DS 20-373 (Black): Consideration of a Final Design Study and associated Coastal Development Permit for the demolition of an existing 1,114 s.f 1-story, single-family residence and garage and construction of a new 1,590 s.f., 2-story, single-family residence with a 210 s.f. detached garage located on Camino Real 2 southeast 11th Avenue in the Single-Family Residential (R-1) Zoning District.

CEQA Action: Staff recommends the project be foundcategorically exempt from CEQA pursuant to Section 15303 (Class 3) – New Construction or Conversion of Small Structures.

The project site is a 4,000 square foot lot located on Camino Real 2 southeast 11th.  The property contains an existing 815 square-foot residence, with a 299 square-foot attached garage.  The applicant is proposing to demolish the existing residence and garage and construct a new 1,375 square foot two story residence with a 210 square foot detached garage.  A 100 square foot cellar is also proposed along with site coverage and landscaping improvements throughout.

The residence is proposed to be finished with vertical board on board siding with stone integrated throughout.  The roof is proposed to be a matte black standing seam metal roof and with aluminum windows.

The Concept Design Study was presented at the March 10, 2021 Planning Commission hearing and the concept was accepted subject to the draft conditions/recommendations.  The Concept Design Study was accepted at the March 10, 2021 Planning Commission hearing via adoption of Resolution 2021-13-PC. 

Changes from Concept: At the concept hearing, the project plans reviewed by the Commission proposed a second floor balcony that faced east towards the neighbor’s property.  The neighbor immediately to the east had expressed privacy concerns regarding the inclusion of the balcony and it was stated at the hearing by the applicant that the applicant and neighbor were working to resolve the conflict.  Although no direction was given by the commission, the balcony has been removed from the proposal and has been replaced with a bay window (refer to Attachment 4, Sheets A-5.1 & A-6.1).  Other than the change from a balcony to a bay window, no other changes to the plans have been made to the plans that affect privacy and view, mass bulk, or building and roof form, as discussed at the Concept Hearing.  All new additions to the plans (such as landscaping and material information) that were not included in the Concept Hearing drawings have been added to the plans for consideration and are discussed below.  

Finish Details: The proposed finish materials are consistent with the Residential Design Guidelines.  The new residence is proposed to be finished with a combination of vertical board on board wood siding with a ledgestone veneer with aluminum windows throughout (refer to Attachment 4, Sheet A-6.3).  The exact color of the board on board siding has not been identified in the plans, although the plans do note that the siding will have a “greyish stain” (refer to Attachment 4, Sheet A-6.3). While never formally included in the motion or part of a Draft Condition of Approval or Recommendation, the Commission previously discussed and expressed concern regarding the use of a combination of materials as the initial proposal included vertical and horizontal wood siding, as well as stone which led to a busy design.  The applicant has modified the proposal and eliminated the horizontal wood elements so the residence will only be finished with the vertical board on board siding. 

The residence is proposed to have a matte black standing seam metal roof used throughout the residence.  Staff has reviewed the material sample and finds the metal acceptable –the sample will be available for review at the Planning Commission Tour.  The windows are proposed to be to VistaLux Aluminum Windows with a “coal” finish. While unclad wood windows are typical, Residential Design Guideline 9.11 states, “materials other than authentic, unclad wood are appropriate only when it can be demonstrated that the proposed material us more appropriate to the architecture.” In staff’s opinion, the use of the aluminum windows is more consistent with the architecture of the residence than unclad wood as there is consistency between the window material and the roof and the windows, and the metal windows lend to the character of a more contemporary structure while still maintaining tradition building elements and forms.   

Landscaping and Lighting: A landscape plan (Attachment 4, Sheets L1.0) has also been included as part of the proposal. The City Forester has reviewed the initial landscape plan and is requesting changes to the plant selection.  While the landscape plan proposes primarily drought tolerant planting, the City Forester has indicated the plant selection lacks native planting.  At the direction of the City Forester, Staff has included Special Condition of Approval #29 stating, “The landscape plan shall be revised to include at least 50% native California planting.”  The applicant has included the required upper canopy tree on the landscape plan (Sheet L1.0) and to ensure the planning requirement is maintained, Special Condition of Approval #27 has been included stating, “One upper canopy shall be planted on site.  The species of the subject upper canopy tree shall be approved by the City Forester.”

The driveway is proposed to be constructed from a calstone sierra granite and the patios and walkways are proposed to constructed from a variety of earth toned permeable pavers (refer to Attachment 4, Sheet A-6.3). A portion of the entry walkway is proposed to extend into the right-of-way (refer to Attachment 4, Sheet L1.0) which is inconsistent with the City’s Right-of-Way Vision Statement which states: “Paving, gravel, boulders, logs, ti­­mbers, planters or other above-ground encroachments are prohibited, except paving for driveways, unless an encroachment permit has been obtained from the City; a narrow crushed Decomposed Granite pathway from the street to the property entrance may be allowed without an encroachment permit.”   As such, Special Condition of Approval #30 has been included stating, “No portion of the paver entry pathway shall be located within the public right-of-way” and Condition of Approval #31 stating, “All unpermitted encroachments shall be removed from the right-of-way prior to final inspection.”

The applicant is proposing the inclusion of a lighting sconce to be used throughout the exterior of the residence (Attachment 4, Sheet A-6.2) –the proposed fixture complies with the Residential Design Guidelines as well as the city’s lighting code requirements.