City of Lafayette Study Session Staff Report Design Review Commission

Transcription

1 ++ City of Lafayette Study Session Staff Report Design Review Commission Meeting Date: January 08, 2018 Staff: Subject: Chris Juram, Planning Technician SS12-17 Miramar Homebuilders, R-20 Zoning: Request for a Study Session to discuss the proposed construction of a 5,426-sq.ft. two-story single-family residence with an approximate height of 28 in the Hillside Overlay District at 3368 Kim Road. APN Overview A study session is not a formal review of a development application and does not result in the Commission taking final action to approve or deny the proposal. It is an opportunity to informally discuss aspects of a contemplated project with the Design Review Commission and receive feedback from the Commission. The required findings the Commission will need to make in order to approve the project are listed below. Applicant Request The applicant requests a study session to review proposed development of a new 5,426-sq.ft. two-story single-family residence within the Hillside Overlay District. Location & Site Conditions Lot Area Zoning & Overlay Districts: General Plan Designation: Topography: Existing Use: 29,621-sq.ft. Single-Family Residential District 20 (R-20) Low Density Single-Family Residential; (up to 2 dwelling units per acre) Hillside property sloping down from the northwest to south east. Approximately half of the property within 31-50% slope. Vacant Parcel Page 1 of 4

2 Design Review Commission SS12-17 Miramar Hombuilders Staff Report January 8, 2018 Triggers-At-A-Glance Trigger Yes No Trigger Yes No Within a protected ridgeline setback? Within 100-ft. of a ridgeline setback? In the Hillside Overlay District? Over 17-ft. in height to ridge? Development > 6,000 sq.ft.? Creek Setback required? Stormwater Control Plan required? Findings Page 2 of 4 Grading > 50 cu.yds? DR required as condition of approval? In a commercial or MFR zone? Variance requested? Tree Permit Requested? Subject to Public Art Ordinance? Second Unit Permit required? If a formal application is submitted, based on the current design, the hearing body must make the following findings in order to approve the project: Findings required for approval of a hillside development permit on an existing lot of record. The hearing authority may approve an application for a hillside development permit on an existing lot of record in the hillside overlay district only after making the following findings: (a) The development is consistent with the applicable goals and policies of the general plan and is in conformance with applicable zoning regulations; (b) The development will preserve open space and physical features, including rock outcroppings and other prominent geological features, streams, streambeds, ponds, drainage swales, native vegetation, native riparian vegetation, animal habitats and other natural features; (c) Structures in the hillside overlay district will, to the extent feasible, be located away from prominent locations such as ridgelines, hilltops, knolls and open slopes; (d) The development, including site design and the location and massing of all structures and improvements will, to the extent feasible: (1) Minimize the loss of privacy to surrounding residents and not unduly impact, restrict or block significant views; (2) Not have a significant visual impact when viewed from lower elevations from public places, using the viewing evaluation map as a guide to establish locations from which views are considered; and (3) Not interfere with a ridgeline trail corridor or compromise the open space or scenic character of the corridor. (e) Within 100 feet of a restricted ridgeline area, or when a exception to a ridgeline setback has been granted, the development will result in each structure being substantially concealed by terrain or vegetation when viewed from lower elevations from public places, using the viewing evaluation map as a guide to establish locations from which views are considered;

3 Design Review Commission SS12-17 Miramar Hombuilders Staff Report January 8, 2018 (e) Development grading will be minimized to limit scarring and cutting of hillsides especially for long roads or driveways, preserve existing geologic features, topographic conditions and existing vegetation, reduce short and long-term erosion, slides and flooding, and abate visual impacts; (f) The development provides adequate emergency vehicle access, including turn-around space, to the building site and surrounding on-site undeveloped or isolated areas; (g) Each structure and proposed landscaping complies with the city s residential design guidelines; (h) The new or replacement vegetation for the development is native to the surrounding area in areas abutting open space and natural areas, such as oak woodland, chaparral, grassland and riparian areas, and conforms to the policies of Section ; and (j) The development will not create a nuisance, hazard or enforcement problem within the neighborhood or the city, nor require the city to provide an unusual or disproportionate level of public services (A) Residential Design Review Findings In granting approval for projects which occur in single-family and multiple-family residential zoning districts as outlined in Section 6-271(A)(1 and 3-6), the hearing authority shall make all the following findings: (1) The approval of the plan is in the best interest of the public health, safety and general welfare; (2) General site considerations, including site layout, open space and topography, orientation and location of buildings, vehicular access, circulation and parking, setbacks, height, walls, fences, public safety and similar elements have been designed to provide a desirable environment for the development; (3) General architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing and similar elements have been incorporated in order to ensure the compatibility of this development with its design concept and the character of adjacent buildings; and (4) General landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to ensure visual relief, to complement buildings and structures and to provide an attractive environment for the enjoyment of the public (C) Single-Family Residential Findings Exceeding 17-Feet in Height In addition to the findings required in Section 6-275(A), the hearing authority shall make the following findings for projects which occur in single-family residential zoning districts and exceeds 17 feet in height as outlined in Section 6-272(A)(4): (1) The structure substantially complies with the Residential Design Guidelines; (2) The structure is so designed that it will appear compatible with the scale and style of the existing neighborhood and will not significantly detract from the established character of the neighborhood; Page 3 of 4

4 Design Review Commission SS12-17 Miramar Hombuilders Staff Report January 8, 2018 (3) The structure is so designed that it does not appear too tall or massive in relation to surrounding structures or topography when viewed from off-site; and (4) The structure is so designed that it does not unreasonably reduce the privacy or views of adjacent properties Findings required for approval of grading exceeding 50 cubic yards 1. The grading will not endanger the stability of the site or adjacent property or pose a significant ground movement hazard to an adjacent property. The decision making authority may require the project geotechnical engineer to certify the suitability of the project supported by appropriate technical studies, including subsurface investigation; 1. The grading will not significantly increase erosion or flooding affecting the site or other property and will not cause impacts to riparian habitats, stream channel capacity or water quality that cannot be substantially mitigated; 2. The grading, when completed, will result in a building site that is visually compatible with the surrounding land; 3. The grading is sensitive to the existing landforms, topography and natural features on the site; and 4. The design of the project preserves existing trees on the site and trees on adjoining property to the extent possible. Staff Comments Staff recommends the Commission provide feedback on the following issues: 1. Compatibility with Neighborhood: Since there is only one site proposed for locating the proposed house, staff recommends the Commission review the placement of the proposed house on the site, its access from the street, and how the house presents itself to the street. 2. Height / Bulk / Mass: The proposed project will construct a new two-story residence in the hillside overlay district. The max building height reaches approximately 28, but is comprised of one-story and two-story elements. The hip roof elements, varying plate heights, and variety of materials applied to the residence serve to mitigate the overall massing of the project. Staff would like the Commission s recommendations to minimize the apparent mass of the residence, offsite visibility, and impacts to the neighbor s view and privacy. 3. Design Guidelines: The property changes in elevation approximately 40 from 428 at the northwest property line to 388 at the southeast property line. Staff has concerns regarding the residence not adequately stepping with the hillside and the project s compliance with the Residential Design Guidelines and recommends the Commission s provide input. Staff Recommendation Provide feedback to the applicant. This is an informational item and no formal action will be taken. ATTACHMENTS 1. Aerial Photos & Maps 2. Project Plans, received November 17, 2017 Page 4 of 4

5 11/22/2017. Vacant Unaddressed Parcel - Kim Road APN feet 2017 Digital Map Products. All rights reserved. 1/1

6 11/22/2017. Vacant Unaddressed Parcel - Kim Road APN feet 2017 Digital Map Products. All rights reserved. 1/1

7 11/22/2017. Vacant Unaddressed Parcel on Kim Road APN feet 2017 Digital Map Products. All rights reserved. 1/1

8 11/22/ feet 2017 Digital Map Products. All rights reserved. 1/1