PC 01/08/97 - Laserfiche WebLink

f. PUD-90-19-6M. Moller Ranch Develooment Application for a major modification to an approved PUD Development Plan to change the exterior color/material requirements and the methodology used to calculate building height. and to increase the maximum size of the first tier of lots along Foothill Road for the custom lots in the Moller Ranch residential project located to the west/northwest of the Foothill Road/Muirwood Drive street intersection. Zoning for the property is PUD (Planned Unit Development) -RDR/LDR/ A (Rural/Low Density Residential/Agriculture) District, West Foothill Road Corridor Overlay District. Mr. Iserson presented the staff report for a major modification to an approved PUD Development Plan to change the exterior color/material requirements and the methodology used to calculate building height, to increase the maximum size of the first tier of lots along Foothill Road for the custom lots in the Moller Ranch residential project located to the west/northwest of the Foothill Road/Muirwood Drive intersection. Boulevard Development is interested in these changes to increase the marketability of the lots. Mr. Martinez purchased one of the custom lots. After working with an architect, Mr. Martinez feels he cannot build the type of house he would like on the lot without modification to the Development Plan and Overlay Guidelines. Mr. Iserson stated that the West Foothill Road Overlay District was formed to preserve the highly rural and aesthetic character of the area while also accommodating residential development. The applicants would like to expand the allowable color palette to be used by the fourteen custom lots. They would like to go with some very light colors as well as retain some of the darker colors currently allowed. Staff feels the color selection is an important factor so that the homes will blend into the natural setting of the hillside. Staff is quite hesitant to allow the use of lighter colors. The applicants would also like to change the PUD to allow for a greater amount of stucco on the first tier of homes and to eliminate the requirement for natural materials on the second tier of homes. Stucco is not considered a natural material by the West Foothill Road Overlay District. However, with the ability to mold or articulate stucco, and when viewed from a distance, staff agrees it is hard to tell the difference between stucco and other materials. If the house is well articulated, detailed, and in a dark color, stucco would be acceptable. Staff is willing to support the increased use of stucco. The applicants have also requested to re-define the method of house height calculation. Mr. Iserson advised that the height is currently determined by measuring the lowest point where the house intersects the grade to the highest point of the roof ridge, and that the total height may be no greater than 30 feet. The applicants feel this is too rigid. The applicants feel this methodology encourages flat pad construction, whereas their proposal would allow 30 feet to be the height of any element of the house as it steps up the hill. In other words, the maximum height would run along a 30 foot line parallel to the slope of the hillside. Staff agrees that the applicants' proposal encourages stepping of houses; however, they don't agree that the current method discourages stepping of houses. The PUD requirements for height, grading, and house size must be taken together. Staff feels all the criteria work together to produce houses that are lower, less massive, and more sensitive to grading. Staff is also opposed to the applicants' calculation because there is no cap on the total house height. When the grading and height limitations are taken together, staff feels the result is a more natural look that is more appropriate to the hillside location. Planning Commission Minutes Page 6 January 8, 1997