CITY COUNCIL: Appeal of Planning Commission's Decision to Deny Design Study Application for Aluminum Clad Wood Windows on a Proposed Residence

Meeting Date: 2 March 2010
Prepared by: Marc Wiener, Assistant Planner

City Council
Agenda Item Summary

Name: Consideration of an appeal of the Planning Commission’s decision to deny a Design Study application for aluminum clad wood windows on a proposed residence to be located at Carmelo Street 2 NW of Ocean Avenue. The appellant is Julie Mak.

Description: The appellant is requesting that the Council overturn the Planning Commission’s decision to deny the aluminum clad windows.

Overall Cost:
City Funds: N/A
Grant Funds: N/A

Staff Recommendation: Review the window sample and determine if the windows are or are not appropriate.

Important Considerations: Design Guideline 9.11 states, “materials other than authentic, unclad wood are appropriate only when it can be demonstrated that the proposed material is more appropriate to the architecture.” A four-member committee was formed to review the City’s policy on residential window applications. The committee is scheduled to present its recommendations to the Planning Commission in April.

Decision Record: The Planning Commission denied the proposal for aluminum clad windows by a vote of 4-1 on 13 January 2010.

Reviewed by:

__________________________ _____________________
Rich Guillen, City Administrator Date

CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR McCLOUD AND COUNCIL MEMBERS
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
FROM: MARC WIENER, ASSISTANT PLANNER
DATE: 2 MARCH 2010
SUBJECT: CONSIDERATION OF AN APPEAL OF THE PLANNING COMMISSION’S DECISION TO DENY A DESIGN STUDY APPLICATION FOR ALUMINUM CLAD WOOD WINDOWS ON A PROPOSED RESIDENCE TO BE LOCATED ON CARMELO STREET 2 NW OF OCEAN AVENUE.
THE APPELLANT IS JULIE MAK.

SUMMARY RECOMMENDATION
Review the window sample and determine if the windows are or are not appropriate.

BACKGROUND
The project site is located on Carmelo Street 2 NW of Ocean Avenue. On 24 June 2009 the Design Review Board approved an application for a new, two-story residence at the subject property. The original design incorporated unclad wood windows. The applicant subsequently submitted an application for aluminum clad wood windows which the Planning Commission denied.

In the past, Carmel-by-the-Sea has strongly encouraged using unclad wood windows on residential projects. In recent years, however, aluminum windows have been approved several times by the Design Review Board, Planning Commission and City Council, as applicants have proposed clad windows for maintenance and cost purposes. Approval of wood clad windows was primarily based on window quality and the architectural style of the home.

The Planning Commission has recently expressed concern about whether use of wood clad windows meets the intent of the Design Guidelines. A four-member committee was formed and has been meeting to review the City’s policy on residential window applications. The committee is scheduled to present its recommendations to the Planning Commission in April.

EVALUATION
Basis for Appeal: The appellant’s reasons for appealing the Planning Commission’s decision are:

• Wood windows are less durable than aluminum clad windows.

• The proposed clad windows are aesthetically pleasing.

• Aluminum clad windows fit the contemporary design of the residence.
Windows: With respect to window materials, Design Guideline 9.11 states, “materials other than authentic, unclad wood are appropriate only when it can be demonstrated that the proposed material is more appropriate to the architecture.” Guideline 9.6 states, “some new materials may be considered only if they convey a scale and texture similar to that of traditional materials.”

The Guidelines encourage the use of unclad wood windows. Aluminum clad wood windows, however, present an appearance that is similar to a wood window when viewed at a distance, which is the basis for most approvals. The Council should determine if the proposed windows are appropriate for this residence.

Summary of PC Review: The Planning Commission denied the application for aluminum clad windows by a vote of 4-1 at the hearing on 13 January 2010. The primary basis for the denial is that aluminum clad windows are not consistent with the Design Guidelines.

RECOMMENDATION
Review the window sample and determine if the windows are or are not appropriate.