Highland PEARSONPearson Residence
19 Highland Ave
Town Council Meeting
December 20th, 2016
Project Comparisons
2010 vs. October 2016 March 2016 vs. October 2016
2010 Planning Commission CommentsMotion carried 6 –0 in December 2010Motion carried 6 –0 in October 2016
Commissioner Thomas O’Donnell
Commented this is a difficult lot and the house is not extremely large. The design is very good under the circumstances.
Commissioner Charles Erekson
Commented that he concurs with Commissioner O’Donnell that the design is as good as it can be regarding the constraints.
Chair Jon Bourgeois
Commented that he likes the design and believes the design and size is compatible with the neighborhood.
Vice Chair Marico Sayoc
Commented that she will support the motion and stated that while she is hesitant to have buildings outside of the LRDA, this is an
appropriate design given the constraints of the site.
Commissioner Marcia Jensen
Commented she agrees with Vice Chair Sayoc’s comments and reluctantly supports the motion. She would have preferred that less
of the house was outside of the LRDA but does appreciate that there will not be a lot of movement of dirt off of the site. She does not
want her vote to construe that future homes can go outside of the LRDA and that this vote is based on this particular lot.
Commissioner Joanne Talesfore
Commented that she does not view this as a hillside house, but believes it is in the best site possible. She is disappointed it does
not have more natural features included.
1.Locate buildings within the Least Restrictive Development Area.
2.Preserve views of highly visible hillsides.
3.Reduce visual impact.
4.Ridgeline view protection.
5.Preserve natural features.
6.Avoid hazardous building sites. Building in areas with more than 30 percent slope or areas containing liquefiable soil with poor bearing capacity, slide potential, fault
rupture zones, and other geotechnical or fire hazards shall be avoided unless no
alternative building site is available.
7.Protect riparian corridors.
8.Protect wildlife.
Guidelines:
1.Solar orientation.
2.Impact on adjacent properties.
3.Minimize grading.
Hillside Development Standards + Guidelines II
Section C –Selecting the Building Site
FAR Comparison
Out of 19 properties in
the neighborhood, we are
in the bottom half at
number 12
15 Highland Ave is also
zoned HR2-1/2, but is
ranked at number 7 with
more than double the FAR
LRDA Restraints
Footprint of
proposed building
Average Slope Within Building Footprint
Hillside LRDA Guideline: 30% slope
(unless no other alternative is available, per
HDSG)
Formula:
S = 0.0023 x I x L
A
Overall Footprint:
S =
S = 32.6%
0.0023 x 2 x 387
0.0545
Footprint of
proposed building Existing
topographic lines
Repositioning of Building +Increasing Creek Setback
Reduction of footprint
responding to increased
creek setback of 20’ min.
Rotation into the hillside
2010 Approved Firetruck Turnaround
Issues With 2010 Plans:
•A portion of a 5.5 ft retaining wall that starts at
the property entrance and runs 70 ft along
creek is located within 1 ft of top of creek bank
•Energy Dissipator is located fully within the
creek channel
•A 5 ft high fire turnaround retaining wall
measuring approximately 50 ft in length is 1 ft
from private driveway
•Approximately 40 ft of metal guardrail is
needed for safety along the fire turnaround that
backs up to the private driveway
•These items and exhibits are meant to
illustrate how the current Planning
Commission approved project is far less
impactful to the site than the 2010 project.
Proposed Revised Grading at Fire Turn Around Area
35’ of wall < 2’ tall to
accommodate reduced
slope
Firetruck Turnaround Comparison Overlay
2010 Approved Plan
2016 Approved Plan
Views from Appellants
View from
Badame Home
Story Poles
(proposed house not
visible from
neighbors house)
View from Smullen
Driveway
Story Poles
(proposed house not
visible from neighbors
house)
View from Roberts Yard
Story Poles
(proposed house not visible from neighbors house)
Floor Plans October 2016
approved floor plan
March 2016
approved footprint
October 2016
approved floor plan
October 2016
approved floor plan
March 2016
approved footprint
March 2016
approved footprint
Exterior Elevations
Roadside Elevation Private drive off
Highland Ave
Grade line at
house footprint
Upper Level of house is barely visible along
private drive and shed direction of roof, window
placement, etc. are sensitive to privacy for all
houses
Proposed Sections
Key Plan
Section –East View
Section –West View HDS&G Chapter V. Architectural Design E. Building
height. Standards: 5.“Three-story elevations are
prohibited.”
Roof lines follow slope
2-Story
stack ONLY
2-Story
stack ONLY
Tree Analysis
Applicant proposes to keep tree #56
to satisfy appellant concerns
Trees + Landscape Elements
Ed Pearson has made several gestures to maintain specific trees per the appellants requests as well as
offered to provide additional landscaping per their specification (at his cost).
A landscape plan by a
certified landscape
professional has been
developed to provide
privacy to both the
home-owner and
surrounding properties
specifying native
plantings that are
sensitive to the
surroundings. This plan
provides requested
screening along the
private road to the
Smullen’s property, the
driveway turnaround,
and the views from
Roberts properties.
Trees + Landscape Elements
Rendering Comparisons
March 2016 Approved October 2016 Approved
Rendering Comparisons
March 2016 Approved October 2016 Approved
Rendering Comparisons
March 2016 Approved October 2016 Approved
Rendering Comparisons
March 2016 Approved October 2016 Approved
Optional Roof Modification
Optional Roof Modification
Optional Roof Modification
Optional Roof Modification
Roberts View at Bench
Broken Netting
ARCHIVE
Architectural Plans –Cover Sheet
Architectural Plans –Floor Plans
Architectural Plans –Floor Plans
Architectural Plans –Elevations
Architectural Plans –Elevations
Architectural Plans –Elevations
Architectural Plans –Elevations
Architectural Plans –Sections
Grading Plans
Grading Plans
Grading Plans
Grading Plans
Grading Plans
Grading Plans
Grading Plans
Modifications Made
March 2016 DRC Approved Proposal:
Floor Area:
Habitable House: 4,357 SF
Garage (-Reduction): 320 SF
Total:4,677 SF
Footprint Area:2,992 SF
Maximum Height:25’
Maximum Elevation:35’
Lot Coverage:7,244 SF
Property Setbacks:
Front:190’
North (left) Side:20’
South (right) Side:24’
Rear:61’
Creek Setbacks:
Residence/Garage:Minimum 15’
Driveway:Minimum 3’
Grading:272 cubic yards cut
386 cubic yards fill
0 cubic yards of export
Retaining Wall Height:0-3 feet height: 288’
3-5 feet height: 265’
Retaining Wall Length:~653’
Tree Removal:Proposed: 15 Trees
Home cut into hillside per HDSG:No
Current Proposal:
Floor Area:
Habitable House: 4,031 SF
Garage (-Reduction): 217 SF
Total:4,248 SF
Footprint Area:2,372 SF
Maximum Height:25’
Maximum Elevation:35’
Lot Coverage:6,339 SF
Property Setbacks:
Front:185’
North (left) Side:21’
South (right) Side:20’
Rear:65’
Creek Setbacks:
Residence/Garage:Minimum 20’
Driveway:Minimum 10’
Grading:439 cubic yards cut
429 cubic yards fill
0 cubic yards of export
Retaining Wall Height:0-3 feet height: 106’
3-5 feet height: 104’
Retaining Wall Length:~210’
Tree Removal:Proposed: 7 Trees (One is half-dead)
Home cut into hillside per HDSG:Yes
Overall Reduction: 429 SF
Overall Reduction: 905 SF
Overall Reduction: 443’
Reduction: 8 trees
Overall Reduction: 620 SF
History of 19 Highland Avenue
First subdivision was created 1886.
A resubdivision was completed June 12th
1978. Recorded at Book 420 of maps at
page 8. (Info. from Peoples Associates)
Since then, surrounding neighbors have
used this as their private park.
Lot was for sale 05/26/2012 through 06/18/2015 when
purchased by Ed Pearson. Ed prefers a more modern-rustic
aesthetic than the original façade of the 2010 application,
which also better conforms to the Hillside Guidelines. A
redesign commenced.
Current proposal is supported by eight adjacent neighbors.
Slope Stability
All improvements (except in R-1 zones) are
to be located outside a slope stability
protection area, which is the greater of 20
feet inward from the top of bank or to a
point measured at a ratio of 2:1
(horizontal: vertical) inward from the toe of
bank
In R-1 zones, improvements are to be
located outside a slope stability protection
area which is:
20 feet inward from the top of bank for lots
10,000 square feet or less and 25 feet for lots
greater than 10,000 (for creeks 10 feet deep or
less)
2:1 Setback =+/-6’
Current Proposed =20’ min
We are zoned HR-2.5
not R-1
Slope Stability
Town currently has a creek setbacks to minimize
impacts to streams. Town requires the greater of
20 feet inwards from the top of the bank or a
point projected 2:1 up from the toe of the bank.
From a slope stability standpoint, a 2:1 setback is
appropriate for soil materials, and steeper planes
(1:1 setbacks) are appropriate for bedrock (i.e.
steep road cuts). 20' is not a magic number.
There are no slope stability concerns that could
affect the area of the proposed house.
Portions of the house that are cantilevered into
the 20-foot setback will have no impact on slope
stability (akin to a diving board having no impact
on the water within the pool beneath it).
The proposed configuration meets the town's
requirements of a 20 foot setback, and
substantially exceeds the 2:1 slope stability
requirement.
Footprint ComparisonAll Submittals
Dining Room
2’-11” –4’-8”
high off ground
Deck
3’-11” –5’-4” high
off ground
Family Room
2’-8” –5’-10”
high off ground
5’-0”
5’-0”14’-1”
Canitelevered Areas
Floor Plan Comparison
Upper Level Plan
Main Level Plan
Garage Plan
Floorplan Changes
Garage Level
March 2016 DRC Approved Plan
(Orange)
Current proposal
(Black)
Floorplan Changes
Main Level
Current proposal (Black)
March 2016 DRC
approved proposal
(Orange)
Reduced by 1’-10”
Reduced by 3’-0”
Reduced by 2’-0”
Reduced by 3’-0”
Reduced by 3’-2”
Reduced by 6’-1”
This area
shifted
Mass broken up
with cantilevers
Steps down to
snuggle into
hillside +/-18”
Mass broken up
with cantilevers
Floorplan Changes
Upper Level
Reduced by 7’-10”
Reduced by 1’-10.5”
Reduced by 4’-6”
Current proposal (Black)
March 2016 DRC
approved proposal
(Orange)
Elevation Changes
East-Previous
East-New
West-Previous
West-New
Building buried into
hillside with rotation
Roof lines
follow slopeRoof lines lower at
private drive
Less massive entry
element
Reduced footprint and
rotation into hillside
General Plan Community Design Element Policy CD-
14.3 “Effective visible mass shall be reduced through such means as stepping structures up and down the hillside,
following topographical contours, and limiting the height
and mass of wall planes. A maximum of two stories shall
be visible from every elevation.”
HDS&G Chapter V. Architectural Design E. Building
height. Standards: 5.“Three-story elevations are
prohibited.”
Massing/elevation
beyond
Massing/elevation
beyond
Massing/elevation
beyond
Massing/elevation
beyond
North-Previous
North-New
Less massive entry
element Revised windows for privacy
Reduced Upper Level
footprint to allow for more
shed roof
Cantilevered elements to
reduce bulkRevised windows for privacy
Elevation Changes
South-Previous
South-New
Increase in use of wood siding
to break up stucco mass
More movement with
cantilevered elements
Lowered building by 18” in
plan to set into hillside
Movement on façade to
break up 2-story massing
Modified fenestration patterns
throughout to increase privacy
Elevation Changes
Model Photographs
View from Rear Yard
Lots of shifting wall planes
and massing to reduce bulk
Cantilevers create
movement and respond
to creek setbacks
Deep overhangs at
porches create
shadow, depth, and
privacy
Model Photographs
View from Rear Yard
Cantilevers for setback
Shifts in roof plates and
wall plates
Modified balcony
roof to reduce
height
Model Photographs
View from Driveway at Front View from Above
Entry element reduced
and fit into main roof Lots of movement
in roof plates to
break up bulk and
mass
Model Photographs
View Along Private Drive at Rear
Roof planes protect
privacy along private
drive
House snuggled into
hillside
NEIGHBORHOOD ANALYSIS
19 Highland Ave –Attachment #14
SOURC
ES:
PROJECT ADDRESS: 19
Highland Ave.
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)
ROOF MATERIALS ACCESSORY
BUILDING ACCESSORY BUILDING IMAGE YEAR BUILT
25 Alpine Ave 44,370 5,021 Stucco, wood trim Composition N/A N/A 1968
38 Alpine Ave 21,750 4,800 Stucco, cast stone
molding Tile N/A N/A 2000
47 Alpine Ave 33,060 4,320 Stucco, wood trim Clay tile N/A N/A 1925
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE YEAR BUILT
54 Alpine Ave 31,240 4,602 Stucco, wood trim Composition N/A N/A 1989
57 Alpine Ave 25,665 3,827 Stucco, wood trim Composition N/A N/A 1941
58 Alpine Ave 23,848 5,451 Stucco, stone veneer,
wood trim Composition N/A N/A 1997
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE YEAR BUILT
66 Alpine Ave 14,922 3,203 Horizontal wood siding,stone cladding, wood trim Composition 746 SF Guest House
N/A 1940
74 Alpine Ave 25,762 2,040 Horizontal wood siding,
wood trim Composition N/A N/A 1935
76Alpine Ave 8,511 3,644 Stucco,wood trim Composition 400 SF
Guest House 1924
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF
SQUARE FEET PER TYPE)
ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE
YEAR
BUILT
78 Alpine Ave 22,151 3,660 Stucco, wood trim Clay tile 500 SF Guest House 1942
95 Alpine Ave 20,010 4,329 Wood shake siding, wood trim Composition N/A N/A 1900
98 AlpineAve 6,055 1,969 Board and batten siding, wood
trim Composition N/A N/A 1965
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE YEAR BUILT
106 Alpine Ave 20,037 3,633 Horizontal wood siding, stone cladding, wood trim Composition N/A N/A 1989
118 Alpine Ave 20,036 3,922 Horizontal wood siding,
wood trim Composition N/A N/A 1986
126 Alpine Ave 20,002 4,591
Horizontal wood siding,
scalloped shingle siding,
wood trim
Composition N/A N/A 1987
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE YEAR BUILT
134 Alpine Ave 14,790 2,670 Horizontal wood siding, wood trim Composition N/A N/A 1971
138 Alpine Ave 18,270 3,133 Horizontal wood siding,
brick, wood trim Composition N/A N/A 1900
139 Alpine Ave 21,315 3,827 Woodshake siding, wood
trim Composition N/A N/A 1912
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE YEAR BUILT
1 Highland Ave 111,427 2,279 Horizontal wood siding, brick, wood trim Composition 580 SF Garage 1942
15 Highland Ave 18,763 2,812 Board and batten,stone
cladding, brick Composition
480 SF
Guest
House (top)
220 SF Guest
House
(bottom)
1900
19 Highland Ave N/A 45,240 4,357 Stucco, horizontal wood
siding, stone veneer Standing seam metal roof 720 SF
Garage N/A N/A
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE YEAR BUILT
25 Highland Ave 67,879 3,076 Brick, board and batten, wood trim Shake shingle
798 SF Garage
(shown)
500 SF Pool
House (not shown)
1935
63 Highland Ave 128,485 2,417 Horizontal wood siding,
wood trim Composition N/A N/A 1915
105 Highland Ave 81,345 4,204 Woodshingle siding, wood
trim Composition 828 SF
Garage 2002
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET PER TYPE)ROOF MATERIALS ACCESSORY
BUILDING
ACCESSORY BUILDING
IMAGE YEAR BUILT
48 Jackson St 20,006 4,819 Wood siding, wood trim Composition N/A N/A 1966
ADDRESS IMAGE OF HOUSE HOUSE TYPE LOT SIZE (SF) LIVING SPACE
(SF)
FAÇADE MATERIALS
(DECENDING ORDER OF
SQUARE FEET PER TYPE)
ROOF MATERIALS PROPOSED HOME IMAGE PROPOSED LIVING
SPACE (SF)
140 Foster 211,701 792 Wood siding, wood trim Shake Shingle 4,834