Zoning Review
Review No:1

3/15/18  Please address the following:|

(1) Submit a copy of the signed permit form. I have the recorded conditions of approval, but do not have a copy of the permit form. If you need a permit form, please let me know and I will get you one.


(2) Regarding the site plan: 

a. Please show the stamped concrete (note 10) at the driveway entrance on the site plan.

b. Please provide details on the benches identified in note 26. (There's a condition of approval requiring all outdoor furniture to be integrated into the overall design of the project).

c. Please provide an elevation of the light standards proposed for the parking lot (note 30). (I did not see any additional relevant information in the electrical plans). Light standards may not exceed 15 feet in height. Please also provide images of the sconces. These will be an important architectural detail so will be evaluated as such.

e. Please add a note to the site and electrical plans that all exterior lighting shall have the light source shielded and be directed away from adjacent properties.

f. The bike racks (note 12) appear to block the walkway. Please evaluate. Is there space under the stairs for bicycles?

g. Please add a note that all new utilities will be placed underground. Add this note to the architectural and utility plans. If the note is already present, please indicate where.


(3) Regarding Elevations:

a. Please dimension the highest point of the structure and indicate it as such.

b. Windows should be consistent throughout the building. Please note/address the following:

--The second floor gable end and windows, as well as the far eastern second floor window do not match the style approved with the discretionary permit. Those shown on the building permit are not compatible with the project. The discretionary permit shows square windows with divided lights that are not trimmed other than a window sill.

--Please provide specifications on window types so they can be evaluated.

--The first floor residential unit must have window and door treatments that match the commercial treatments.

--I am assuming that the commercial windows are aluminum. Is the referenced detail A-8.3A 12 a mistake (it shows the door and window above being installed as separate units instead of as one aluminum unit)?

c. Will the rooftop equipment be entirely screened? Please provide elevations of the maximum height of the roof top equipment and the parapet wall (or provide another way of demonstrating that rooftop equipment will not be visible.

d. Please explain the ventilation duct shaft (note 24). This was not shown on the original plans and it appears to have a significant visual impact on the project. You may need to provide visual simulations to help clarify its impact and provide an alternative if the impact is significant.

e The second floor walkway providing access to the residential units has been changed from pickets to a solid cement plaster half wall. Please consider adding plaster reveals as an architectural detail to break up the plaster.

f. The backside dormers have been replaced with skylights. Please call me to discuss this.

(3) Please provide a color and materials board, including awning and roofing materials and colors.

(4) Please provide a sign plan for the entire site. If you are deferring resolving sign plan until tenants are identified, then provide general signage information (location, size, materials and wording) for the site, e.g. note 24.

(5) Regarding landscape plan:

a. Please indicate the number (i.e. "QTY) of each type of tree. (I do not need this for the other plants as long, at the final inspection, there is sufficient plant material provided to fill landscape areas with the selected plants.

b. I'm concerned that the patio walls in front of the first floor eastern-most unit will become a target for graffiti. Please show vines planted to grow on the wall. If this request is problematic for you, please call me to discuss.

c. The transformer shown in the southwest corner of the parking lot needs to be placed in a vault or carefully screened with landscaping.  How tall is the transformer and will the proposed landscaping (e.g. Westringia fruiticosa) adequately screen it?

d. Is a fire backflow preventer shown on the plans? I don't see it, so please detail the sheet number, if it is present. Make sure that it is located in as unobtrusive as possible location and screened as much as is possible without compromising fire department access.


If you have questions about these comments, please call me.

Annette Olson 831-454-3134



Review No:2



6/11/18   Annette Olson 454-3134


Note: I have contacted Jon Lee about the permit form but do not yet have it.

1. In order to use the corner tenant space as a restaurant, a discretionary permit is required: either a shared parking approval or an Amendment to the project. I was under the impression that you are pursuing a shared parking approval. If so, this application cannot be approved until the shared parking application is approved. As we discussed, a licensed traffic engineer is required to explain how the parking demand of the shared uses can be accommodated on-site.


2. The plaza area at the rear of the building has been significantly reduced relative to the approved discretionary permit. Why? The plaza area is a very nice feature of the project and should be retained.


3. The response to comments (2) a and b indicates that the details are shown on A8.5. I did not see either detail on this page. Please provide the details or else a page reference where the details are provided.


4. Regarding response to previous comment (3) Elevations (b) windows:


a. On the first floor, the discretionary plans call out aluminum storefront at the corner tenant space, anodized aluminum door and windows for the other tenant space, and—on the second floor—“Vinyl/Aluminum Windows Fin. To match windows below typ.” Since the first floor was all approved as aluminum and the second floor is to match the first floor, the second floor should also, be aluminum. Note that the elevations contain no distinction on the parking lot side versus the street frontages. Perhaps we should talk about this requirement?


b. Why is the window on the south facing gable end not centered as it was in the discretionary permit?


c. What color is proposed for the vinyl windows on the parking lot side of the second floor?


5. With respect to the duct shaft. I do not recall saying that the mushroom cap is “acceptable.” I believe I asked for alternatives to be considered that would have less of a visual impact. This is a significant new visual element that was not considered at the time of the discretionary permit. If there is no alternative, please explain why.


6. Landscape plan: Please add the Clytostoma callistigoides vines to the plant list.