Wall Elements. At the previous hearing the commission asked the applicant to clarify the materials for the proposed stone perimeter wall and columns.

The corner walls at Casanova & 13^th and the intermittent columns at the fence will be a similar color stone to the stone used for the chimney, but will be a slightly different lay and dry-stacked, to evoke an older, more rubble like appearance (Attachment 5, Sheet A6.3; Attachment 5, Figure 4).

Finish Details:

Residence and Guesthouse: The finish of the residence and garage is proposed to be a wood shingle siding painted “Chantilly Lace;” the guesthouse is proposed to have a board and batten finish painted “Gull Wing Grey.” Residential Design Guideline 9.5 states painted wood, such as shingles or board and batten are the preferred exterior building materials for residences in the city. The applicant has included additional architectural detailing, as encouraged by Design Guideline 9.4, to the project, such as: exposing rafter beams, the integration of wood trellises, and the use of stone work for the construction of the chimneys.

The windows and doors are proposed to be wood throughout, with a “midnight” (black) trim. Additional trim details include painting the wood shutters and fence gate on the Casanova Avenue frontage a “weathered green” (refer to Attachment 6, Figure 1). A small black and white canvas awning is proposed over the guest bedroom window facing Casanova Avenue (refer to Attachment 5, Sheet A6.0; Attachment 6, Figure 6).

The primary roof forms of both the residence and the guesthouse are proposed to be a “class B” wood shake roof with a “class A” assembly underlayment. As stated above, the applicant has also proposed a copper roof element with a patina finish (see also Condition of Approval #28).  Refer to Attachment 6, Figure 7 for color and material samples.

Landscape: A landscape plan is included on Sheet L1 of the plan set (refer to Attachment 5). The Forester has reviewed the proposed landscape plan and has not cited any issues with the planting proposed.

Additional landscape elements include a new sand set paver driveway, and a new perimeter fence with a 3’ dry stack stone corner wall. Along the street frontages, the fence is proposed to be 4’ tall painted white with stone columns throughout (Attachment 5, Sheet A6.3). The fences along the rear and interior property lines are proposed to be a 6’ tall solid wooden fence painted, “Gull Wing Grey.” Special Condition of Approval #29 (Attachment 4) has been included requiring that the new 6’ tall fence be located outside of the street side yard setback and the front setback. As previously described, the applicant is also proposing a 3’ stone wall to be located at the corner of Casanova & 13^th.

Lighting: Exterior lighting is included on Sheets L1.0 and A1.L of Attachment 5. The proposed wall sconces and pathway lights are shielded and face downward as recommended by the Residential Design Guidelines and meet the wattage and lumen requirements. Standard condition of approval #10 is included to ensure the lighting standard is maintained. While staff supports the proposed light fixtures, staff does not support the lighting plan as proposed.

The Residential Design Guideline 11.8 states lights should only be used where needed for safety and at outdoor activity areas. Appropriate locations may include building entries, gates, terraces, walkways and patios. Lights should not be used to accent buildings or vegetation. Additionally, the Residential Design Guidelines state, within an individual property, site lighting typically was limited to a light at a building entry, and perhaps at a yard gate or over a garage door. Occasionally, a patio was lit as well, but this would be limited to a small, shielded lamp.

The proposed lighting plan does not meet the recommendations of the Residential Design Guidelines for exterior, and landscape, lighting. The landscape lighting plan (Attachment 5, Sheet L1.0) proposes fixtures which accent vegetation, which is discouraged by Guideline 11.8. Additionally, the proposed wall sconces provide light to areas of the site which are outside the areas listed as “appropriate” for lighting. Additionally, the total number of fixtures proposed appears to be excessive for the site.

Staff has drafted Special Condition of Approval #30 (Attachment 4) requiring the applicant to work with staff to bring the lighting plan into compliance with the Residential Design Guidelines during the building plan check.

The proposed project is categorically exempt from CEQA requirements, pursuant to Section 15303 (Class 3) – New Construction or Conversion of Small Units. The project includes the demolition of an existing single family residence and the construction of a new single family residence in a residential zone and therefore qualifies for a Class 3 exemption. The proposed residence does not present any unusual circumstances that would result in a potentially significant environmental impact.