HomeMy WebLinkAboutItem 4a. REVIEW OF TWO (2) SINGLE-FAMILY RESIDENCES AND ASSOCIATED SITE IMPROVEMENTS FOR A TENTATIVE PARCEL MAP (TWO-PARCEL FLEXIBLE LOT DESIGN SUBDIVISION), A FENCE HEIGHT EXCEPTION, AND A REQUEST TO REMOVE FIVE (5) TREES
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF TWO (2) SINGLE-FAMILY RESIDENCES AND ASSOCIATED
SITE IMPROVEMENTS FOR A TENTATIVE PARCEL MAP (TWO-PARCEL FLEXIBLE
LOT DESIGN SUBDIVISION), A FENCE HEIGHT EXCEPTION, AND A REQUEST TO
REMOVE FIVE (5) TREES
FILE NUMBER: ARCH-0851-2025 BY: Ethan Estrada, Assistant Planner
Phone Number: (805) 781-7576
PROJECT ADDRESS: 241 Hathway Avenue Email: ejestrad@slocity.org
APPLICANT: Brandon Taitz FROM: Rachel Cohen, Principal Planner
REPRESENTATIVE: Preston Jones of PJ Designs
RECOMMENDATION
Review the project in terms of its consistency with the Community Design Guidelines and
provide a recommendation to the Community Development Director.
1.0 PROJECT DESCRIPTION AND SETTING
Brandon Taitz (applicant) has applied for Minor Development Review (ARCH-0851-2025)
and Tentative Parcel Map (SBDV-0494-2025) (i.e., flexible lot design subdivision)
applications to redevelop and subdivide an existing 0.39-acre lot located at 241 Hathway
Avenue. The project would create two parcels, ranging from 7,911 to 9,059 square feet
in size, and each resulting parcel would be developed with a single -family residence and
associated site improvements such as access, landscaping, etc. (Figure 1 – Proposed
Tentative Parcel Map).
The project includes the construction of two, two-story, eight-bedroom single-family
residences that would each feature 3,155 square feet in gross floor area (total footprint of
2,092 square feet) and a three-car garage. Each parcel has a space designated for a
new, detached accessory dwelling unit, which are exempt from discretionary review per
state law. Easements are proposed for shared access, driveway, utilities, drainage, etc.
To facilitate the project, the existing single-family residence and all accessory structures
would be demolished, and five (5) trees are proposed for removal (with seven (7) new
trees proposed as compensatory replantings). The project also includes a fence height
exception request to allow a retaining wall and fence combination with a maximum height
of nine (9) feet where the standard is six (6) feet.
Meeting Date: 4/20/2026
Item Number: 4a
Time Estimate: 30 minutes
Page 9 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
Figure 1 - Project Site
Figure 2 - Proposed Tentative Parcel Map (Flexible Lot Design Subdivision)
Page 10 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
General Location:
The project would redevelop and subdivide an existing lot located at 241 Hathway
Avenue, creating two new parcels, with one single-family residence to be developed on
each parcel, near the intersection of Hathway Avenue and Carpenter Street (Figure 2 –
Project Site).
General Plan Land Use Designation:
Low-Density Residential (LDR)
Zoning Designation:
Low-Density Residential (R-1)
Surrounding Zoning Designations and Uses:
North: R-1 zone; single-family residences
East: R-1 zone; single-family residences
South: R-1 zone; single-family residences
West: R-4 zone; multifamily residences
2.0 PROPOSED DESIGN
Architecture: Two, two-story, modern farmhouse-style residences are proposed.
Design and Material Details: The proposed residences include gable roofs, Hardie board
and batten siding, smooth stucco siding, shingle roofing, sliding windows with trim, and
covered porches (Figures 4 to 7 – Proposed Elevations for Parcels 1 and 2).
Colors: Neutral color palettes consisting of grays, whites, and beiges are proposed (see
Figure 3).
Figure 3 – Color rendering of the proposed structure located along Hathway Street
Page 11 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
Figure 4 – Proposed South and East Elevations for Parcel 1
Figure 5 – Proposed North and West Elevations for Parcel 1
Page 12 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
Figure 6 – Proposed South and East Elevations for Parcel 2
Figure 7 – Proposed North and West Elevations for Parcel 2
Page 13 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
3.0 FOCUS OF REVIEW
Per Section 16.17.030(A)(5) (Flexible Lot Design Subdivisions in the R-1 Zone – Review
Authority), flexible lot projects require review as described in Section 17.106.030(C)
(Levels of Development Review – Moderate). Therefore, the Architectural Review
Commission’s (ARC) role is to (a) evaluate the project for consistency with applicable
design principles and objectives in the Community Design Guidelines (CDG), and (b)
provide a recommendation regarding the building and site designs to the Community
Development Director who will make the final determination on the project. Final review
of the project, including the accompanying Tentative Parcel Map (SBDV-0494-2025)
application for the proposed flexible lot subdivision, is tentatively scheduled for an
Administrative Hearing on May 11, 2026.
Figure 8 – Proposed Site Plan
Page 14 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
4.0 DESIGN STANDARDS AND GUIDELINES / DISCUSSION ITEMS
Staff has evaluated the project against relevant standards and guidelines in Chapter 2
(General Design Principles), Chapter 5 (Residential Project Design), and Chapter 6 (Site
Planning and Other Design Details) of the CDG, and identified the following discussion
items related to its consistency with applicable guidance in Table 1 below:
Table 1 – Project Consistency with Applicable Design Guidelines in the CDG
CDG Sections 2.2 Building Design, 5.5 Single-Family Housing Design
Highlighted
Guidelines Brief Description of Guidelines Discussion
2.2(C)
5.5(A)(1)
Attention to detailing and
emphasis on vertical and
horizontal articulation are
encouraged to visually reduce
building mass.
Houses in new subdivisions should
incorporate a variety of detailing,
size, and massing.
The project includes gable or hip
roofs, windows with trim, and
covered porches as design
elements.
The ARC should discuss whether
there is sufficient detailing and
vertical and horizontal articulation
to visually reduce building mass,
particularly along the North and
West Elevations for the proposed
residences.
CDG Section 5.2 Subdivision Design and General Residential Project Principles
Highlighted
Guideline Brief Description of Guideline Discussion
5.2(F)
Exterior finish materials should be
durable and require low
maintenance. The use of
combined materials can provide
visual interest and texture;
however, all sides of the single-
family residence should employ
the same materials, design details,
and window treatment.
The project utilizes Hardie board
horizontal siding and batten siding,
as well as stucco, and sliding
windows with trim as exterior finish
materials.
The ARC should discuss whether
the proposed combination of
materials provide sufficient visual
interest and texture on all
elevations for the residences.
CDG Section 5.3 Infill Development
5.3(C)
The height of infill projects should
be consistent with surrounding
residential structures. Where
greater height is desired, an infill
structure should set back upper
The project proposes a maximum
structure height of 23 feet as
measured from average natural
grade where the North Elevation of
Page 15 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
floors from the edge of the first
story to reduce impacts on
adjacent smaller homes, and to
protect solar access.
each structure is setback to meet
minimum setback requirements.
The ARC should discuss whether
the height and setback of each
proposed structure is consistent
with the surrounding residences.
CDG Section 6.1 Miscellaneous Design Details
Highlighted
Guideline Brief Description of Guideline Discussion
6.1(B)
Fences and walls can provide
safety, security, screening, and
privacy, but can also be unsightly
because of their length and
visibility unless well designed:
- Design and placement
should relate well to
building architecture and
topography. The elements
should be the same quality
in design and materials as
the buildings.
The project utilizes a wood fence
and retaining wall combination that
varies in height (maximum of nine
[9] feet) along the site perimeter
due to changes in topography.
The ARC should discuss whether
wood fencing and retaining wall
complements the design and
materials of the residences and
whether the requested fence height
exception to allow a maximum
height of 9 feet of the wood fence
and retaining wall combination,
where 6 feet is the standard, is
consistent with or an improvement
to the neighborhood and consistent
with the CDG.
5.0 PROJECT STATISTICS
Staff has evaluated the project against relevant development standards of the Zoning
Regulations and summarized its compliance in Table 2 below. No exceptions from
development standards are requested as part of this application.
Table 2 – Project Compliance with Development Standards in the Zoning
Regulations
R-1 Development
Standards Allowance or Requirement Compliant
Maximum Floor Area Ratio 0.4 Yes
Minimum Front Setback 20 feet Yes
Page 16 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
Minimum Side Setback
5 feet for the first 12 feet in height;
incrementally increases to 11 feet at a
maximum building height of 25 feet
Yes
Minimum Rear Setback
5 feet for the first 12 feet in height;
incrementally increases to 11 feet at a
maximum building height of 25 feet
Yes
Maximum Building Height 25 feet Yes
Maximum Lot Coverage 40% Yes
Minimum Lot Area 6,000 square feet Yes
Minimum Number of
Parking Spaces
2 spaces for the first four (4) bedrooms
and 0.75 spaces for each additional
bedroom
Yes
Maximum Fence Height
6 feet for combined fence and retaining
wall height as measured from the lower
side
Requesting an
exception for a
9 foot tall
combined
fence and
retaining wall
per SLOMC
Section
17.70.070(F)(3)
Tree Removals
Removal of five (5) trees; City Arborist recommends
approval of the removal and compensatory plantings, as
shown in the landscape plan (Sheet L-1 of Project
Plans), to the Community Development Director
Environmental
Determination
Categorically exempt from environmental review under
Section 15332 (In-Fill Development Projects) of the CEQA
Guidelines.
6.0 ACTION CHOICES
6.1 Recommend approval of the project based on consistency with the CDG. An action
recommending approval of the project will be forwarded to the Community
Development Director for final action. This action may include direction for the
applicant or recommendations for conditions of approval to address consistency
with the CDG.
6.2 Continue the project to a hearing date certain or uncertain. An action continuing
the project should include direction to the applicant and staff on pertinent issues.
Page 17 of 37
Item 4a
ARCH-0851-2025
Architectural Review Commission Report – April 20, 2026
6.3 Recommend denial of the project. An action recommending denial of the project
should include findings that cite the basis for denial and reference inconsistency
with the General Plan, Zoning Regulations, CDG, or other policy documents.
7.0 ATTACHMENTS
A – ARCH-0851-2025 Project Plans
Page 18 of 37
Page 19 of 37
Page 20 of 37
Page 21 of 37
Page 22 of 37
Page 23 of 37
Page 24 of 37
Page 25 of 37
Page 26 of 37
Page 27 of 37
Page 28 of 37
Page 29 of 37
Page 30 of 37
Page 31 of 37
Page 32 of 37
Page 33 of 37
Page 34 of 37
Page 35 of 37
Page 36 of 37
Page 37 of 37