Rainer Schildknecht (owner/architect)

Transcription

CITY OF CARPINTERIA
ARCHITECTURAL REVIE\il BOARI)
Meeting of November 14,2013
Agendø ltem # 3
OMMUNITY DEVELOPMENT DEPARTMENT
PROJECT REVIEW
C
Project:
Address:
APN:
Zoningz
Applicant:
13-1683-CDP/ARB
Planner: Shanna R. Farley-Judkins
4634 Ninth Street
003-242-018
Single Family Residential (4-R-1)
Rainer Schildknecht (owner/architect)
Project Review:
n Conceptual
Ø Preliminary
n
Final
PROJECT DESCRIPTION
This is the preliminary review of a request to construct a new two-story single family residence
on a 4,860 square foot vacant parcel. The new five bedroom, three and one half bathroom, twocat gatage home would be constructed in two separate structures attached by a center covered
walkway. The home would measure 1,932 square feet, comprised of 1 ,0 I 8 square feet on the
ground floor (habitable and garage) and9l4 square feet on the second floor. The home's roof
parapet would measure a maximum height of 27.5 feet, with solar collectors the height reaches a
maximum of 29.5 feet in height.
The project includes a roof rainwater collection system that will help to offset storm water
requirements and site drainage concerns on the site. A drainage plan is included as part of the
project plans for reference. New hardscape (including a driveway and walkway) and site
landscaping are proposed for the property. A new raised open joint wood deck would be
installed in the rear yard.
Story poles have been installed to show the location and size of the proposed structure.
Plans are attached as Exhibit A.
PROJECT SETTING
The project site is located on the north side of Ninth Street, west of the Franklin Creek channel.
The 4,860 square foot lot is presently vacant and unimproved, however the site had previously
been improved with a small single family home which was demolished in 2010.
The project site is located in the Downtown/Old Town Neighborhood, which encompasses the
residential neighborhoods and commercial areas bounded by Highway 101 to the north and the
railroad tracks to the south and running east to west from Carpinteria Creek to the west end of
the City. The group of homes along the 4600 block of Ninth Street are mostly older single
Schildknecht Residence
Preliminary ARB Review, November 14,2013
Page2
family homes on smaller lots. Immediately adjacent to the subject property is a one-story single
family residence to the east, Clementine's Steak House and small detached residences to the
north, a two-story single family residence to the west and a few of one and two-story single
family residences to the south, across Ninth Street.
The site is zoned Single Family Residential (4-R-1) and has a Medium Density Residential land
use designation (MDR).
PROJECT ANALYSIS
Carninteria Municinal Code
The following table identifies the project's conformance with Municipal Code requirements:
Standard
Req uirem ent/Allowance
Proposal
40 feet from centerline of
street or l0 feet from property
line, whichever is greater.
24 feet from property line
3 feet
6 feet
3 feet
feet
Setbacks
Front
Side
4l
feet 6 inches from centerline
(East)
Side
(West)
Rear
Height
15 feet
30 feet
Building Coverage
35% (1,701 square feet)
27 feet 6 inches (roofparapet)
29 feet 6 inches (solar collectors)
24.06% (1,169.25 square feet)
Floor Area Ratio
40Yo (1,944 square feet)
39 .7
Parking
2 Car Garage
2 Car Garage
19 feet 6 inches
5%
(1
,932 square feet)
*Note: The 4-R-l Single Family Residential zone
district allows for reducedfront and side setbqck
standards to accountfor the typically smqller lot sizes.
The proposed residence meets the minimum setback and site requirements set forth in the
Municipal Code.
Desisn Review
The proposed residence is designed in a modernist style with a flat roof, and linear features. The
second floor sits atop the ground floor without relief and creates large vertical faces on all sides.
The habitable portion of the home is built on a raised foundation, with the garage at a lower
elevation. The home would be finished in white plaster/stucco and will include steel cable hand
railings. The project includes a block wall along the front and side yards, with tall hedges
framing the rear of the property. The project would include site fill, raising the existing grade
Page 3
from the street towards the house but would not raise the grade of the site past the front of the
home. The front yard would be landscaped with a planter area and.two citrus trees. The Board's
comments on the proposed architectural style and detailing of the residence would be
appreciated.
The project site has a General Plan/Local Coastal Plan designation of Medium Density
Residential (MDR), and is zoned Single Family Residential (4-R-l). The City's Community
Design Element of the General Plan contains both general over-arching policies and specifió subarea policies. The project site is in Design Sub-area 2 (Downtowdold Town District).
Community Design Objective CD-l: The size, scale andform of buitdings and their placement
on q parcel should be compatible with adjacent and nearby properties ani with the dominant
nei ghb orhood or dis trict dev el opment pattern.
Community Design Objective CD-22 Architectural designs based on historic regional buitding
types should be encouraged to preserve and enhance the unique character of the City.
Community Design Policy CD-Sd: Houses within a neighborhood may vary in materials and
style, but strong contrasts in scale, color and roofforms should generally be avoided.
Community Design Objective CD-10: Areas with attractive frontage designs should be
maintained. New development should be carefully plannedwithfrontage *or, which maintain
and enhance the quality of Carpinteria's streetscape.
Subarea 2 Policy CDS2-a: Ensure that new intensified land uses within the Downtown remain
consistent with the City's "small beach town" image.
The subject residence exhibits elements of modern architecture, which is not typical in
Carpinteria. The house differs from the typical ranch or craftsman styled homes which are more
common in the vicinity.
The total lot coverage/square footage of the residence comes close to the maximum allowed for
the propertY, given the relatively small lot size (4,860 square feet), the resulting I,932 square
foot home (including the two-car garage) is larger is size than most homes in tñe vicinity on
similar sized lots.
The home's proposed scale is somewhat larger than is typical in the neighborhood, with alarger
second floor mass than is found in single family homes. The mass of the second floor raises
concerns with the compatibility in the neighborhood and impacts to neighbor privacy and view
concerns. The Boards comments on the homes mass and scale would be appreciated.
The proposed materials and colors contrast the general muted tones of other homes on Ninth
street, which are typically using colors and trim in earth tones.
Page 4
Community Design Objective CD-5: The streets of neighborhood interiors should be designed
to be the "living rooms" of the neighborhood, where children and adults can safely play or walk.
The design and details of streets, frontages and buildings should support this objective.
Community Design Policy CD-Sa: Main entrances to homes should be oriented to the street.
Entry elements such as porches, stoops, patios, andþrecourts ore encouraged. Such entry
elements should be selected for their compatibility with the adjacent houses and general
neighborhood pattern.
Community Design Policy CD-Sb: Garages should not dominate
views
from
any
public street.
Community Design Policy CD-Sc: Low walls, fences and hedges should be encouraged along
thefrontages to define the edge of the private yard areas, where appropriate.
The home's proposed frontage is made up by alarge living room picture window and the garage
door, with the front door entered from within a path between the two primary building elemenis.
The front door is screened by a wall along the front elevation and is therefore not visible from
the street. Due to the mass of the second floor on the frontage, the entry of the home is not a
focal point.
Given the narrow lot width and minimum necessary dimensions for a gaïage,the garage would
take up almost half of the width of the building frontage. However, in order to minimize its
prominence, the garage is set back farther in the lot than the residence. If necessary, other
decorative elements such as a trellis could be added to the garage to provide additional interest.
Community Design Implementation Policy 8z Landscaping shall be designed to maximize the
use of the native drought+olerant species and deciduous trees to shade buitding buildings in
summer and allow
þr
passive solar heating in winter.
The preliminary landscape plan shows the use of hedges and citrus trees, but otherwise does not
specify native plantings. The edible landscaping seems appropriate. The proposed hedge is
shown at a height which would typically be discouraged, therefore specific planting shall be
identified during final review to consider maintenance and height limits. The Board's
comments on the preliminary landscape plan would be appreciated.
Single Family Residential Design Guidelines
Given the lack of specific design guidelines developed for the downtown neighborhoods, it may
be helpful to consider some of the following design guidelines developed for the single family
neighborhoods inland of the freeway when reviewing this project:
Single Family Residential DG -1 - The primary dwelling should not be located beyond
a side yard encroachment plane defined as follows; A 37-degree angle measuredfrom
the vertical, at a point beginning sixfeet above the existing grade along the interior side
property line.
Page 5
Single Family Residential DG-5: The use of bay windows, dormers, balconies, covered
porches and other decorative elements are encouraged when appropriate to the architecture of a
building, particularly when these elements would be oriented toward a public street or public
space.
Single Family Residential DG-10: Where privacy is e concern, window placement, size,
window height and the use of glazing with limited transparency are encouraged to minimize
impacts. Second-story windows should be placed to avoid looking directly down into the major
indoor/outdoor living areqs (e.g., primary yard areas, famity/tiving areas) of adjacent homes.
The proposed home's architecture is modern and may be inconsistent with the surrounding
homes. The mass of the second floor raises concerns with the encroachment plane and creates
privacy and view impacts for neighboring properties. The windows along the side façade, the
front balcony and rear raised deck, also raise concerns with neighboring properties privacy.
Through screening with hedges, some of these privacy concerns may be mitigated but may
introduce concerns regarding the height and mass of the hedges. The Board comments on the
above concerns would be appreciated.
SUMMARY OF ISSUES
o
.
o
o
o
Architectural Style;
Scale, Mass and Form;
Colors and Materials;
Hedges and Walls; and
Preliminary Landscape Plans.
RECOMMENDATION
The Board should comment of the issues raised. If the Board feels the project meets acceptable
design criteria, the Board can recommend preliminary approval to the Community Development
Director with their comments attached.
ATTACHMENTS
Exhibit A- Site Plan, Elevations, Floor Plans, & Sections
Exhibit B - Neighborhood Images
lndex
1
2
3
4
5
6
7
I
I
10
11
12
13
14
15
16
17
18
19
20
Title Sheet
lndex Sheet
Model Photo View from South ( gth St. )
Model Photos View from South + North
Model Photos Víew from East + West
Survey Plan 1" = 20' - O"
Site Plan 1" = 2O' - O"
Site Plan 1/8th " = 1'- 0"
Drainage Plan 1/8th" = 1'- 0"
1st Floor Plan 114" = 1'- O"
2nd Floor Plan 1 14" = 1'-O"
North - South Section 114" = 1'- O"
East - West Section 114" = 1'- 0"
South - North Section 114" = 1' - O'
South Elevation 114" = 1'= 0"
East Elevation 114'= 1'- 0"
Section Entrance Way 114" = 1'- O"
West Elevation 114" = 1'- 0 "
North elevation 114" = 1' - 0"
9th Street North Side Views
9th Street South Side Views
1
Date 10 I 15t2013
Submission for Archítectural Review
Rainer + Pat Schildknecht Residence
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Architect:
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4634 gth Street Carpinteria California
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Building Coverage
Lot Area 54.00'x 90.00'
Allowable 35%
= 4,860.00 Sq.Ft
= 1,701.m Sq.Ft.
Building Area
19.50' x 19.5O'
19.50' x 38.50'
acld bay 15.50'x 2.00'
add \aring wall' 7.25' x
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380.25 Sq.Ft.
750.75 Sq.Ft
3'1.00 Sq.Ft.
1.00' = 7.25 Sq.Ft.
Total Building Coverage 1,169.25 Sq.Ft.
equals 24.06% < allowable 35.00%
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590.00 Sq.Ft.
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694.00Sq.Fr.
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1,018.00 sq.Ft.
924.00 Sq.Ft.
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Rainer Schildknecht (owner/architect)

Transcription

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