Previous Hearing: The following items were discussed at the April 14, 2021 Planning Commission hearing and listed as special conditions of approval to address the concerns. All items of concern discussed at the previous hearing were related to the finish details of the project; no changes related to Concept Review were requested.
1. Garage Door Material. The garage door shall be revised to an alternate finish material that is consistent with the Residential Design Guidelines.
Staff Analysis: The applicant has revised the garage door from an aluminum garage door to a door to be skinned in light gauge steel with a Kynar matte musket gray finish to match the proposed roof. The garage door and the roof are proposed to be constructed from the same material and will have the same finish. Residential Design Guideline 9.16 states, “A garage door should be design either to provide visual interest or to blend with the background materials of the building.” While the steel and boardform concrete area that makes up the garage are a contrast between materials, staff is supportive of the inclusion of the metal door as the same finish is proposed for the roof, and the material will have a visual connection to the rest of the site and will provide visual interest to the residence.
2. Fence Material. The fence along the front property line be changed to an alternative material consistent with the Residential Design Guidelines and established neighborhood pattern of exiting fences in the immediate vicinity.
Staff Analysis: The applicant has revised the fence and gate material from an open metal gate to a wood fence. The fence is proposed to maintain the same style as previous proposed, however, it will be composed of individual wooden posts instead of metal posts (refer to Attachment 4, Sheet A8.00 & A9.00).
3. Driveway Gate. The driveway gate be removed from the scope of work.
Staff Analysis: The applicant has not removed the proposed driveway gate as required per the draft conditions of approval, although the style of the gate has been modified to be consistent with the new wood fence. As the commission was not supportive of a driveway gate at the Concept Hearing, Special Condition of Approval #33 has been included restating that, “The driveway gate be removed from the scope of work.” If the Commission feels the design is appropriate, they could choose to strike Condition of Approval #33.
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 wood siding and vertical board form concrete –all windows and exterior doors are proposed to be steel. The vertical wood cladding is proposed to be a burned and brushed 1x6 by Accoya with a white wash finish. The board form concrete is proposed to be mixed with a silver smoke iron oxide pigment. The inclusion of the board form concrete was discussed at the concept hearing and the commission did not object, however, there was some discussion that the preference is that the concrete is not a standard grey concrete. The inclusion of the silver smoke pigment will create a darker color than an “out of the truck” concrete which was not preferred by the commission (refer to Attachment 4, Sheet A9.00).
The residence is proposed to have a standing seam metal roof for the sloped roof elements as well as flat roof areas comprised of a green roof. At the concept hearing, the applicant was directed to select an alternative roof material that is matte and has a non-reflective finish. The applicant is proposing Matte Musket Grey metal roof by Western States Metal. As previously noted, the garage door and roof are proposed to be the same metal material. Specifications regarding the roof material have been included as Attachment 5 and a material sample will be available at the Planning Commission Tour.
Three of the flat roof elements will have a living green roof with the plant selections identified on the landscape plan on sheet L4.0. Two of the three green roofs would be visible from the street and face east along the front elevation with the third located at the north west corner of the residence and oriented east and may be visible from the street. The remaining flat roof element is located centrally on site, is proposed to be finished with tar and gravel and will not be visible from the right of way.
Landscaping and Lighting: A landscape plan (Attachment 4, Sheets L1.00-L5.00) has also been included as part of the proposal. All existing trees are proposed to remain on-site with the remainder of the site being re-landscaped as part of the project. The City Forester has reviewed the initial landscape plan and has not required any changes. The driveway and patios are proposed to be constructed from a Faune Limestone with gravel pathways. The retaining walls throughout are proposed to either be constructed with a combination of granite boulders or board form concrete (refer to Attachment 4, Sheets L2.00 and L3.00).
The applicant is proposing the inclusion of a wall sconce light to be used throughout the exterior of the residence (Attachment 4, Sheet A7.01) and three styles of pathway lights (Attachment 4, Sheet L5.00). All fixtures proposed will be downward facing with the light source shielded and therefore will comply with the Residential Design Guidelines as well as the city’s lighting code requirements.
Lot Merger. The project site is comprised of one lot (lot 11) and two fragment lots (9 and 13) of record located on Lincoln 5 southwest of 10th Avenue. In accordance with CMC 17.10.040.B.1, Merger of Substandard Lots and/or Lot Fragments, “A property owner may request a merger to consolidate lots and/or lot fragments as defined by this code to create a single parcel that meets the requirements for a legal building site in the district where the property is located.” Applications for consolidating or merging combinations of existing lots and lot fragments, to create larger whole lots of record in the R-1 district, may be approved by the Director of Community Planning and Building, however, the merger is being considered concurrently with the Design Study Application under consideration by the Planning Commission. Special Condition of Approval #34 has been included stating “Prior to the issuance of a Building Permit, a determination of merger shall be recorded with the Monterey County Recorder.”