Exhibit 18 - Applicant Response LetterSUMMARY OF COMMUNITY OUTREACH
UTOPIA DESIGN & CONSTRUCTION
UTOPIADC.NET
JANUARY 6, 2021
EXHIBIT 18
Response to Appeal of DRC approval decision for 15 Loma Alta Avenue
Response to Planning Commission Meeting on November 11th 2020
Architecture and Site Application S-19-023
Following the result of Planning Commission meeting on November 11th, 2020,
per committee request we have worked on the two proposed style in neighbors’
appeal, Craftsman & Mediterranean, and emailed it to the concerned
neighbors on 12/11/2020.
The following is their recommendations and our new design:
CRAFTSMAN STYLE:
On page 13 of Neighbors’ appeal, they suggested a craftsman style house and
the following Features:
- 8’ plate heights on the second floor with vaulted ceilings – achieving
the interior heights the developer desires
- Low pitched roof to reduce the overall building height to ~24’
- Upper story set back on left side to reduce bulk and mass at street
- Detailing taken from classic bungalow for neighborhood continuity
- Stucco siding finish on lower story (optional) – matching developers
desired finished combined
- with shingles on second story to capture classic craftsman detailing
- Wood windows and doors – to meet the design guidelines and
neighborhood compatibility
UTOPIA’s proposed Craftsman Design for Loma Alta & Panighetti façade:
- Second floor has vaulted ceiling with an 8’-6” plate heights.
- The pitch is lowered to 8:12 from 12:12. Consequently the height is 24’-
10” about 2’ lower than previous height (27’) and close to neighbors’
desired height.
- Left side of second story has a 5’-6” set back.
- Craftsman detailing has been added to the design for neighborhood
continuity per neighbors’ desire and recommendation.
- We are proposing stucco or paint grade siding for first floor only and
stained wood siding for the second floor. Roof material is shingle.
- Aluminum windows and doors have changed to wood windows &
doors for neighborhood compatibility and design guideline.
Please note:
1- The family room is in the north side of the house and requires a lot of lights
coming in for the physical & mental health of future residence. Therefore,
we are proposing a high ceiling for the family room. It is not going to be
visible to public view.
2- In order to reduce the shadow over the neighbor’s ADU @111 Panighetti
Pl. we have reduced the garage pitch to 6:12 and is different from the rest
of the house which is 8:12. We don’t mind changing it to 8:12 if the 6:12
pitch doesn’t meet the neighbors’ satisfaction.
SPANISH STYLE:
On page 12 of Neighbors’ appeal, they suggested a Spanish style house and
the following Features:
- 9’ plate heights – achieving the interior ceiling heights the developer
desires
- Second story set back to reduce bulk and mass at the street
- Low pitched and parapet flat roof to reduce the overall building
height to ~24’
- Detailing taken from the existing home to give a sense of
neighborhood continuity
- Stucco siding finish – matching developers desired finished
- Wood windows and doors – to meet the design guidelines and
neighborhood compatibility
UTOPIA’s proposed Spanish Design for Loma Alta & Panighetti façade:
- Second floor has vaulted ceiling with an 8’-6” plate heights.
- The pitch is lowered to 8:12 from 12:12. Consequently the height is 24’-
10” about 2’ lower than previous height (27’) and close to neighbors’
desired height.
- Left side of second story has a 5’-6” set back.
- Spanish Style detailing has been added to the design for
neighborhood continuity per neighbors’ desire and recommendation.
- We are proposing stucco for façade. Roofing is clay tile.
- Aluminum windows and doors have changed to wood windows &
doors for neighborhood compatibility and design guideline.
Please note:
1- The family room is in the north side of the house and requires a lot of
lights coming in for the physical & mental health of future residence.
Therefore, we are proposing a high ceiling for the family room. It is not
going to be visible to public view.
2- In order to reduce the shadow over the neighbor’s ADU @111
Panighetti Pl. we have reduced the garage pitch to 6:12 and is
different from the rest of the house which is 8:12. We don’t mind
changing it to 8:12 if the 6:12 pitch doesn’t meet the neighbors’
satisfaction.
We have received Mr. James Lyon’s response on behalf of neighbors on
01/02/2021
They approved the craftsman design and requesting some modifications on it
which we have took in the account and adjusted the plan set accordingly.
The following is their requests and our response (in blue):
1. Consistent lighting on doors and windows: The color renderings (sheet 3.4)
has consistent lighting (preferred) on the Front and Panighetti Place
elevation, while the line drawings (sheet A3.1a) do not (redlines capture
the renderings)
The facades in new plan set include all of these recommendations.
2. Sheet A3.1a calls out a Plexiglass railing – I believe this is a remanent of the
prior design and should be eliminate for the exterior elevations.
Is removed in the new set.
3. The Side Elevation fenestration is awkward and inconsistent with the
Craftsman motif. A more consistent fenestration would be a multi -lighted
high awning window to provide light and privacy to the two bedrooms
and bathrooms. Further, some level of Craftsman lighting details at the
top of the large view windows would tie them into the overall desi gn.
The side elevation in the new plan set include all of these
recommendations, except the additional window in first floor bedroom. It
goes to the closet of that room.
4. There are inconsistencies between the floor plans and elevations. As
example - the floor plan (living room) and front elevation shows a
chimney, but the chimney is not shown on the side elevation.
Is addressed in the new plan set.
5. The sloped roof overhangs are inconsistent depth. The Side Elevation
overhang is much larger (2’10” from the roof plan or greater based on
wall articulation) than any other overhang and appears quite awkward.
They are consistent now.
UTOPIA’s Request from Planning Commission:
We have done everything that the neighbors have reque sted and took all of
their concerns and recommendations into the account. We are hoping that
Planning Commission approves our project this time so we can move forward
after 2 years of following every guideline has been set by the Town!
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