3B Public Hearing 2006 0905 - Laserfiche WebLink

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Staff believes, however, that the westerly front elevation could be provided with more building articulation, either through a story band, or a bay window on the upper floor. The Zoning Enforcement Official (ZEO) submits the following recommendation to the Board of Zoning Adjustments regarding this application and its adherence to the Residential Site Plan Review Standards: The proposed home fits the same profile as the adjacent two-story homes on Darius Way, with high end finishes and attention to detail at the same level as the newer homes. The splitting of the three story levels breaks up the massing and helps the residence blend into the hill, reducing the appearance of the home. The varying roof pitch and projections also reduce the overall massing of the home. The low pitch, Craftsman-style roof with stucco and wood siding finish is consistent with the immediately adjacent home. From the street side, it blends into the neighborhood both in terms of bulk and scale. Staff believes that the project's craftsman-style architecture is appropriate and consistently applied, with adequate articulation, appropriate window placement, and architectural detailing. Due to the up-slope orientation of the lot, the visual mass of the home, especially from Darius Way, is de-emphasized. Because the proposed residence has been designed with the current Zoning Code standards in mind, the massing of the home has been de-emphasized through terracing of the different stories. Alameda County Fire Department has reviewed the access driveways and proposed turn-around for the project and has preliminarily provided its approval for the project. Fire flow issues have been discussed with the applicant and the need for a fire sprinkler throughout the home and accessory structures has been included in the attached Recommended Conditions of Approval. The Planning Division and the Engineering Department have reviewed the site for access and parking supply. The total of six covered spaces provided on the site exceeds the Zoning Code requirements for a single-family home and one in-law unit, which total two covered spaces, plus one independently accessible space. The driveway widths and back-up areas are adequate per the Senior Transportation Engineer's review. Due to the large floor area of the home, staff is recommending a condition that a Deed Restriction for Use be placed on the home (per Zoning Code Section 2-578 E), which limits the structure to a single-family residential use (advised for homes in excess of 4,000 square feet). In addition, an attached Condition of Approval notes that any occupancy of either the in-law unit or the main dwelling by more than 10 adults is not permitted, per Zoning Code Section 2-520 Maximum Dwelling Unit Occupancy. A separate zoning permit shall be required for occupancy of any of the proposed dwelling units by more than ten (10) persons eighteen (18) years or older. The site does not contain any notable vegetation or trees in the front of the lot. A preliminary landscape plan has been submitted with this application which appears to have a strong mix of medium to large trees and shrubs that will accomplish screening of the retaining walls and Board of Zoning Adjustment Staff Report PLN2005-00063 . July 20 2006 Page 5 of8