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From: Mike Connell < >
Sent: Saturday, May 25, 2024 8:04 PM
To: Noah Housh <NHoush@cota�city.org>
Subject: Plex Housing and Joint Planning/council mee�ng CAUTION:EXTERNAL SENDER
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Mr. Housh
Thank you for keeping me up to date on the City Planning developments, including the “Plex” Housing proposed design standards. I think the dra� is a good response to both the State’s requirements for housing as well as Cota�’s need for a consistent direc�on forward. In reading the dra�, I have a few comments from a technical viewpoint which might be helpful. I will not be able to atend the May 28 mee�ng. As an architect for 40+ years and familiar with the building trades, my comments should be helpful in formula�ng the final Design Standards. Specifically:
17.39.040 B 1.d: “Windows, minimum wood trim of 4 inches.” This should be revised to “4 inches nominal.” 4x wood trim is only 3 1/2”. If a builder is required to provide 4 inches, they would need cut cut down 6x wood stock from 5 1/2” to 4 inches.
17.39.040 B 1.f: Exterior wall materials. I think the exclusion of T1-11 siding and par�cle board on any facade visible from the street is a posi�ve direc�on. However, the proposal does not include the op�on of any sheet wood siding. Plywood with wood batens would not be allowed in this proposal. Wood board and baten is a common design feature in California Bungalow design. Requiring solid wood rather than plywood would be counter to the intent to make these units more affordable, unfortunately.
17.39.040 B 1.g: “Building materials and details shall be consistent on all eleva�ons.” As an architect I applaud this direc�on, but again the requirement will make projects less affordable. I would consider the op�on of considering rear eleva�ons exempt.
17.39.050 A 2.h: “roof of from porch shall be supported by columns at least six inches in width.” Again, if a 6x6 wood post is used for this support, it would total only 5 1/2”. 6 inches is not a prac�cal dimension, using either 4x or 6x material. Covering a 4x post with 1x6’s would yield 5” square finish, while covering a 6x post with 1x8’s would end up with a 7” column. Recommend changing the requirements to 5 1/2”, in order to u�lize 6x6 framing.
Thanks for all your work for Cota�!
Best, Mike Connell
Mike Connell Architect
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