22 ATTACHMENT 05 - Laserfiche WebLink

Building Height. The Specific Plan allows primary buildings in the HR District to be 30 feet in height and two stories below elevations of 540 feet. Above that elevation, buildings are limited to 25 feet in height and one story. The proposed building envelope areas for both lots would be located below an elevation of 540 feet and, therefore, future homes could be two stories and up to 30 feet in height. The applicants are proposing a stepped building pad on Lot 1 which would have a 10 foot difference between the upper building pad and the lower building pad. As such, the building would be taller when measured from the "down slope" side than measured from the "upper slope" side. Page 23 of VACSP states site development standards such as building height may vary for unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan. Page 24 states minor variations in lot, building setbacks, and building height may be permitted subject to the PUD development plan approval process where necessary due to physical site conditions. Considering the hillside terrain, the proposed design guidelines allow a maximum building height of 40 feet as measured from the "down slope" side. Staff has been included a condition clarifying that this building height would apply to the Lot 1 as it has a stepped building pad. As Lot 2 would not have stepped building pads, the maximum building height would be 30 feet. Staff finds that it is reasonable and, therefore, supports the proposed height. The proposed design guidelines state that the building height would be measured from the existing grade underneath the home before construction. Staff recommends the proposed design guidelines utilize the building height measurement as stated in the VASCP, i.e. building height is measured vertically from the lowest elevation of the building to the highest elevation of the building, excluding chimneys. Staff notes that the "lowest elevation of the building" is the lowest finished grade adjacent to an exterior wall of the main house. Architecture Styles. Instead of defining specific architectural styles for the future homes, the proposed design guidelines, similar to the design guidelines for Silver Oaks Estates, provide design criteria for each building component such as roofs, windows, doors, etc. Staff finds that the proposed design guidelines are appropriate for the hillside development. Maximum Building Square Footage. The proposed design guidelines limit Lot 1 and Lot 2 to a maximum of 8,500 square feet of habitable/living space and a maximum of 10,000 square feet of total building area (including the home, garage, and all accessory structures on the subject site). This item was reviewed and discussed at the Planning Commission work session on July 24, 2013, and the Commission found it is acceptable. Staff supports it as well. Geotechnical Report As required by General Plan policies and the Specific Plan, a geotechnical investigation report was prepared for the subject site by Berlogar Stevens &Associates. The geotechnical report was peer reviewed by the City Engineer and was found acceptable. PUD-84 Planning Commission Page 16 of 23