SR 06:159 - Laserfiche WebLink

tures to a maximum height of IS-feet. (Staff notes that the Vineyard Avenue Corridor Specific Plan permits a maximum 2S-foot building height for accessory structures.) However, staff ac- knowledges that as proposed and conditioned, the recommended building height restrictions will not preserve the existing views of the Montevino Drive properties across Lots 12 and 13. As proposed, Lots 12 and 13 will be graded 8-feet lower than the Montevino Drive properties. If the primary structures on Lots 12 and 13 are constructed to the 2S-foot height limit, approxi- mately 17-feet of these homes will be visible to the adjoining Montevino Drive properties. A floor area limit of 3,200 square foot and a height limit of 14- to l6-feet was requested on Lots 12 and 13 to reduce the building massing on these lots and to limit the maximum visible height of the structures to 6- to 8-feet above the grades of the adjoining Montevino Drive properties. For comparison, staff refers the Planning Commission to the photographs on the following page of two, one-story models constructed by Delco Builders on their Clara Lane development. A total of nine single-story plans were approved for that development, with attached and detached, front and side entry garages. The Clara Lane homes vary from 3,121 square feet to 3,819 square feet in floor area and from a 21-foot to a 22-foot building height. The Clara Lane single-story building plans are attached. If single-story homes with building heights similar to the Deleo plans were constructed on Lots 12 and 13, the visible height of these homes will vary from l4-feet to IS-feet above the grades of the Montevino Drive properties. Staff notes that the Clara Lane homes are constructed with a slab-on-grade foundation system. A raised foundation system ~ the foundation system typically used on custom homes - will add approximately two-feet to the heights of the previously listed homes increasing their heights to 23- to 24-feet. As stated to staff, the applicants prefer the 2S- foot building height allowed by the Specific Plan to accommodate a raised foundation system for their development. The proposed lot locations and orientation to adjacent properties conform to the Vineyard Ave- nue Corridor Specific Plan and reflect City practice: having new rear yards adjacent to existing rear yards. Placing a cul-de-sac and street directly behind the Lloyd, Nowak, and Cote proper- ties as suggested would subject the rear yards of these properties to daily vehicular noise, and may still obstruct their views across the Hatsushi property. Combining Lots 12 and 13 into a single property as suggested could be done in conformance to the Specific Plan. However, the Hatsushis will still be required to pay the Specific Plan fees for 13 lots based upon the Specific Plan Financing Plan. Requiring the location of the future houses on Lots 12 and 13 to one side of these lots, thereby preserving some views, can be reviewed with the site-specific design re- view applications on these lots. Staff supports the proposed lotting plan and building heights as conforming to the Vineyard Avenue Corridor Specific Plan. Changing density or the location of density will require an amendment to the Vineyard Avenue Corridor Specific Plan. Item 6. b., PUD-99-14 Page 8 of24 April 26, 2006