HomeMy WebLinkAboutExhibit G_Mountain View Plane ReviewExhibit G
Mountain View Plane Review
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C. Mountain view plane review standards. No development shall be permitted within a
mountain view plane unless the Planning and Zoning Commission makes a determination that the
proposed development complies with all requirements set forth below.
1. No mountain view plane is infringed upon, except as provided below.
When any mountain view plane projects at such an angle so as to reduce the maximum
allowable building height otherwise provided for in this Title, development shall proceed
according to the provisions of Chapter 26.445 as a Planned Development so as to provide
for maximum flexibility in building design with special consideration to bulk and height,
open space and pedestrian space and similarly to permit variations in lot area, lot width,
yard and building height requirements and view plane height limitations.
The Planning and Zoning Commission, after considering a recommendation from the
Community Development Department, may exempt a development from being processed
as a Planned Development when the Planning and Zoning Commission determines that the
proposed development has a minimal effect on the view plane.
When any proposed development infringes upon a designated view plane, but is located in
front of another development which already blocks the same view plane, the Planning and
Zoning Commission shall consider whether or not the proposed development will further
infringe upon the view plane and the likelihood that redevelopment of the adjacent structure
will occur to re-open the view plane. In the event the proposed development does not
further infringe upon the view plane and re-redevelopment to reopen the view plane cannot
be anticipated, the Planning and Zoning Commission shall exempt the development from
the requirements of this Section.
Staff Findings: The proposed development site has been reviewed for impact on the Wheeler
Opera House View Plane (the site is outside the Main Street View Plane). The view plane
intersects the mountain and so some of the building would be outside of the view plane. The
applicant has said that the proposed development does not affect the Wheeler Opera House
View Plane, due to foliage and other structures in the foreground that obscure the site. Staff
would like additional study to be undertaken such as 3d modeling to provide additional ways
to study whether the effect on the view plan is minimal. Staff finds this criterion not to be met.
Figure 1: Wheeler View Plane, Cross-section and Plane (following page)
Exhibit G
Mountain View Plane Review
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