At 109 Elm Avenue, a teardown and rebuild wins unanimous approval — variance and all

At 109 Elm Avenue, the owners proposed demolishing the existing residence and garage and building a new two-story 3,827-square-foot house with a 572-square-foot two-car garage, roughly 300 square feet of accessory structures and a 553-square-foot ADU tucked inside the footprint of the new residence — a total of 5,266 square feet of development. The package also asked for a slope use permit for 520 cubic yards of cut and 362 cubic yards of fill (158 cubic yards hauled off-site), removal of eight heritage trees, fence height exceptions for a 6-foot fence in the front yard setback where 42 inches is the maximum plus an 8-foot fence on the western side yard, and a setback variance to put a trash enclosure six inches from the property line in the eastern side yard where five feet is required.

Staff recommended approval with findings, conditions and a Class 2 CEQA exemption, but drew a line at the trash enclosure: staff could not make the hardship finding required for the setback variance, and advised that if the commission approved it anyway, it should strike condition of approval #10. The commission did exactly that.

The trees were the neighbors' issue. Raymond Lynch, who lives next door at 115 Elm, told the commission he and his household had reviewed the plans and worried that stripping out trees and greenery would cost them their privacy — but said that after the applicants agreed to plant seven Podocarpus trees along the driveway, ideally 12 feet tall, they no longer objected. Project architect Jared Pelosky said the design followed the rules with very few exceptions, noting the property is allowed 28 percent floor area ratio and the proposal comes in at 25 percent. Owner Josh Turner said the family had made efforts to meet and talk with neighbors about the plans and expected to make the house their forever home.

One commissioner said the design was beautiful and remarked that it was the first project since joining the commission that didn't need an FAR exception. Another flagged the variance as a precedent risk — approve a six-foot trash structure at the property line where a fence is allowed, and a future applicant could put a roof on one and make it taller. Staff advised the commission to spell out in its motion why this case was acceptable: the enclosure is unroofed and no taller than a permitted fence. The project was approved 3-0, with Commissioners Campbell and Hull and Chair Swisser voting yes and Commissioners Wagstaff and Chmer absent.

Next Planning Commission meeting: January 13.

A 532-square-foot awning for Backstage Wine Bar at 295 Magnolia — in charcoal gray, not yellow

At 295 Magnolia Avenue, the commission approved design review for a new 532-square-foot awning across the front of the commercial building, covering the front patio at Backstage Wine Bar. It will be permanent rather than retractable, charcoal gray, and — as staff confirmed — without the plastic side paneling seen on some other downtown structures. No other alterations were proposed.

“It's not going to be in daylo yellow, I'm assuming. Is that correct?”— Chair Swisser, before voting to approve

Staff recommended approval with findings, conditions and a Class 1 CEQA exemption. A commissioner said an awning there sounded great and specifically credited the absence of side panels in making the required findings. Chair Swisser wanted one point nailed down before voting.

Staff answered that the fabric is a charcoal gray, similar to the awning on the sister building across the driveway. The item was approved 3-0, with Commissioners Hull and Campbell and Chair Swisser voting yes.