3A Public Hearing 2008 1201 - Laserfiche WebLink

Home

the adjacent residential area with the reuse of the existing structures and keeping the overall density to a low amount. Although the Library -Historical Commission finds the increase in height to the building unacceptable, the proposed increase of the walls and ridge from 16 feet and seven inches to 17 feet and nine inches is well below the DA -3 District maximum height of 50 feet (Zoning Code Section 2-682). Planned Development Review The Planned Development process was used in 2005 since the City did not have applicable zoning regulations or guidelines regarding the proposed live/work concept and the proposal was a unique case involving a historical property. In addition, a PD is a specific entitlement granted by the City for the use of the property, thus the proposal to convert the Carriage House and Blacksmith's Shop and replace the shed requires a modification of the PD. The applicability of the planned development process is outlined in Article 10 of the Zoning Code. The Article lists the following purposes for using the planned development process in this situation. A. Ensure orderly and thorough planning and review procedures that will result in high- quality urban design. B. Provide a mechanism for considering mixes of uses that can be made compatible by application of careful and imaginative treatment of interrelationships of activity. C. Encourage the preservation of serviceable existing structures of historic value or artistic merit by providing the opportunity to use them imaginatively for the purposes other than that for which they were originally intended. The proposed plans appear orderly and would result in quality design. The buildings would remain in the same locations without any noticeable change to the site plan. The vintage exterior of the Carriage House would be maintained. The proposed exterior increase in height to the Blacksmith's Shop would include the same materials to match the existing exterior finishes, i.e., wood shakes, horizontal siding. The roof design and exterior materials would also be the same current materials (composition shingles, gable trim, and brackets beneath the eaves). The increase in height may not be noticeable since the building is obstructed by view from West Estudillo Avenue by the Carriage House which is taller and larger than the Blacksmith's Shop. The old dilapidated shed at the rear of the property does not fit with the design of the other buildings on the property. It was constructed without any review or approval by the City. The replacement storage area is an improvement since it is integrated behind the Blacksmith's Shop. Furthermore, the new storage room would not be readily visible from West Estudillo Avenue since it is also obstructed from view by the Carriage House and the Blacksmith's shop. Although the Carriage House and the Blacksmith's Shop were not built for dwelling purposes the proposal addresses Building and Fire Codes to make them possible for studio apartments. Two additional units on the property would fit the intent of the DA -3 zoning to create more units near Planning Commission Staff Report November 13, 2008 PLN2007-00062 Page 5 of 7