DS 19-415/LM 19-462 (Casanova St 5 SE of 12th Ave): Consideration of a Final Design Study (DS 19-415, Pot D’Or), Lot Merger (LM 19-462) and associated Coastal Development Permit for the demolition of a single-family residence and construction of a new single-family residence located on Casanova Street 5 SE of 12th Avenue in the -Single-Family Residential (R-1) Zoning District. (APN: 010-175-016)

CEQA Action: Staff recommends that the project be found categorically exempt from CEQA requirements pursuant to Section 15303 (Class 3) - New Construction or Conversion of Small Structures.

The applicant is requesting approval of a Final Design Study, Lot Merger, and associated Coastal Development Permit for demolition of an existing residence with a detached garage and guesthouse, and construction of a new 2,827 square foot single family residence with a 305 square foot accessory dwelling unit, and 995 square feet of site coverage improvements. The project is located on Casanova 5 SE 12th in the Single-Family Residential (R-1) Zoning District.

Approve the Final Design Study (DS 19-415), Lot Merger (LM 19-462) and associated Coastal Development Permit subject to the attached Findings for Approval and Conditions of Approval (Attachments 3 and 4).

The project site is a comprised of two, 4,000 square foot lots of record located on Casanova 5 SE 12th.  The existing residence is a 1,135 square foot two-story residence. A Final Determination of Historic Ineligibility was issued on May 20, 2019 for the existing residence.  The residence and all site improvements are proposed to be demolished to allow for the construction of a new 2,827 square foot single family residence with a 305 square foot accessory dwelling unit.   The residence is proposed to be finished with a combination of cedar shingles and stone, with a metal roof, aluminum windows, and new landscaping and site coverage improvements throughout the site.  

Previous Hearing: The following items were discussed at the February 19, 2020 Planning Commission hearing and listed as special conditions of approval to address the concerns.

1.  Building Color. Consider modifications to the color scheme based on the Residential Design Guidelines.
   
   The applicant has revised the color scheme from painted white board and batten and white stone finishes with a black metal roof and black trim to an off white painted cedar shingle, and has maintained the stone finish with black metal roof and black trim (refer to Attachment 6).  The new painted cedar shingle is a much more muted white than previously proposed and is gives the appearance of a more balanced color scheme with a less stark contrast than previously proposed. 
   
   
2. Building Location. Move the structure a minimum of 18 inches to the south.
   
   The Planning Commission added a special condition to shift the building 18 inches to the south to provide relief from the neighbor to the north and eliminated the recommendation by staff to lower the ridge height of the second story building element (to reduce the appearance of mass and bulk on the site) and lower the roof pitch of the second story building element.
   
   The applicant has shifted the two story element 18 inches to the south with the nearest portion of the two story element (the staircase) being 8’1” from the northern property line, where it was 6’7” at the concept hearing.  The applicant was unable to shift the single story building elements away from the north property line as shifting the entire building mass would impact existing significant trees on site.  The applicant was able to shift the building entry toward the south property line, however, the setbacks from the northern property line have been maintained for the one story elements. In staff’s opinion, shifting the second story building mass while leaving the one story building masses in the same location is appropriate as the direction was to provide relief to the neighbor to the north pertaining to access to light; the one story building mass is set back between 10 and 12 feet from the northern property line (3 feet minimum required) and would not impact the neighbors access to light and maintains appropriate building separation from existing trees to be protected.
   
   Staff notes, shifting only the second story building element while maintaining the first story element (specifically the attached garage) in the previous location creates a cantilevered section of the second floor near the garage which would be visible from the right-of-way (refer to Attachment 5, Sheet A3.0).  Design Guideline 7.6 states, avoid design treatments that produce a top-heavy appearance such as large cantilevered building elements. The commission should consider this design element and whether it is appropriate to maintain as a result of the direction given and the existing site constraints due to the trees on site.  

Finish Materials/Color: The residence is proposed to be finished with a combination of cedar shingles and stone, with a metal roof, and aluminum windows.  The material sample page (Attachment 6) indicates the stone to be a cream colored dry stack stone finish, however, the elevations (refer to Attachment 5, Sheets A4.0) state the stone is a thin-set stone veneer.  Staff has included Special Condition of Approval #35 stating the all stone shall be dry stack and the elevations shall be revised to reflect the condition. Staff has also included Special Condition of Approval #34 stating that all stones used for the project shall be pre-cut or prefabricated off-site.  Any additional cutting of the pre-cut stones on the property shall be performed using a wet saw to minimize dust.  The applicant has also proposed a black standing seam metal roof. The applicant provided a physical material sample to staff, however, staff has determined the proposed material does not have a matte finish. Staff has included Special Condition of Approval #36 requiring the applicant to work with staff to select an appropriate roof material prior to building permit issuance.  The applicant has revised the color scheme as discussed above. 

Site Coverage/Landscaping: The project site will be compliant in terms of site coverage.  The applicant is proposing 995 square feet of site coverage improvements with 804 square feet of the coverage being constructed with pervious or semi-pervious materials.  The site coverage improvements include a new permeable driveway and wood deck, and impervious stoops, walkways, and patios. The City Forester has also reviewed and approved the landscape plan for the project.  Lighting has been included on the landscape plan and the proposed fixtures are compliant with the city’s design guidelines and electrical code. 

The applicant is also proposing the construction of a new 4 foot tall solid wood fence constructed from 2”x8” and 2”x4” painted horizontal wooden planks with a pedestrian gate, and sliding driveway gate (refer to Attachment 5, Sheet A1.0).  Residential Design Guideline 11.3 states, when designing a fence or wall along a street, preserve the open space resources of the immediate neighborhood; continue the pattern of fences, walls and landscaping on other properties nearby and respect existing patters; and, keep a sense of openness into the site as seen from the street. The existing neighborhood pattern of fences primary low, open fences, or the use of landscaping as a screening mechanism (refer to Attachment 2, Pages 5-7). Additionally, as the subject site is twice as wide as the typical lot, a solid fence along the front setback would appear out of place when the established context is for generally low and open fences.  As such, the proposed solid fence may be inappropriate for the existing neighborhood context.  Staff has included Special Condition of Approval #37 stating an alternative fence design shall be included on the building plan that maintains open and transparent qualities.  

Accessory Dwelling Unit: The applicant is proposing to construct a 305 square foot Accessory Dwelling Unit (ADU) on the subject site. State law allows the establishment of an ADU by-right in all single-family zoning districts. In accordance with Government Code Section 65852.2, “A permit application for an accessory dwelling unit or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing.” Review of this design study application shall be independent of the application to establish an ADU.  The proposed ADU will be reviewed by staff at the time the building permit is submitted for compliance with the applicable zoning standards. This Design Study Application shall be limited to reviewing the primary residence only. The ADU has been included on the plans to allow staff to perform a cursory review of the applicable zoning standards.       

Staff recommends that the proposed project be found categorically exempt from the California Environmental Quality Act (CEQA), State CEQA guidelines and local environmental regulations, pursuant to Section 15303 (Class 3) – New Construction or Conversion of Small Structures. 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.