3B Public Hearing 2006 0905 - Laserfiche WebLink

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Due to the steep slope of portions of the lot, which reaches 50% on areas outside the relatively flat building pad, several retaining walls are proposed, particularly to bolster the driveway turn- around. These are shown on the preliminary landscape plan and include a series of reinforced concrete walls along the side yards. Landscaping is proposed to screen the retaining walls and includes a variety of trees (live oak, Japanese maple and Silk tree), shrubs, vines and perennials. The conceptual landscape plans are included in the application. The combined footprints of the three structures equates to 6,354 square-feet which represents a lot coverage of9.8 percent. Parking for the project is provided in a four-car garage for the main house and a two car garage for the carriage house. STAFF ANALYSIS Zoning Code Definitions and Requirements Pursuant to Zoning Code Section 2-582 Major View Preservation and Site Plan Review is required for two- and three-story development in the RS- VP Sub-District. In addition, a Height Exception must be obtained if the proposed average roof height of the structures exceed 18 feet in height. Pursuant to this section, the Board of Zoning Adjustments is the review authority for the site plan review and the exception to the height requirement. Specific Findings (see attachment) for both the Major View Preservation/Site Plan Review and Height Exception must be made in order to approve the proposed project. Site Plan Review From the cul-de-sac on Darius Way, the three structures would appear to be a series of one- and two-story structures due to the terracing of the site. The application includes photographs of the model built of the project, showing that the two-story in-law "carriage house" would have a prominent streetscape impact. The front elevation of the main house has the appearance of several two-story sections, stepped down the northerly slope of the site. The primary design element is a circular tower that finishes off the right side of the living area of the dwelling, above the garage. The south side elevation appear to be the full three story profile, but is broken up both vertically and horizontally. The vertical element is provided by an exterior chimney, which runs the full height of the structure, and several smaller roof areas over sections of the home that project out of the building wall. Horizontally, the elevation is broken up with windows and French doors in various, balanced configurations. The northerly side elevation, facing the Vistagrand Drive homes up the hill, has a single-story profile. The front (street) elevation of the carriage house is a full two-story profile. Several large windows on the top floor and the deck on the side of the building provide some visual interest. Board of Zoning Adjustment Staff Report PLN200S-00063 July 20 2006 Page 4 of 8