The following draft recommendations/conditions were adopted by the Planning Commission at the December 9, 2020 public hearing. Each is followed by a staff response; additional analysis is provided where appropriate.
1. Significant Trees. All foundations within 15 feet of significant trees shall be excavated by hand.
If any tree roots larger than two inches (2”) are encountered during construction, the City Forester shall be contacted before cutting the roots. The City Forester may require the roots to be bridged or may authorize the roots to be cut.
If roots larger than two inches (2”) in diameter are cut without prior City Forester approval or any significant tree is endangered as a result of construction activity, the building permit will be suspended and all work stopped until an investigation by the City Forester has been completed.
Twelve inches (12”) of mulch shall be evenly spread inside the dripline of all trees prior to the issuance of a building permit.
Staff Response: This is a standard condition of approval that is applied to all development projects. The purpose for bringing attention to this condition is to start a dialogue early in the process regarding the specific tree protection measures that must be adhered to throughout construction. Additionally, Condition of Approval No. 26 (Attachment 1) has been included requiring a pre-construction meeting be scheduled with the project Planner prior to issuance of the building permit for the purpose of reviewing the conditions of approval, including the requirements to hand dig.
2. Tree Protection Zones. Prior to final details review, the applicant shall draw both the 6’ root protection zone and the 15’ hand dig zone around the 8” oak located north of the driveway.
Prior to final details review, the 6’ root protection zone and 15’ hand dig zone shall be clearly noted on all applicable pages of the project plans. Both zones shall be identified with call outs and/or differing lines (width, pattern, and/or color). Both zones shall be measured from the outside face of the tree (not the center).
Staff Response: With the exception of the 8-inch Oak tree at the northeast corner of the property, the applicant has identified both the 6-foot root protection zone and the 15-foot hand dig zone on Sheet 2.1 of the project plans (Attachment 5). Condition of Approval No. 27 (Attachment 1) requires that both zones be included on the construction plans prior to issuance of a building permit.
3. Setback from Rear Yard Pine Tree. Prior to final details review, the applicant shall shift the rear wall of the dwelling to provide a minimum 20’ setback from the rear yard pine tree. The setback shall be measured from the east face of the tree trunk (not the center).
Staff Response: The applicant has redesigned the rear portion of the residence which contains the master bedroom and bathroom on the ground floor to provide a 20’-1” setback from the outer edge of the 36-inch Pine tree along the rear (west) property line as required by the Forest & Beach Commission. Attachment 2 provides a comparison of the original and revised site plan and first floor plan at the rear of the residence.
4. Window Grids. Prior to final details review, the elevations shall be revised to reflect the window grids called out in the notes OR the notes shall be revised to reflect what is shown on the elevations.
Staff Response: The applicant has revised Sheets 4.0 and 4.1 to reflect no window grids. Residential Design Guideline 9.11 states that window styles and materials should be consistent with the architecture of the building and uniform throughout. Divided light windows are encouraged and should appear to be true divided light.
The window schedule includes a combination of fixed, awning and casement windows in a variety of shapes. All windows are proposed to be unclad wood; however, it is not uncommon for the window material to change during the construction phase of the project to aluminum clad wood. Staff is recommending that true-divided light grids be incorporated into the window style and that either unclad wood or aluminum clad windows be permitted so long as the aluminum clad wood option is consistent with the form and style of a traditional unclad wood window (Attachment 1, Special Condition No. 29).
5. Driveway Material. Prior to final details review, the applicant shall evaluate the viability of a sand set pavers on the slope of the driveway. If additional stability is required, an alternative driveway design shall be submitted prior to final details review.
Staff Response: The applicant is proposing to excavate the site and establish a finish floor level of 56 feet ASL (above sea level) resulting in a relatively flat driveway. The driveway is proposed to be finished with sand set pavers. The use of sand set pavers will allow for percolation of water into the soil which will benefit nearby established trees. The driveway material will be extended through the right-of-way to connect with the street edge.
6. Retaining Wall Section. Prior to final details review, the applicant shall provide a retaining wall detail with a pier footing. Footings shall not extend beyond the property line onto the neighboring property.
Staff Response: The project site sits below the adjacent property to the north and as such a 5-foot tall retaining wall is proposed along the north property line. The applicant has provided a revised detail for the retaining wall and footing that demonstrates all components of the wall will be fully contained on the project site (refer to Attachment 5, Sheet 5.1).
7. Driveway Retaining Wall. The applicant shall explore alternatives to encroaching into the public right-of-way with the driveway retaining wall such as grading and/or turning the wall 45 degrees to the north.
Staff Response: During the Concept review, the plans showed a 2’-6” long portion of the driveway retaining wall on the north side of the driveway encroaching into the right-of-way. The applicant has removed this encroachment entirely.
8. Chimney Cap. Prior to final details review, the applicant shall revise the chimney cap so that it does not exceed 24 inches in any horizontal dimension.
Staff Response: The applicant has revised the chimney cap accordingly.
9. Site Line Diagram. Prior to final details review, the applicant shall prepare a site line diagram demonstrating the site lines between the west deck and the west neighbor’s property. Additionally, the applicant shall evaluate the use of greenery to obscure any site lines in-lieu of the louvered privacy screen presented at the hearing.
Staff Response: The applicant has provided a line of sight diagram to demonstrate protection of privacy between the rear, 62 square-foot, upper-floor deck and the west neighbor (Attachment 5, Sheet 5.1). The diagram indicates that the deck is 22’-10” from the rear (west) property line and approximately 65’ from the west neighbor’s patio. Additionally, the applicant is proposing to plant three, 5-gallon Carolina Cherry Laurels which would be maintained as a hedge at a height of 14’.
10. Plate Height, Northwest Corner of Residence. The applicant shall re-evaluate the plate height at the northwest corner of the residence to ensure that it does not exceed the maximum allowed of 18’.
Staff Response: The applicant has corrected the plate height measurement at the northwest corner of the residence such that it will not exceed 18’.
Final Details
Residential Design Guideline 9.5 encourages the use of natural building materials including the use of native Carmel stone.
Staff Response: The wall cladding would be wood siding with vertical slats throughout. A standard grout stone veneer is proposed at the front entry but is not likely to be seen from the public way. The stone reflects natural tones of beige, tan and gray. The garage door would be a roll-up wood carriage door. Additional wood elements include, barge and rafter tails and wood guardrails (posts, handrails and balusters) at the two upper floor decks. Gutters and downspouts would be copper. All windows and doors would be painted unclad wood.
Residential Design Guideline 9.8 encourages roof material that is consistent with the architectural style of the building and the context of the neighborhood.
Staff Response: The roof pitch would be 6:12 throughout and finished with standing seam metal in ‘Charcoal Grey’. A photograph of the roof material is shown on Sheet 6.0 of the project plans (Attachment 5). Staff notes that this photo only represents the roof material and not the proposed ‘Charcoal Grey’ color. The applicant submitted a roof sample in ‘Charcoal Grey’. The material has a low-sheen finish and is not expected to generate glare. The manufacturer’s color palette is included as Attachment 6.
Metal roofs were not observed in the immediate vicinity of the project site. The Residential Design Guidelines encourage compatibility with design traditions while encouraging some variety in details to promote diversity. In staff’s opinion, the material would add variety and promote diversity within the neighborhood. When evaluated in context with the other finish materials, such as wood siding with vertical wood slats; standard grout stone veneer in natural tones of beige, tan and gray; a wood carriage garage door; wood barge and rafter tails; and copper gutters and downspouts, the project as a whole is compatible with the design traditions set forth in the Residential Design Guidelines. However, a number of comment letters were received opposing the use of a metal roof (Attachment 7) citing concerns about compatibility.
The roof form is a combination of one- and two-story, front- and side-facing gables with a 6:12 pitch throughout and 8”-18” eaves. The proposed residence maintains a 17’-7” front setback and a 22’-10” rear setback. A dense tree canopy screens the property from Mission Street and includes 4 Oak trees and 1 Pine tree. Based on the roof sample provided, the Charcoal Grey color has a low-sheen finish and is not expected to create glare. Additionally, views of the roof would be filtered by the canopy of nine trees which are to remain including a 36” pine on the west (rear) property line, a 16” oak on the south side of the residence and a 24” pine at the front of the property which is surrounded by a small grove of four oak trees the largest being 18”.
Anecdotally, metal roofs are becoming increasingly common due to their fire resistive properties, low maintenance and longevity. The material is also consistent with contemporary architecture which often includes a blend of finish materials.
Based on the aforementioned considerations, staff supports the use of a metal roof. The Planning Commission is being asked to consider compatibility in the neighborhood context in determining the appropriateness of the material.
Residential Design Guideline 10.5 encourages paving materials that convey the colors and textures of native materials and reduce runoff.
Staff Response: The project includes a variety of paving materials including, a sand set paver driveway, sand set paver patio, and flagstone walkway. The color palettes include a mix of natural tones such as beige, gold, tan, brown and gray (Attachment 1, Sheet 6.0). All paving surfaces are semi-permeable and will allow water to percolate into the soil. The project includes over 388 square feet of semi-permeable surfaces and only 62 square feet of impermeable paving. The project meets the objectives of site coverage and paving materials.
Residential Design Guideline 11.8 encourages the preservation of low nighttime lighting character of the residential neighborhoods. Lights should only be used where needed for safety and at outdoor activity areas. Low lumen output bulbs are encouraged and all lights should be shielded and pointed downward. Lights should not be used to accent vegetation.
Staff Response: The applicant is proposing three types of exterior light fixtures, a wall mount, pendant and path lights.
The wall mounted light fixture is shielded and directed downward. The proposed light bulb is a 4-watt 150-lumen light which is well under the allowed 375 lumens. One light is proposed at the garage, centered over the garage door; one light on the north elevation at the side door to the garage; two lights at the ground floor west patio and one light at the upper floor west deck; one light at the east patio and one light at the upper floor east deck. In total, there would be 7 wall mounted fixtures.
The project also includes two pendant fixtures, which are shielded and directed downward. The fixture would be equipped with the same bulb as the wall mount and two lights are proposed, one within the partially enclosed front entry and one at the side door on the south elevation.
Eight path lights are proposed throughout the site and are located at walking surfaces such as the front entry walkway, and east and west patios. The path light is 3.9 watts and 68 lumens. The project meets the objectives and standards for exterior lighting.
Residential Design Guideline 11.3 encourages fences and walls be kept low and have open, transparent qualities.
Staff Response: The project includes a front yard fence consisting of 4’ tall plaster columns with 2” Corten pipe horizontal pickets. The fence would be setback approximately 6’ from the front property line and a combination of Spanish lavender and Mexican bush sage would be planted in front of the fence.
The applicant is proposing to replace the existing fences on the north and south property lines with a new 6’ solid wood fence. Due to the change in grade at the north property line, the new fence combined with the retaining wall is limited to a maximum combined height of 6’. If a taller fence is desired to maintain privacy with the north neighbor, the applicant can work with the neighbor to install a fence wholly on the neighbor’s property. Alternatively, the applicant could request that the Planning Commission approve a taller fence on the property line.