Previous Hearing: The following items were discussed at the May 8, 2024 Planning Commission hearing and listed as draft conditions of approval to address the concerns.
- Volume Study. The required Volumetric Study shall be successfully completed prior to scheduling for Final Details Review.
Staff Analysis: The required volume study was completed and the project has successfully passed. The development is allowed 21,255 cubic feet of volume and as design is proposed to be 21,172.53 cubic feet.
- Roof Structure. Prior to Final Details Review, the applicant shall revise and simplify the roof form consistent with the Residential Design Guidelines.
Staff Analysis: The applicant has revised the plans so that the slope of all sections of the roof are uniform. Previously the proposed roof maintained multiple slopes of 6:12, 8:12, 4:12, and 2:12. The project has since been revised so that all sections of the roof now have a slope of 6:12 on the street facing elevations while maintain the 4:12 pitch on the rear portions of the roof form. The applicant had explained at the concept hearing the purpose of the low slope at the rear of the building was to maintain view opportunity to the west from the second floor. This has also lowered the proposed height of the subject property from a maximum height of 22’-5” to 21’-11”.
- Color Scheme. Prior to Final Details Review, the applicant shall revise the exterior color scheme to be consistent with the Residential Design Guidelines.
Staff Analysis: The proposed colors for the subject property have been updated based on the feedback of the Planning Commission and the Residential Design Guidelines. The color of the roof has been changed from “Shadow Grey” to “Autumn Blend” reducing the contrast of the siding and the roof per the Planning Commissions feedback. The color of the windows and doors have been updated from “Desert Shadow” to “Revere Pewter” and “Copley Gray” respectively, reducing the contrast with the siding. The “Autumn Blend”, “Revere Pewter”, and “Copley Gray” color aligns with the Residential Design Guidelines requirement for using earth tones.
Finish Details: The exterior wall cladding of both the residence is proposed to be board and batten painted “Swiss Coffee” by Benjamin Moore (refer to Attachment 5, Sheet A11). Swiss Coffee is noted by the manufacturer as being part of the “off-white collection,” and is described as being “An essential white with just the right amount of warmth.” (Click here for product specifications) The trim throughout is proposed to be “Revere Pewter” by Benjamin Moore, which is part of the Historic Colors and Colors for Vinyl collections, and is described by the manufacturer as a “An iconic neutral that provides a versatile bridge between warm and cool tones.” (Click here for product specifications) The windows throughout are proposed to be Sierra Pacific, dual pane wood framed windows, and will be finished with the same “Revere Pewter” paint as the trim. The roof is proposed to be a Certainteed Presidential Shake TL asphalt shingles and is proposed to be the “Autumn Blend” color. (Click here for product specifications). If the Commission has concerns regarding the color, then a condition can be added, as appropriate.
Two skylights are proposed to be located on the southern facing rear roof form. The skylights are located to not be visible from the right-of-way or impact neighboring properties. Nevertheless, standard condition #13 for skylights has been included that requires the use of solar shades to reduce the amount of light pollution at night, non-reflective glass, and flashing to match the roof color. Lastly, the residence is proposed to have aluminum half-round gutters, cream tan brown cal stone pavers, and a grape stake and post fence in the front and side yard.
Exterior Lighting: Condition of Approval #12 requires: “Exterior lighting shall be limited to 25 watts or less (incandescent equivalent, i.e., 375 lumens) per fixture and shall be no higher than 10 feet above the ground. Landscape lighting shall not exceed 18 inches above the ground nor more than 15 watts (incandescent equivalent, i.e. 225 lumens) per fixture and shall be spaced no closer than 10 feet apart. Landscape lighting shall not be used for tree, wall, fence or accent lighting of any type. The purpose of landscape lighting is to safely illuminate walkways and entrances to the subject property. All fixtures shall be shielded and down facing.” The applicant has providing specifications for the proposed light fixtures on sheet A11 (refer to Attachment 5). Two styles of lighting are proposed: a wall sconce and a recessed porch light.
The proposed wall sconce (refer to Attachment 5, Sheet A11) does not meet the Residential Design Guidelines nor the requirements of Condition of Approval #12 as the fixture is 525 lumens. Special Condition of Approval #35 has been included stating the applicant shall work with staff to select an appropriate light fixture consistent with the Residential Design Guidelines and Condition of Approval #12 prior to building permit issuance.
The pathway/landscape lights are located along the driveway which also acts as the pedestrian access for the property, and also located on the exterior staircase for the deck. The lights as proposed and conditioned comply with the requirements for landscape lighting, and Condition of Approval #12.
Landscaping/Site Coverage: A landscape plan was not submitted as part of the initial plan set. Condition of Approval #23 has been included requiring a landscape plan be submitted for review and approval by the Community Planning and Building Department and forestry Department prior to Building Permit issuance in accordance with CMC 17.34.040.
In addition to the required landscape, site coverage improvements are proposed throughout. A 4,000 square foot site is permitted 556 square feet of site coverage provided at least 50% of the improvements are permeable or semi-permeable. The applicant is proposing to remove all site coverage improvements throughout the site. The coverage improvements will be replaced with a new 9’ wide paver driveway that will double as the pedestrian access for the site. The driveway will have a side yard walkway and entry walkway attached the garage. The site will also have a TREX composite deck that is constructed at the side and rear of the lot. The deck is proposed to be in a rectangular shape that will connect the rear does to stairs to the backyard. The site is proposed to meet the site coverage standards.