3A Public Hearing 2007 0904 - Laserfiche WebLink

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The subject parcel is an irregularly-shaped lot, with property lines set at greater than 90-degree angles, creating a parallelogram shape. The project consists of structures with right angles, as this proposed project utilizes regular, rectangular-shaped modular units, and a consistent driveway aisle width (as required by the Alameda County Fire Department) surrounding the proposed structure. As such, the placement of the building on the site created certain areas where landscape yards were not consistent in width. Staff believes that the requested variances for the reduced front setback and rear landscape planting are minor exceptions that are mitigated by high quality architectural treatment of the front porch and front yards and increased landscape features in the interior ofthe site. In addition, the roadway width must be maintained to meet fire requirements and access for garbage trucks. The site presents a physical constraint due to its irregular shape and the approval of a variance to these development regulations should not constitute a precedent for other projects. Staff believes that the parking exception for the tandem parking arrangement is also justified as the width of the units is a constraining factor to providing the standard side-by-side parking configuration. The tandem arrangement allows for each of the fifteen foot, six inch-wide unit to have a private garage within the narrow width of the units. Staff notes that at recent Board of Zoning Adjustments and Planning Commission hearings on residential development standards, there was a majority opinion that tandem parking be considered on a case-by-case basis, even for multi-family units as long as the tandem spaces remained segregated for each unit, which is the case here. Elevations/Architecture The elevation plans show building articulation that provides visual shadow and relief with building projections on the top floor and vertical and horizontal treatments. The attached exhibits for the architectural elevations show fine detailing of the stucco portions of the building and building projections and metal awnings to accentuate the individual units. The front elevation details include one large window that projects in front of the fal(ade of the building and two clerestory windows on the upper floors of each unit with metal awnings. Intermediary landings with cable rails line the front of each unit and lead to steps that form an inverted "V" shaped pattern across the row of townhomes. These detailed aspects of the design contribute to creating a series of vertical and horizontal plane changes along the street frontage. The rear of the site mirrors the front, with the same porch and stair configuration and window treatments. The side elevations are broken up with a scoring pattern on the integral stucco, with cedar plank siding on the corner edges in a vertical pattern. The two rows of townhomes frames an internal courtyard space, which is proposed with a 8-foot high masonry or scored concrete soundwall. On the ground floor, the garage structure will exhibit a smooth trowel concrete finish, with cedar screen walls in the center to provide natural ventilation and break up the solid wall. Board of Zoning Adjustments Staff Report PLN2006-00043 January 18, 2007 Page 6 of 11