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Design board supports concept changes, sends Northridge Road addition to staff hearing officer
Summary
The board provided concept feedback March 10 on a proposed 1,367-square-foot addition at 1260 Northridge Road, asked for more material and detail studies, and recommended support for a front setback modification and a minor zoning exception. The board continued the item to the staff hearing officer with conditions.
The Single Family Design Board on March 10 reviewed a concept submittal for 1260 Northridge Road, a proposal to add roughly 1,367 square feet to an existing three-story single-family residence and make exterior, landscaping and vegetation changes.
Why it matters: The property sits in an area where a 25-foot public right-of-way easement and steep ravine affect setbacks, and the project requires a front setback modification and other discretionary approvals. The board’s role at concept is to advise on aesthetic and neighborhood-preservation considerations before staff takes the matter to the staff hearing officer for project design approval and final findings.
Architects and designers for the owners, identified at the hearing as Steven and Anthony (owners present), described two primary additions: a continuous stair element for aging-in-place circulation and a modest expansion of the garage footprint to create a guest suite on the lower level. Designers said the intent is a blend of Santa Barbara-style materials — stucco and clay tile — with contemporary stone accents and metal awnings. Landscape designer Stacy Faucet said the landscape plan is minimal and drought-tolerant, with relocation of some non-specimen palms and preservation of mature oak trees in the north part of the lot.
Board feedback: Board members commended the reduced bulk and the removal of an octagonal "pagoda" element from the earlier design. Members requested additional information at the next review: higher-resolution exterior materials and finishes, refined window and railing details, and more precise plans showing window and material transitions. Board members said the stair tower height needed further study to confirm visual impacts from nearby ridgelines. Member Moslihy asked that the board see more detailed architectural details for the stone element and window transitions.
Action: The board voted to continue the item to the staff hearing officer with comments that the Single Family Design Board is generally supportive of the proposed massing, supports the requested front yard setback modification and the minor zoning exception to legalize an existing trash enclosure, and asks the applicant to return with a refined material palette, window/rail detailing and the front-wall/railing interface study. The motion passed unanimously (Vice Chair Sherry — yes; Board member Moslihy — yes; Board member Richards — yes).
Ending: The project will proceed to the staff hearing officer for formal review; the board will expect a follow-up submittal with the materials, details and responses to the board’s comments before final project design approval.
