Planning Commission Agenda and Packet 2015 03 12

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Planning Commission Staff Report March 12, 2015 BACKGROUND: The Louisville City Council approved the Gateway Annexation with Ordinance 1166, Series 1994. Section 3 of Ordinance 1166, Series 1994 (attached) states, "No more than two single family dwellings may be constructed on the portion of the property located on the west side of McCaslin Boulevard (Parcels Four and Five on Exhibit B). Such dwellings shall be single story and not more than twenty -six (26) feet in height. The final number of such dwellings will be determined through the P.U.D. process and may be one dwelling or two dwellings." The corresponding Annexation Agreement (also attached) includes the 1 story and 26 foot height restriction as stated in the ordinance. The approved Gateway PUD regulates the 1 story and 26 foot height restriction in the Design Criteria Table on the coversheet. In researching the item, staff believes the 1 story and 26 foot height restriction evolved from the community's interest in preserving the City's view of the Flatirons from McCaslin Boulevard. Minutes from the October 17, 1995 City Council meeting are attached. The property is situated prominently between McCaslin Boulevard and the western edge of Davison Mesa, providing a spectacular view of the Boulder Valley. No additional regulatory tools (such as reduced lot coverage, increased roof pitch, or floor area) were employed in the PUD to preserve the view shed. REQUEST The applicant is requesting the City allow the 1 story restriction in the Design Criteria Table of the PUD be modified to allow a 2 story structure without altering the maximum 26 foot building height allowance. STAFF ANALYSIS Staff reviewed the request with the regulatory tools employed in the approved PUD along with the Restricted Rural Residential (R -RR) Zone District's yard and bulk standards documented in the Louisville Municipal Code (LMC). The LMC enforces a 27 foot maximum building height and a 10% maximum lot coverage allowance in the underlying R -RR Zone District. The LMC does not regulate residential structure heights by building stories. The property is approximately 98,000 sf. As such, the 10% lot coverage allowance would yield a 9,800 sf house. Unlike the Old Town overlay district, the PUD does not regulate roof pitch. In other words, the one story structure could employ a flat roof where the entire 9,800 sf house would be allowed to be 26 feet in height. Staff believes, the request, if approved, will not negatively impact the City's future view shed given the regulatory tools used existing PUD, or established within the LMC. In fact, applicant's suggested building design would reduce the potential negative impacts on the view shed, if approved, by reducing the potential building foot print, or lot coverage. 2