08-11-2003 Council Packet - Laserfiche WebLink

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#03-2907 720 North Arm Drive Auguil 6,2003 Page 2 Council directed stafTto prepare a resolution for review and adoption on August 11. Council noted that the neighboring property owners should be provided the opportunity to review final plans, including the drainage plan. New Roof Encroachment Issue The revised plans provided by the applicants appear to have shifted the garage footprint so that it is centered on the property and meeting the 1 O' side setbacks. However, other changes to the house plan appear to be iu potential conflict with the Council ’s intent of denying the side setback variances for the new construction. To summarize the changes: > The roofline of the second story addition has been rotated 90 degrees, so that the gable ends now face the lake and the street rather than the sides. The second story is now almost entirely contained within a 13/12 pitch gabled roof that extends from the east end of the house to the west end of the new garage, and extends the full width of the house for that entire length. The roof over the garage has become a continuation of the new roof over the second story addition, rather than a separate, slightly low er roof system. The result is that the roof at the front line of the new garage overhangs within 4* of the northerly side lot line and within 0.9' of the southerly side lot line. While some cutouts in the roof on the south side of the garage will lend some openness to this area, this new encroachment by a 13/12 pitch overhang w'ill tend to have some of the same visual massing effects as if the garage wall itself was there. (See Exhibit D) A north side elevation was not provided, so it is not known whether these cutouts are proposed on the north side. The overhangs along the garage (5* on the north side, 8'+ on the south side, based on the site plan; 6.5' on each side based on the elevation views - which is accurate??) are an encroachment of the side yard which brings a new variance element into the mix. Allowing a roof overhang within 0.9’ of a lot line where no encroachment currently exists, is not justifiable in staffs opinion. From a design aesthetic standpoint, forcing vertical walls along the garage may not be attractive, but would be completely functional and avoid this encroachment that adds mass to the house. The plan sets provided to staff this week are not to scale; they arc offby as much as 5-10%, making it difficult to determine the actual relationships between the old plans and the new plans, or how close to lot lines specific plan elements really are. Hardcover Hardcover calculations reflecting the revised layout have not been submitted. My assumption is that the hardcover proposal has not changed; but the apparent 6' overhangs 8' above the ground would likely be counted as hardcover.