SR 06:201 - Laserfiche WebLink

because no trees would need to be removed for the house and grading on Lot I. Moving the home site upslope on Lot 3 would allow the home to be placed on a shallower slope and would reduce tree removal. Furthermore, although it places the home site at a higher elevation, the home would be cut into the slope to minimize view impacts on the adjacent Roberts parcel (a grading cross section has been provided in the development plans). Therefore, staff supports the proposed location of the home site on Lot 3. Architectural Design Guidelines Since custom homes are proposed for all seven of the HR home sites, the applicant has prepared a set of design guidelines and site development standards for the project ("The Estates on Oak Ridge Architectural Design Guidelines") which addresses architecture, house size, setbacks, building height, grading, fencing, landscaping, etc. Staff believes that the guidelines are generally consistent with the requirements of the Vineyard A venue Corridor Specific Plan and present a good set of development standards for the project. However, staff recommends the following changes be made in order to more closely adhere to some of the Specific Plan requirements and/or to help to clarifY the guidelines. Floor Area Ratio . While staff believes that the proposed floor area ratios (F ARs) and the resultant house sizes are acceptable for the large hillside lots, we believe that garage area (attached or detached) exceeding 700 square feet should be included in the FAR calculation. This requirement has been used in other developments, most recently for the Mariposa Ranch subdivision. Building Height . In the HR District, the Specific Plan allows primary buildings to be 30 feet in height and two stories, except that primary buildings located on existing elevations exceeding 540 feet are limited to 25 feet in height and one story. Lots 3-7 would be located above an elevation of 540 feet. The Specific Plan indicates that site development standards such as building setbacks and height shall be applied through the City's PUD development plan approval process and may vary for unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan. In order to allow greater flexibility in the design and assist in reducing the lot coverage, the applicant is proposing to allow Lots 3, 4, 6, and 7 to be two stories under the following parameters: the second floor area doesn't exceed 20 percent of the first floor area; the second floor shall be "set into" the roof of the home; and the height shall not exceed 27 feet. Staff believes that it would be acceptable to allow two story homes on Lots 3, 4, 6, and 7 using these parameters. Staff recommends that the parameter for requiring the second floor to be "set into" the roofline be modified to state that second floor walls must be set back from the first floor walls or that the second floor shall be Page - 9