Re: request for waiver of covenants

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. . �. 2001 Sugar Woods Apri112,2007 Page 3 The proposed grading to the south (left) side of the new home will be the greatest revision of existing grade. The tree removal plan suggests that few trees will be removed here, however, and the grading will not change the general direction of flows from the site. The new home is so close to the setback line here that attempts to minimize grading encroachment by adding a retaining wall would still place that wall in the protected zone. Note that there is no immediate residence to the south side, as there is a common outlot corridor south of the property. At the rear of the site, the existing maintained back yard will become house footprint, and the border of existing vegetation ringing the yard will be cut back. The woods behind this is fairly dense, and the next home is quite distant, so the impacts in the rear yard are minimized. The existing back yard is rather flat and at the base of a slope. The new home will have no flat back yard, and is to be graded to drain to the north or south. There is a low basin area between the north side of the house and the neighboring residence to the north, which is fairly close in proximity. This area will be drained via the catch basin and storm sewer proposed. The driveway will be relocated slightly to the north of its current location, resulting in removal of virtually all vegetation in the NE corner of the lot. From staff's perspective, the tree removals to the north side of the lot, as well as in the street yard at the NE corner of the property, are the most critical to be replaced in terms of maintaining the privacy and wooded feel of Sugar Woods. Planning Commission should pay particular attention to the replanting plan in determining whether it will suitably re-establish the intended natural barriers. Staff Recommendation This is the first"rebuild" in Sugar Woods, where most of the homes are only about 15 years old. The City was quite protective of the covenants during the initial construction phase of this subdivision in the early 1990s. Planning Commission should drive the entire length of the Sugar Woods loop road to gain a perspective on how the neighborhood has developed, and ensure that the activity proposed for this site stays in character with the neighborhood. Options for Action 1. Approve as proposed. 2. Approve with conditions or revisions. 3. Deny.