Section I-Introduction
P1-2nd paragraph, dot #1-"locally compatible design."-
a. The term requires a greater degree of specificity.
Are there references/evidence that show "locally compatible design" in the document?
b.
Compatible definition-"two things occur together without conflict." This is a very subjective term. Please provide an objective measure of compatibility such as a matrix which shows land use/building types that are (or not) compatible.
c.
Recommendation-substitute another word for "compatible" throughout the document.
d.
1. P1-"In summary, the standards and guidelines in this document have the following objectives:
a. Goals 2 & 3 are vague and subjective. Please provide more objective goals.
Its not clear what "capturing opportunities" means and encouraging housing that "fits" in a neighborhood" is very subjective.
b.
2. P4-Implementation-second paragraph- Sentence starting with "Pursuant." Its not clear to the reader what you mean here.
3. Section II
Map-The R1A Zone/Golden Hills. The map shows them as two different sections but both areas are Golden Hills and R1A.
1. R1-Single Family Zone Standards
P5. What bonuses are referred to regarding FAR? Please provide a list of the bonuses. PC has indicated an interest in removing bonuses. How would this be different w/o reference to bonuses.
a.
P6. Second Story Side Setback-Needs to reference relationship with adjacent structure. Also, please add the dimensions of front, side and rear second story stepback in the diagram.
b.
Massing and Articulation
Intent: To create a human-scale environment and buildings that are compatible with and enhance the surrounding area, building design shall meet the following objective criteria:
c.
Residential Adjacencies. The side and rear walls of any building within 15 feet of a required setback shall be a maximum of 15 feet higher than the directly adjacent existing residential structure, or the exterior wall o
2. 1/27/2023
1/27/23 Questions for Brandy
Intent: To create a human-scale environment and buildings that are compatible with and enhance the surrounding area, building design shall meet the following objective criteria:
Residential Adjacencies. The side and rear walls of any building within 15 feet of a required setback shall be a maximum of 15 feet higher than the directly adjacent existing residential structure, or the exterior wall plane of each floor above the ground floor shall be stepped back by a minimum of eight (8) feet along the entire facade. There is no stepback requirement for side and rear walls more than 15 feet from the required setback line.
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3. P7. Outdoor Living Space Plus? What does the "plus" mean? P7. Unenclosed covered porches-please explain FAR exclusion. How does this relate to the potential for a veranda?
4. P8. Design guidelines shown here…..its confusing because the title at the beginning of the section doesn't reference design guidelines.
5. 6. P9. Sloping lot standards: Please indicate that these standards apply to R1A.
7. P11-Thank you for the Mezzanine change.
P15-Does an addition of 10x10' room require 67% permeable surface, one tree and drought tolerant plants before project approval? What else would they be required to update?
8. 10. P16-Front yard hedges-please add the required dimensions of the hedges/fences.
General question-Other municipalities include a statement about "covered lot size"….and include a percentage of lot size to be covered. It seems easier for the reader.
11. 12. P18-Suggestion: Add character area standards in the character area section.
13. P.21-What are the requirements for front and back balconies?
14. P22-Permeable surfaces-1/3 of driveway-is this the same for R1?
15. P23-Parking-Not sure I understand one car+tandem.
P57-South Avenue D is the particular area in RB that these post war traditional houses are seen.
16. 17P59-could you say a bit more about where in RB the contemporary style is seen
12. P18Suggestion: Add character area standards in the character area section.
13. P.21-What are the requirements for front and back balconies?
14. P22-Permeable surfaces-1/3 of driveway-is this the same for R1?
15. P23-Parking-Not sure I understand one car+tandem.
P57-South Avenue D is the particular area in RB that these post war traditional houses are seen.
16. 17. P59-could you say a bit more about where in RB the contemporary style is seen.
18. P60-Neo Traditional-Specify the years that this style is prevalent.
19. P61-Character area design guidelines-very clear.
P21-Front porches-In R1A only with tandem parking? Please explain. You allow 2nd floor to encroach front setback by 5 ' but not 2nd story balconies?
20. 21. P29-ADU parking has been approved by CCC, correct? P.32-33-Massing and Articulation
Intent: To create a human-scale environment and buildings that are compatible with and enhance the surrounding area, building design shall meet the following objective criteria:
22. Residential Adjacencies. The side and rear walls of any building within 15 feet of a required setback shall be a maximum of 15 feet higher than the directly adjacent existing residential structure, or the exterior wall plane of each floor above the ground floor shall be stepped back by a minimum of eight (8) feet along the entire facade. There is no stepback requirement for side and rear walls more than 15 feet from the required setback line.
o
P.52-I like the Residential Neighborhood History very much. Question: The Golden Hills homes have a distinct character style and the model is seen throughout the California coast, generally in beach towns. I believe they are part of the post war building effort but I have not found any historical information about them. Admittedly, they are boxes with tops and have little architectural value but perhaps we could find a good name for them? Is it really just an upgraded lifeguard tower?
30. of the post war building effort but I have not found any historical information about them. Admittedly, they are boxes with tops and have little architectural value but perhaps we could find a good name for them? Is it really just an upgraded lifeguard tower?
Section V-Multi Family Zoning Standards (R2/R3RMD/RH)
1. It will be helpful for the reader to have RB Zoning Map (high definition) to assist in understanding where the referenced zones and streets are located in the city.
2. Please include the Floor Area Ratio Table from Page 8 of the existing Design Guideline document. Also include the Floor Area Ratio Bonuses Table on Page 9.
3. I agree with Director Forbes that R2/R3 standards may benefit from separation from RMH/RH.
However, due to my limited knowledge in this area, I cannot offer any suggestions.
4. P32. Site Planning: Massing/Building Orientation-"R2 lots larger than 10,000 ft…shall include more than one primary building." Can you show a picture of what you are referring to here? It sounds like you're saying an RMH project would be allowable in an R2 zone.
5. P33. Please provide a picture of multi family units with side loaded garages.
6. P33. Variation in stepbacks: Please provide a picture and diagram for this. Is 30% of the façade sufficient? 15 ft setback on multifamily-for the entire facade? See also #8 below.
7. P35. Pedestrian paths-"located near compatible land uses." This is a subjective statement.
Could the terms "adjoining residential units and neighborhood serving commercial" be used instead?
8. P37. Neighborhood compatibility-I support deleting the term and I gather from our conversations that there is an intent for architectural consistency as well as consistency in bulk and mass throughout the zones. I inserted the diagram below in my last comment document realizing that the dimensions were not correct for RB. However, the term "residential adjacencies" is useful in my opinion. This topic also relates to P33 "variation in stepbacks." Menlo Park has a section on "bulk and mass" that addresses this issue across their zones. Page 17 of the existing Design Guidelines have examples of mass and scale, those examples could be helpful here.
• � Residential Adjacencies. The side and rear walls of any building within 5 feet of a required setback shall be a maximum of 15 feet higher than the directly adjacent existing residential structure, or the exterior wall plane of each floor above the ground floor shall be stepped back by a minimum of five (5) feet along the entire facade. Under what circumstances would this requirement eliminate a second story?
8. P39. "Transition to adjacent properties": See above
9. P39. Varied heights-Please show examples/diagrams here.
10. In viewing the Existing Land Use map, its clear that the R3 areas of the city, especially in D4/D5, have greater density, narrower streets, greater number of 4+ unit buildings and fewer single family lots (as buffers). You can clearly see these areas on the map. In the interests of the general welfare of the residents in this area, I believe these R3 areas would benefit from a smaller FAR, larger setbacks, more living space or buffers, clear residential adjacency standards, and possibly more.
Thank you,
Sheila