1837 Pine Street Project Overview 1. 1837 Pine Street - Site Plan 2.

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1837 Pine Street

Project Overview

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1837 Pine Street - Site Plan

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Home on Front Lot

Farmhouse Design - 2,276 Sq. Ft. Main House - 400 Sq. Ft. Guest Unit

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Home on Flag Lot

Barnhouse Design - 2,345 Sq. Ft. Main House - 400 Sq. Ft. Guest Unit

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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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Privacy

Loss of privacy is not a neighbor seeing the new homes.

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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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Privacy – Distances to Neighbors

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Privacy Concerns – Tree Mitigation

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Privacy – Home on Flag Lot

Facing Pott’s Back Yard

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Facing Casten’s Back Yard

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Facing Chase’s Back Yards

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Privacy – Home on Front Lot

Facing Pott’s House

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Privacy – Home on Front Lot

Facing Chase’s Garage/House

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Olive Tree Providing Privacy

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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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Character

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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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Eclectic Architecture

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Flag Lots With Two-Story Homes

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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. Analysis

1837 Pine Street- Left off huge carport and garage

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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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1849 Pine StreetStaff Used 1,623 Sq. Ft. House / 12,402 Sq. Ft. Lot• Left off 752 Sq. Ft. Garage

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1849 Pine StreetStaff Used 1,623 Sq. Ft. House / 12,402 Sq. Ft. Lot

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1852 Pine Street

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1853 Pine StreetStaff Used 994 Sq. Ft. House / 6,147 Sq. Ft. Lot

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1435 Allyn AvenueStaff Used 2,000 Sq. Ft. House / 18,550 Sq. Ft. Lot

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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 Homes – Staff Analysis

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One vs. Two Story – Errors

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Staff Labeled as One-Story

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Staff Labeled as One Story

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One vs. Two Story – Immediate Neighborhood

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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 – Staff Analysis

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Lot Size – Immediate Neighborhood

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Lot Size – Summary

• New parcels post split are consistent with lot sizes of immediate neighborhood

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Architectural Character of Neighborhood

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Home on Front Lot

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Home on Flag Lot

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ConclusionThe following findings can and should be made:

• Building of a two-story home on the flag lot is consistent and compatible with neighborhood west of Main Street.

• There is no loss of privacy, significant or otherwise, from either front or rear homes.

1837 Pine Street Project Overview 1. 1837 Pine Street - Site Plan 2.

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