4-21-15 El Cajon-Applicant Presentation240 El Cajon Way
New plan
Old plan
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Residential Guidelines imply 2 story can be built in our neighborhood.
S. 2.3 Form and Mass
“Design two story houses in predominantly one story neighborhoods to blend with the smaller homes…an effort should be made to limit the house to one-story in height or to accommodate
second floor space within the existing roof. If a two-story house is proposed in this type of a neighborhood, the house shall be designed to blend with the smaller homes.”
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Chapter 2 Techniques:
Combo of 1 and 2 story masses
Roof segments separating 1st and 2nd floors
Deep recessed entries
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Similar in height to some one story houses in our neighborhood
19’ 10” = our total height
*removed attic and cellar
*lowered house by 2 feet
*added 1 story elements
To blend with the Neighbors
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2) We would be the largest home in our immediate neighborhood.
Policy LU 6.7 – Continue to encourage a variety of housing types and sizes that is balanced throughout the Town and within neighborhoods, and that is also compatible with the character
of the surrounding neighborhood.
Policy CD 1.2 -New structures . . .shall be designed to harmonize and blend with the scale and rhythm of the neighborhood.
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Compatible with character:
Eave edges over first floor
Recessed entry way
Similar siding
Same size first floor footprint
The Town can allow diverse sizes within our neighborhood.
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Blend with Scale and Rhythm of Neighborhood:
1 story elements over garage and office
Eliminate 4 in a row cookie cutter look
Streetscape
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Address House SF Stories House FAR
15525 El Gato 1,100 1 .12
15545 El Gato 1,460 1 .18
15565 El Gato 1,448 1 .18
15540 El Gato 2,581 2 .32
244 El Cajon 1,148 1 .14
245 El Cajon 1,539 1 .18
241 El Cajon 1,148 1 .18
240 El Cajon 2.542 2 .33
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Look outside our immediate neighborhood:
260 El Cajon Way 2,627 SF .33 FAR
220 Arroyo Grande 2,455 SF .30 FAR
280 Garden Hill Dr. 2,341 SF .31 FAR
116 Las Astas 2,554 SF .32 FAR
240 El Cajon Way 2,542 SF .33 FAR
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S. 1.6 Design Guidelines:
“The greatest attention will be given to the immediate neighborhood where nearby homeowners are most likely to be confronted with the new house…on a daily basis, and where other residents
driving by are most likely to see the new structure in the context of the nearby homes.”
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View of 260 El Cajon from Street
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There are 18 two story homes in our neighborhood.
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Transitional Neighborhood:
1959 homes
Termites and asbestos
No aesthetic value
Lack proper EQ reinforcements & substandard studs
Broad property tax range: $1,084 - $12,421
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Transitional Family
1. Start Small,
2. Save money,
3. Expand
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Chapter 2: Residential Design Guidelines
“Some changes are inevitable, may improve the existing structure and/or neighborhood, and may be desired by the neighborhood.”
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Chapter 2: Residential Design Guidelines
“Some changes are inevitable, may improve the existing structure and/or neighborhood, and may be desired by the neighborhood.”
Insulated Concrete Forms (ICFs):
Less wood
Heating / cooling reduced by 50%
Fire-resistant up to 4 hours
Earthquake resistance
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Chapter 2: Residential Design Guidelines
“Some changes are inevitable, may improve the existing structure and/or neighborhood, and may be desired by the neighborhood.”
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