03-04-2019 Council Packet - Laserfiche WebLink

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MEMORANDUM 2 b) An elevation ten (10) feet higher than the lowest grade when the sidewalk or ground surface described in Item 1 above is more than ten (10) feet above lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Height limits do not apply to parapet walls extending not more than four (4) feet above the limiting height of the building (Section 1007.043(3) of the Zoning Ordinance) The plans submitted by the architect show a building dimension of 24 feet from grade to the peak of the roof, however, the actual building height as defined by the building code is 18 feet. The cottages are well below the allowed building height. In addition to the standard single family architectural requirements, staff recommends that the following additional standards be required in this PUD. The higher architectural standards were one of the goals of the master plans and the City’s ability to require these higher standards is one of the benefits of the PUD. 1. The cottages have a mix of stone/masonry and composite siding. The applicant indicates that the total building material mix is 23% stone/masonry, 65% composite siding and 12% glass. Staff recommends that a minimum of 25% of each building face be brick, stucco or stone and that calculation shall not include the area devoted to windows, entrance doors, garage doors or roof areas. It appears that the elevations comply with these standards, but we recommend attaching a condition that the calculations be revised as required by the Zoning Ordinance to ensure compliance. The buildings were designed to provide this mix of materials on all four elevations with the stone base and siding providing “four-sided architecture” as required by the Master Plan. Staff recommends that applicant provide materials sample for all structures in the project to ensure compliance with the quality envisioned by the City. 2. The homes should have a minimum 18-inch roof overhang. This should be a condition of approval. Each cottage includes a two-car garage, which complies with R-2 district standards. The R-2 district discourages garages from protruding forward of the front wall of the house and these cottages comply. Club House The club house height is not dimensioned on the plans, but the 1 ½ story structure is a similar height to the cottages and complies with ordinance standards. We reviewed the building based on the residential standards used for the cottages and found that the building appears to comply; however, the Zoning Ordinance requires that a minimum of 25% of each building face be brick, stucco or stone and that calculation shall not include the area devoted to windows, entrance doors, garage doors or roof areas. It appears that the elevations generally comply with these standards, except the north elevation (elevation 4). We recommend attaching a condition that the calculations be revised as required by the Zoning Ordinance to ensure compliance. As this is part of a PUD, the City could review the final calculations and could grant PUD flexibility from these standards if the purpose and intent of the ordinance is met. The architecture of the building departs from the design of the other buildings in the complex in terms of architectural style. The unique roofline will make it easier to identify the building as a club house rather than a private home. The building has a mix of stone/masonry, metal siding, composite siding and glass on all four elevations. Senior Living Complex The senior living complex is a mix of 2-, 3- and 4-story wings. The Senior living complex was reviewed against the Multiple Family construction standards and the R-4 district, which is intended to “provide setting for multiple family housing in areas that have good thoroughfare access, have proper relationship to other uses, and are accessible to major activity centers, recreation areas and shopping areas.” When measuring building height, the Zoning Ordinance states that “No building shall be erected or structurally altered to exceed forty-five (45) feet in height—or, for a multiple dwelling building, the greater of four (4) stories or forty-five (45) feet—except as allowed by §1007.043 (3).”