PC-95-21 - Laserfiche WebLink

B. Bunding Envelopes i.. Definition and PuqKlse Building envelopes, rather than general setbacks, frequently are used as part of a POD to identify the best place for a structure on each particular lot in consideration of the unique characteristics and features (topography, vegetation, visibility, viewsheds, etc.) of each lot. The building envelope format has been used in this City most often in conjunction with custom-lot, hillside PODs to help protect the more natural characteristics of the hillside sites and to ensure that the potentially significant aesthetic, vegetative and grading impacts identified during the review process are mitigated continually as each lot is developed. The building envelope concept helps to prevent future property-owners from performing excessive grading of those lots which may include fairly steep slopes, whereas standard setbacks applied equally to each lot could not accommodate or protect the unique features of each lot. Building envelopes restrict development in areas which have been deemed sensitive during the environmental review process. Mr. Raber notes in his letter that the building envelopes shown for the lots in the Deer Oaks subdivision are of unequal size in that the building envelopes for lots with less steep topography are larger and encompass most of the lot, while the building envelope for his lot covers only a small portion of his lot (please refer to Exhibit C, Development Plan and Tract Map for POD-82-13). Staff partially concurs with his observation, noting that the area of the lots with less steep topography are much smaller than his 2+-acre site. In some cases, the building envelopes on these lots are about 6,000 square feet, compared to the building envelope on Mr. Raber's site which is close to 17,000 square feet. However, rather than being "unduly restrictive and legally indefensible" and arbitrary as Mr. Raber states, the location and size of the building envelope corresponds logically to the unique features of each lot. The impacts of development on the flatter sites is much less and, therefore, the building envelopes extend over a proportionately larger area of the lot. The building envelope on Mr. Raber's lot has been positioned to prevent development in areas with sloped topography, riparian habitat, and steep grade differences from the adjacent street and to avoid the necessary grading and tree removal which would occur with development of those portions of his lot outside of the designated building envelope. Certainly, the size of his building envelope, in comparison to the size of building envelopes on other lots, is not unduly restrictive, nor is the location of the building envelope, as Mr. Raber contends, arbitrary. iii... Policy and A,p,plication PODs are adopted by ordinance because approval of a POD is a rezoning. So, the development plan, conditions of approval, and all development standards legally become a part of the local ordinance -- the Municipal Code. The City always has applied POD development standards and conditions of approval in the same way that any portion of the -5-