City of Lafayette Study Session Project Data For: Design Review Commission By: Michael P. Cass, Senior Planner Date: August 24, 2015 Property Address: 954 Mountain View Drive APN: 243-070-011 Zoning District: RB Lot Area: 13,939-sq. ft. Flood Zone: X Existing Use: Office Proposed Use: Multi-Family Residential Project Description SS13-15 Lenox Homes, LLC (Applicant), 954 Mountain View Associates, LP (Owner), RB Zoning: Request for a Study Session to demolish the existing buildings and construct three duplexes (two and three story buildings), requiring (1) Demolition Permit, (2) Design Review, and (3) Variance to allow the use of garage lifts for parking and for the garages to encroach within the required 10-foot landscape side yard setback, at 954 Mountain View Drive, APN 243-070-011. 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? SFR Development > 6,000 sq. ft.? [not located within SFR zoning district] Creek Setback required Demolition Permit Grading > 50 cu.yds.? DR required as condition of approval? In a commercial or MFR zone? Variance requested? Tree Permit Requested? Land Use Permit required? Public Art required? Permitted / Required Existing Proposed Impervious surface - +/-10,000-sq. ft. - Units/Density 35 dwelling units/acre - 6 units; 18 dwelling units/acre Building Height 35-0 - - Setbacks 10-0 landscaped yard if - - adjacent to residential Open Space 20% of lot - - Parking 11 spaces - 14 spaces Required Findings: The proposed development will be subject to the following findings when a formal application is submitted: 1 of 4
Design Review Commission SS13-15 Lenox Homes Staff Report August 24, 2015 6-584 Specific findings required for demolition permit. 1. The proposed demolition and development, rehabilitation or other physical change are consistent with the goals and policies of the General Plan and all applicable specific plans; and 2. The proposed demolition will not eliminate an integral structure located in a historic block that would negatively impact the character and aesthetics of that block; or 3. The proposed demolition will not eliminate a structure of architectural or historical significance in the Downtown, unless the benefits to the community from the proposed development, rehabilitation, or physical alteration significantly outweigh the historic, civic, or cultural significance of the existing structure. 6-275(D) Downtown Design Review Findings. The hearing authority shall make the following findings for projects which occurs within the four downtown commercial zoning districts as outlined in Section 6-272(A)(2): (1) The project substantially complies with the Downtown Design Guidelines. (2) The site design, including building placement, parking & circulation, landscape, and outdoor space, enhances the pedestrian experience, embraces and preserves creeks and natural features, promotes connections, creates visual interest, and relates to the character of the surrounding development. (3) The building design, including height and scale, architectural details, and amenities, provides diversity in building form, preserves views of surrounding hillsides and ridges as seen from Mt. Diablo Boulevard, creates an inviting environment for pedestrians, and relates to the character of the surrounding development. (4) The project promotes a character relating to Lafayette that is informal with variations in architectural styles, massing, setbacks, and upper story step-backs. (5) The project, when adjacent to existing residential dwelling units, is designed to minimize impacts, including noise, privacy, light and glare. 3-701 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; 2. 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; 3. The grading, when completed, will result in a building site that is visually compatible with the surrounding land; 2 of 4
Design Review Commission SS13-15 Lenox Homes Staff Report August 24, 2015 4. The grading is sensitive to the existing landforms, topography and natural features on the site; and 5. The design of the project preserves existing trees on the site and trees on adjoining property to the extent possible. 6-1707 Permit category II: Protected tree on developed or undeveloped property associated with a development application. D. Determination. The application shall be approved or denied by the manager, design review commission, planning commission or city council based on the factors in subsection 6-1706(D) and the following additional factors: 1. Necessity for the pruning or removal in order to construct a required improvement on public property or within a public right-of-way or to construct an improvement that allows reasonable economic enjoyment of private property; 2. Extent to which a proposed improvement may be modified to preserve and maintain a protected tree; and 3. Extent to which a proposed change in the existing grade within the protected perimeter may be modified to preserve and maintain a protected tree. 6-214 Findings required for a variance. 1. Because of special circumstances concerning the subject property including size, shape, topography, location or surroundings, the strict application of the zoning regulations deprives the property of privileges enjoyed by other properties in the vicinity and in the same land use district; and 2. The variance will not constitute a grant of special privilege which is not generally available to other property in the vicinity and in the same land use district; and 3. The variance substantially complies with the intent and purpose of the land use district in which the property is classified. General, Master, & Specific Plans: Following are notable excerpts of adopted general, master, and specific plans: Lafayette General Plan: Goal LU-7 Encourage Downtown development which is attractive and enhances Lafayette s Policy LU-7.1 Policy H-2.1 Design: Ensure that site planning, architecture, color, materials and landscaping contribute to the community identity and small town character. Mixed Use: Encourage the rehabilitation and development of residential uses in commercial areas where the viability of the commercial activities would not be adversely affected. 3 of 4
Design Review Commission SS13-15 Lenox Homes Staff Report August 24, 2015 Bikeways Master Plan 5.3 Bikeway network project category descriptions: Study the feasibility of establishing the following streets as Bicycle Boulevards: Mountain View Drive from Mt. Diablo Blvd. to Bickerstaff Road, along Bickerstaff Road to Dewing Avenue, along Dewing Avenue to Brook Street, along Brook Street to Moraga Rd. Establish bicycle route signage along Moraga Rd. to Moraga Blvd., along Moraga Blvd. to First St. to Mt. Diablo Blvd. This route will serve as a bypass to the section of Mt. Diablo Blvd. without bike lanes. Downtown Specific Plan: Under the Downtown Specific Plan, the property is located within the Downtown Retail area. Goal 2 Downtown Character Districts. Create districts whose characteristics and land uses complement each other while providing variety and texture to the downtown. Policy 2.8 Downtown Retail Density. The maximum residential density is 35 units per acre. Policy 2.9 Downtown Retail Building Height. The maximum number of stories is three. The maximum height is 35 feet with the ability to increase the height limit to 45 feet only if the City Council is able to make the strict findings to grant an exception to the 35-foot height limit. Master Walkways Plan Appendix A: Street Final Condition Work to Complete Mt. View Dr. East side, Mt. Diablo Blvd. to Brook St., West side Mt. Diablo Blvd. to the creek. East side, existing walkway north to Mt. DiabloWest side Mt. Diablo to the creek, missing links Attachments: A. Maps and Aerials B. Project Plans, received August 17, 2015 4 of 4
8/14/2015. 954 M ountain View Drive AP N 243-070-011 300 feet 2014 Digital Map Products. All rights reserved. http://maps.digitalmapcentral.com/production/dashboard/8/5/4/release/3/html/toolkit/commands/print/htmlprint/printpreview.html 1/1
8/14/2015. 954 M ountain View Drive AP N 243-070-011 40 feet 2014 Digital Map Products. All rights reserved. http://maps.digitalmapcentral.com/production/dashboard/8/5/4/release/3/html/toolkit/commands/print/htmlprint/printpreview.html 1/1
PROPOSED MOUNTAIN VIEW COTTAGES CONCEPT 6 UNIT PROJECT Located at 954 Mountain View Drive Lafayette, California For CITY OF LAFAYETTE STUDY SESSION: DESIGN REVIEW COMMISSION Gordon Chong, Chair Shalini Agrawal, Vice Chair Bob Cleaver, Commissioner Andre Ptaszynski, Commissioner Ritch Voss, Commissioner August 24, 2015 ARCHITECTURE PLANNING INTERIOR DESIGN PROJECT MANAGEMENT MEMBERS AMERICAN INSTITUTE OF ARCHITECTS, AIA San Francisco Bay Area Los Angeles Newell Arnerich, AIA Rose Lukens, Interior Designer 3738 Mt. Diablo Blvd., 3 rd Floor, Lafayette CA 94549 94612 t. 510.645.5500 4201 Wilshire Boulevard Suite 310 Los Angeles CA 900100 t. 323.954.2290
PROPOSED MOUNTAIN VIEW COTTAGES PROJECT SITE 954 Mountain View Dr. Amanda Lane SITE PLAN
PROPOSED MOUNTAIN VIEW COTTAGES PROJECT WOONERF CONCEPT for open space/drive areas woo nerf ˈvoonərf/ noun 1. a road in which devices for reducing or slowing the flow of traffic have been installed. A woonerf (Dutch pronunciation: [ˈʋoːnɛrf]) is a living street, as originally implemented in the Netherlands and in Flanders. Techniques include shared space, traffic calming, and low speed limits. Rockridge Townhomes Benvenue/Alcatraz Oakland, CA Woonerf converted space Netherlands Infill Site Brittany Cottages 1910-1936 Arch Street Berkeley, CA Woonerf designed Street Netherlands Palmas Viejas Townhomes Santa Barbara, CA
PROPOSED COTTAGES PROJECT GROUND LEVEL FLOOR PLAN Exterior Open Space Area = Min. 20% SITE PLAN w/ GROUND FLOOR PLANS
PROPOSED MOUNTAIN VIEW COTTAGES PROJECT AERIAL COMPOSITE SITE COMPOSITE SITE PLAN
PROPOSED MOUNTAIN VIEW COTTAGES PROJECT PEDESTRIAN /COMMUNITY SPACE PEDESTRIAN /COMMUNITY SPACE
PROPOSED MOUNTAIN VIEW COTTAGES PROJECT 2nd LEVEL PLANS 2nd LEVEL FLOOR PLANS
PROPOSED MOUNTAIN VIEW COTTAGES PROJECT 3 rd LEVEL PLANS 3r d LEVEL FLOOR PLANS
PROPOSED MOUNTAIN VIEW COTTAGES PROJECT BASEMENT FLOOR PLANS BASEMENT FLOOR PLANS