(a) Approvals. No residential structure shall be constructed which will result in 7,000 square feet of floor area or larger, exclusive of accessory structures associated with the residential use, unless a Level V approval is obtained pursuant to the provisions of this Section.
(b) Findings. All applications subject to this subsection shall be approved only if one or more of the following findings can be made:
(i) The proposed structure is compatible with its surroundings given the neighborhood, locational or environmental context and its design is consistent with the Large Dwelling Design Guidelines in subsection (d) below; or
(ii) The proposed structure, due to site conditions, or mitigation measures approved as part of the application, will be adequately screened from public view and will not adversely impact public viewsheds, neighboring property privacy or solar access, and its design is consistent with the Large Dwelling Design Guidelines set forth in subsection (d) below. (For structures within the Coastal Zone requiring a Coastal permit approval, additional findings shall be made pursuant to Section 13.20.110).
(c) Conditions. Conditions of project approvals made pursuant to this subsection may include mitigation measures necessary to preserve the neighborhood character in which the proposed structure(s) will be located, to preserve neighboring property privacy or solar access, and/or to screen the structure(s) from the road. Such measures may include, but are not limited to: house and accessory structure resiting, additional landscape screening and house redesign, including possible reduction in floor area.
(d) Large Dwelling Design Guidelines. New large dwellings and related accessory structures regulated by this Section are subject to the following design guidelines. The intent of these guidelines is to assist the applicant in meeting the requirements of the large dwelling regulations, and to assist the Urban Designer and Zoning Administrator in reviewing applications.
Large dwellings and their related accessory structure should be designed so that:
1. Changes in the natural topography of the building site are minimized.
2. Grading cuts and fills are minimized, and when allowed, are balanced.
3. House design and accessory structure horizontal elements follow hillside contours, where applicable.
4. Colors and material are used to reduce the appearance of building bulk. Use of earthtone colors is encouraged.
5. Building height appearance is minimized by varying the height of roof elements and setting back higher portions of the structure from prominent viewpoints.
6. Ridgeline silhouettes remain unbroken by building elements. Building envelopes should be allocated to the lower portions of hillside lots, where feasible.
7. The structure(s) is compatible in terms of proportion, size, mass and height with homes within the surrounding neighborhood.
8. Architectural features break up massing. This can be accomplished by varying roof lines, puncturing large wall expanses with bay windows or recessed wall planes, or using a combination of vertical and horizontal architectural elements.
9. Landscaping helps blend the structure(s) with the natural environmental setting of the site. This can be done by preserving existing vegetation as much as possible, siting the structure(s) to take advantage of existing trees and land forms, and by planting fast-growing, native landscaping to screen elements visible from viewpoints located off the parcel on which the structure is located.
10. The view to adjacent properties is controlled. This can be done by minimizing second-story windows facing close neighboring properties, orienting upper floor balconies and decks toward large yard areas, locating the structure on the site as far from property lines as possible, and using landscaping to enhance privacy.
11. The location of the structure(s) on the site minimizes view blockage within public viewsheds. (Ord. 4097, 12/11/90; 4119, 3/5/91; 4122, 4/9/91; Ord. 4133, 6/4/91; Ord. 4286, 12/14/93)