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r <br />#2370 - O’Keefe <br />May 14,1998 <br />Page 6 <br />2. <br />3. <br />in granting the magnitude of variances requested? Is there a basis to suggest that the <br />hardcover overall should not be increased above the current square footage on the site <br />(approximately 6,765 sf)? <br />Is it appropriate to allow grading within 5' of the lot boundaries and within the 0-75' zone <br />to lower the hill 2-3'? The grading appears to amount to taking 2-3' off an area 50x100' and <br />filling from 2' to 5' deep on the road side of the house to make a larger level building pad; <br />the total amount of earth movement would appear to be in the 500-1000 cubic yard range, <br />a portion of which is required to protect the house foundation. It is a close call as to whether <br />a CUP is needed merely based on excavating in excess of 500 cy; a key factor should be the <br />potential impacts on drainage. The plan appears to not direct new flows toward the <br />neighboring properties. It would also be helpfol to know whether the grading plan requires <br />any importation or e.xportation of fill, or if it's balanced between cuts and fills. Any approval <br />should require the standard erosion control require.ments. <br />Is there sufficient justification to allow excavation in the 0-75' zone to create a walkout? <br />Please review the minutes from the prior variance approval, and the included Comprehensive <br />Plan review and excerpts. <br />Staff Recommendation <br />1. <br />2. <br />Staff recommends approval of a hardcover variance for the southerly 0-75' zone to <br />accomodate a driveway. The variance to allow 40% hardcover in the 75-250' zone for a <br />complete rebuild is not necessarily in keeping with the City's normal practice of holding new <br />construction to a higher hardcover standard than when an existing home is added onto. The <br />primary factor that supports some degree of hardcover variance is that the 75-250' <br />zone is reduced in size by having lake on both ends of the lot. The fact that so much <br />hardcover will be required to accomodate a side loading garage suggests that hardcover might <br />be reduced by having an end-load garage, but due to topography it would have to be at a <br />lower level to end up with a reasonably sloped driveway. Planning Commission must weigh <br />all these factors in reaching a recommendation. <br />Because of the loss of mature trees in the 0-75' zone, staff has difficulty recommending <br />approval for lowering the hill. Conceptually, this proposal to help limit the potentially <br />imposing impact of this residence on the neighborhood is a positive step, but the need to <br />change the natural look of the 0-75' zone to accomplish that, is the problem. If Planning <br />Commission recommends approval, it should be subject to City approval of the grading and <br />drainage plan to ensure r ' impacts to neighboring properties, subject to a confirmation <br />that cuts and fills are balanced to limit the importation/exportation of fill, and subject to <br />erosion controls.