HomeMy WebLinkAboutAgenda Statement 1985/05/07 Item 7 COUNCIL AGENDA STATEMENT
Item 7
Meeting Date 5/7/85
ITEM TITLE: Public Hearing: PCM-85-8; Reconsideration of revisions to
Casa Del Rey Development Standards - The Helmer Company
Resolution 4.W J Adopting revisions to Casa Del Rey
Development Standards
SUBMITTED BY: Di rector of Planning
REVIEWED BY: City Manager fir- (4/5ths Vote: Yes No x )
On April 9, 1985, the City Council unanimously denied the applicant's request
to revise the Casa Del Rey Development standards. Due to an oversight,
however, the applicant was not represented at the hearing and the Council has
therefore granted a request to reconsider the item.
The application, filed by the Helmer Company, proposed to revise the height
and yard standards for certain lots within the Casa Del Rey Subdivision,
located north of Telegraph Canyon Road, east of Paseo Ladera. The development
standards for Casa Del Rey were adopted along with the subdivision map by the
City Council in 1978 (Resolution 9007) .
The proposed revisions are exempt from environmental review.
RECOMMENDATION: That Council adopt a motion per Planning Commission
Resolution PCM-85-8 recommending:
1 ) Approve the proposed revisions to the corner lot height and sideyard
setback standards;
2) approve the sideyard setback reduction for three-car garages for a maximum
of 33% of the 178 lots. NOTE: A minimum of 10' shall be maintained
between dwellings;
3) deny the companion request to modify the frontyard setbacks on East "J"
Street.
BOARDS/COMMISSIONS RECOMMENDATION: The Commission unanimously recommended
approval of the staff recommendation. They further agreed that the applicant
may return if the demand for three-car garages turns out to be greater than
anticipated with the development phasing.
, �, . .
y Cojncii of
C ii.rc', \" sLa, California
7
Page 2, Item
Meeting Date 5/7/85
DISCUSSION:
Casa Del Rey consists of 220 single family detached lots, 42 of which were
developed earlier by the Pardee Company. The Helmer Company now proposes to
develop the remaining 178 lots. The proposed revisions to the development
standards (see attached) include: increase corner-lot height limits from one
and one-half stories or 21 feet to two stories or 25 feet in height for no
more than 50% of the corner lots; reduce sideyard requirements from 10' and 3'
to 5' and 5' in order to accommodate three-car garages on no more than 50% of
the lots; reduce the frontyard setback on East "J" Street for four lots from
35' to 32' , 32' , 30' and 28' respectively.
Corner-Lot Height Increase
The main purpose of limiting the height on corner lots is to avoid the
walled-in effect which can occur at street intersections when unrelieved
two-story homes are placed on standard single family lots. In the present
case, the applicant has submitted corner-lot plans which combine single and
two-story construction, sloping roof lines and staggered elevations. We
believe the selective use of these units on no more than 50% of the remaining
25 corner lots would not violate the intent to keep an open appearance at
intersections. The two-story plans have a 35-40% smaller footprint, resulting
in more open space between dwellings.
Reduction in Sideyard Setbacks
The request for a reduction in sideyard requirements from 10' and 3' to 5' and
5' for no more than 50% of the lots would allow the developer to implement a
three-car garage plan. The primary justification for the 10' and 3'
requirement is to provide at least one sideyard with ample width for access of
larger items to the rear yard. Where this can be accomplished without a
tradeoff in other amenities or features it should be required. Nevertheless,
it is essentially a convenience for the homeowner, who may instead prefer a
three car garage for an additional vehicle and/or storage. It might also
result in cleaning-up the street scene of extra vehicles. Because the
construction of three-car garages with these floor plans would result in
precluding access to the rear, staff is concerned about authorizing such a
high percentage (50%) of lots to vary from the City standards. We believe an
allowance of 1/3 of the lots or 33% would be more reasonable. In any event,
the 10 ft. minimum distance between adjacent dwellings necessary to maintain
adequate light and air would continue to be required.
Reduction in Front Setbacks on East "J" Street
The applicant is further requesting a reduction in the front setback from 35'
to 32' , 32' , 30' and 28' for four of the seven 1 ots fronting on East "3"
Street. The sole justification for the reduction appears to be the
applicant's desire to maintain a certain unit mix on this frontage--the units
proposed for the lots in question being models with a greater depth and thus
requiring a reduction in either the front or rear yard setback in order to fit
on the lots.
7
Page 3, Item
Meeting Date 5/7/85
The traditional single family front setback is 20 feet. However, the 35 ft.
setback for lots fronting on East "J" Street was established by the Ranchero
SPA Plan development standards in order to provide a more spacious view
corridor along this major street. We believe there is no justification to
vary from this standard simply to accommodate a variety in unit mix. The
applicant has other models which can be accommodated on the lots while
maintaining the setback. If necessary, the front elevations of these units
could be treated in a different manner to achieve the interest desired.
FISCAL IMPACT: Not applicable.
WPC 1897P