1. 1837 Pine Street Project Overview 1

2. 1837 Pine Street - Site Plan 2

3. Home on Front Lot Farmhouse Design - 2,276 Sq. Ft. Main House - 400 Sq. Ft. Guest Unit 3

4. Home on Flag Lot Barnhouse Design - 2,345 Sq. Ft. Main House - 400 Sq. Ft. Guest Unit 4

5. Medium Density Residential Neighborhood Details Prevalence of detached single-family homes The agricultural history has influenced the architectural design of many buildings and homes in the area Eclectic architecture 5

6. Project Design Highlights Family homes Architecturally designed to keep historical character Eliminated second floor privacy concerns on both homes 6

7. Required Planning Commission Findings to Approve Parcel Map Creation of flag lot is consistent with neighborhood character and density. Development of flag lot will not result in significant loss of privacy for adjoining residential units. Development of the flag lot will not result in excessive noise, traffic and parking congestion. 7

8. Privacy 8 Loss of privacy is not a neighbor seeing the new homes.

9. Steps Taken to Address Privacy Concerns Eliminated and moved windows Raised second floor window sill heights Planted mature olive trees (evergreen) outside all second floor windows with adjacent living space 9

10. Privacy – Distances to Neighbors 10

11. Privacy Concerns – Tree Mitigation 11

12. Privacy – Home on Flag Lot 12 Facing Pott’s Back Yard

13. Privacy – Home on Flag Lot 13 Facing Casten’s Back Yard

14. Privacy – Home on Flag Lot 14 Facing Chase’s Back Yards

15. Privacy – Home on Front Lot 15 Facing Pott’s House

16. Privacy – Home on Front Lot 16 Facing Chase’s Garage/House

17. Olive Tree Providing Privacy 17

18. Why a No Privacy Impact Finding Can And Should Be Made Privacy concerns effectively mitigated by: Olive trees planted or existing trees on property outside all second floor windows with living space Raising second floor window sill heights in flag lot home facing side neighbors Home designs respect and address neighbor’s privacy concerns 18

19. Character 19

20. Elements of Neighborhood Character Cultural History of Area Architecture Neighborhood Amenities Transportation Proximity to Business District Common Interest with Neighbors 20

21. What is the Character of the Homes of West Side of Main Street? Eclectic architecture Predominantly detached single-family residences with one and two-story homes The agricultural history of St. Helena has influenced the design of many buildings and homes Various size and shapes of parcels 21

22. Eclectic Architecture 22

23. Eclectic Architecture 23

24. Eclectic Architecture 24

25. Eclectic Architecture 25

26. Eclectic Architecture 26

27. Eclectic Architecture 27

28. Flag Lots With Two-Story Homes 28

29. Flag Lots With Two-Story Homes 29

30. Flag Lots With Two-Story Homes 30

31. Flag Lots With Two-Story Homes 31

32. Flag Lots With Two-Story Homes 32

33. Flag Lots With Two-Story Homes 33

34. Flag Lots With Two-Story Homes 34

35. Flag Lots With Two-Story Homes 35

36. Why Floor Area Ratio (F.A.R.) is Not Appropriate for Assessing Character F.A.R. is the approved current standard for allowable square footage of a home on a specific lot size, not determination for character Using F.A.R. to determine “compatibility” changes the rules and imposes a new standard Using F.A.R. to determine character/compatibility is not approved by the City nor has it been applied to other applicants F.A.R. chart prepared by City staff is erroneous 36

37. 37

38. Errors in Staff F.A.R. Analysis 1837 Pine Street -Left off huge carport and garage 38

39. Errors in Staff F.A.R. Analysis 1842 Pine Street Staff Used 2,342 Sq. Ft. House / 11,441 Sq. Ft. Lot 39

40. Errors in Staff F.A.R. Analysis 40

41. Errors in Staff F.A.R. Analysis 1849 Pine Street Staff Used 1,623 Sq. Ft. House / 12,402 Sq. Ft. Lot Left off 752 Sq. Ft. Garage 41

42. Errors in Staff F.A.R. Analysis 1849 Pine Street Staff Used 1,623 Sq. Ft. House / 12,402 Sq. Ft. Lot 42

43. Errors in Staff F.A.R. Analysis 1852 Pine Street Staff Used 1,590 Sq. Ft. House / 13,832 Sq. Ft. Lot 43

44. Errors in Staff F.A.R. Analysis 1852 Pine Street 44

45. Errors in Staff F.A.R. Analysis 1853 Pine Street Staff Used 994 Sq. Ft. House / 6,147 Sq. Ft. Lot 45

46. Errors in Staff F.A.R. Analysis 1856 Pine Street Staff Used 3,804 Sq. Ft. House / 11,532 Sq. Ft. Lot 46

47. Errors in Staff F.A.R. Analysis 1435 Allyn Avenue Staff Used 2,000 Sq. Ft. House / 18,550 Sq. Ft. Lot 47

48. Errors in Staff F.A.R. Analysis 1521 Allyn Avenue Staff Used 1,160 Sq. Ft. House / 8,805 Sq. Ft. Lot Did not reduce lot size for access easement to flag lot 48

49. Staff F.A.R. Analysis Summary Too many errors to use as basis for decision All errors are detrimental to applicant F.A.R. is not an appropriate basis for assessing character 49

50. Recent Project Approvals in the Medium Residential Zone 1842 Pine Street – F.A.R. ~ 0.29 ** 1334 Stockton Street – F.A.R. ~ 0.34 ** 1318 Stockton Street – F.A.R. ~ 0.30 ** 1213 Stockton Street – F.A.R. ~ 0.32 ** 1720 Vineyard Avenue – F.A.R. ~ 0.42 ** 1611 Madrona Avenue – F.A.R. ~ 0.27 ** 1428 Hudson Avenue – F.A.R. ~ 0.34 ** City approved for two-story homes 50

51. One vs. Two-Story Homes – Staff Analysis 51

52. One vs. Two Story – Errors 52

53. Staff Labeled as One-Story 53

54. Staff Labeled as One Story 54

55. Staff Labeled as One Story 55

56. Staff Labeled as One Story 56

57. One vs. Two Story – Immediate Neighborhood 57

58. One vs. Two Story Staff Analysis Summary Mislabeled two-story homes as one-story Mislabeled two undeveloped lots as one- story homes Arbitrary area used for the analysis All errors are detrimental to applicant 58

59. Lot Size – Staff Analysis 59

60. Lot Size – Immediate Neighborhood 60

61. Lot Size – Summary New parcels post split are consistent with lot sizes of immediate neighborhood 61

62. Architectural Character of Neighborhood 62

63. Architectural Character of Neighborhood 63

64. Architectural Character of Neighborhood 64

65. Architectural Character of Neighborhood 65

66. Home on Front Lot 66

67. Home on Flag Lot 67

68. Conclusion The following findings can and should be made: Building of a two-story home on the flag lot is consistent and compatible with neighborhood west of Main Street. There is no loss of privacy, significant or otherwise, from either front or rear homes. 68