1837 pine street project overview 1. 1837 pine street - site plan 2
TRANSCRIPT
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Medium Density Residential Neighborhood Details
• Prevalence of detached single-family homes
• The agricultural history has influenced the architectural design of many buildings and homes in the area
• Eclectic architecture
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Project Design Highlights
• Family homes
• Architecturally designed to keep historical character
• Eliminated second floor privacy concerns on both homes
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Required Planning Commission Findings to Approve Parcel Map
• Creation of flag lot is consistent with neighborhood character and density.
• Development of flag lot will not result in significant loss of privacy for adjoining residential units.
• Development of the flag lot will not result in excessive noise, traffic and parking congestion.
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Steps Taken to Address Privacy Concerns
• Eliminated and moved windows
• Raised second floor window sill heights
• Planted mature olive trees (evergreen) outside all second floor windows with adjacent living space
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Why a No Privacy Impact Finding Can And Should Be
MadePrivacy concerns effectively mitigated by:
• Olive trees planted or existing trees on property outside all second floor windows with living space
• Raising second floor window sill heights in flag lot home facing side neighbors
• Home designs respect and address neighbor’s privacy concerns
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Elements of Neighborhood Character
• Cultural• History of Area• Architecture• Neighborhood Amenities• Transportation • Proximity to Business District• Common Interest with Neighbors
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What is the Character of the Homes of West Side of Main Street?
• Eclectic architecture
• Predominantly detached single-family residences with one and two-story homes
• The agricultural history of St. Helena has influenced the design of many buildings and homes
• Various size and shapes of parcels
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Why Floor Area Ratio (F.A.R.) is Not Appropriate for Assessing Character
• F.A.R. is the approved current standard for allowable square footage of a home on a specific lot size, not determination for character
• Using F.A.R. to determine “compatibility” changes the rules and imposes a new standard
• Using F.A.R. to determine character/compatibility is not approved by the City nor has it been applied to other applicants
• F.A.R. chart prepared by City staff is erroneous
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Errors in Staff F.A.R. Analysis1842 Pine Street
Staff Used 2,342 Sq. Ft. House / 11,441 Sq. Ft. Lot
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Errors in Staff F.A.R. Analysis
1849 Pine StreetStaff Used 1,623 Sq. Ft. House / 12,402 Sq. Ft. Lot• Left off 752 Sq. Ft. Garage
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Errors in Staff F.A.R. Analysis
1849 Pine StreetStaff Used 1,623 Sq. Ft. House / 12,402 Sq. Ft. Lot
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Errors in Staff F.A.R. Analysis
1852 Pine StreetStaff Used 1,590 Sq. Ft. House / 13,832 Sq. Ft. Lot
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Errors in Staff F.A.R. Analysis
1856 Pine StreetStaff Used 3,804 Sq. Ft. House / 11,532 Sq. Ft. Lot
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Errors in Staff F.A.R. Analysis
1435 Allyn AvenueStaff Used 2,000 Sq. Ft. House / 18,550 Sq. Ft. Lot
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Errors in Staff F.A.R. Analysis
1521 Allyn Avenue Staff Used 1,160 Sq. Ft. House / 8,805 Sq.
Ft. Lot
• Did not reduce lot size for access easement to flag lot
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Staff F.A.R. Analysis Summary
• Too many errors to use as basis for decision
• All errors are detrimental to applicant
• F.A.R. is not an appropriate basis for assessing character
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Recent Project Approvals in the Medium Residential Zone
• 1842 Pine Street – F.A.R. ~ 0.29 **• 1334 Stockton Street – F.A.R. ~ 0.34 **• 1318 Stockton Street – F.A.R. ~ 0.30 **• 1213 Stockton Street – F.A.R. ~ 0.32 **• 1720 Vineyard Avenue – F.A.R. ~ 0.42
**• 1611 Madrona Avenue – F.A.R. ~ 0.27 **• 1428 Hudson Avenue – F.A.R. ~ 0.34
** City approved for two-story homes
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One vs. Two Story Staff Analysis Summary
• Mislabeled two-story homes as one-story
• Mislabeled two undeveloped lots as one-story homes
• Arbitrary area used for the analysis
• All errors are detrimental to applicant
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Lot Size – Summary
• New parcels post split are consistent with lot sizes of immediate neighborhood