07-21-1997 Planning Packet - Laserfiche WebLink

Home Browse Search

Zoning FUe #2257 July 14, 1997 Page 2 of 3 4.Applicant proposes to construct a residence meeting the required 35' front, 30’ rear and 10' side setbacks. 5. Proposed lot coverage by structure is 2,792 s. f. or 9.3% where 15% is allowed. 6.The southerly one-third of the property is in the 250-500' zone, and no hardcover is proposed in that zone. The northerly two-thirds of the lot is in the 500-1,000 ’ zone, where hardcover is proposed at 34.2%, meeting the 35% limit. 7.The proposed structure includes three stories above the basement. The plans submitted scale out at a defined height of 31’, where a maximum structure height of 30' is allowed. Applicant has not requested a height variance, and no hardship exists to grant one. Therefore, applicant should be advised that the current building plans must be revised to limit the house to 30' In height or applicant must otherwise confirm that the house as designed meets the 30' limit. (Note that the code indicates a height limit of IVz stories or 30'. Since stories are not defined in the zoning code, the Cit>- has concluded that the 30' limit will take precedence over the 2'/j stor>’ limit.) Discussion This is one of the few remaining vacant lots on Tonkaview Lane. The hardship is that no additional land is available. Factors which support the use of this property as a building site include its general conformity with other developed lots in the neighborhood and the fact that it has been assessed for sewer. It is staffs opinion that the lot is buildable. It appears that most of the construction will occur in the north half of the property which is relatively flat. The lot drops off to the rear, and at the south lot line drops off dramatically to the property below, which has been created by excavating into the hill. A potential concern is additional runoff to that southerly property, hence staff is recommending that, prior to Council approval of this application, the applicant must submit a site grading and drainage plan subject to approval of the City engineer. That plan must show the existing and proposed site contours, and define the extent of grading needed to accommodate the proposed walkout. The proposal should also address the possibility of directing roof and driveway drainage to the north, although the street elevations might make this unfeasible. Staff Recommendation Staff recommends approval of the required lot area variance, acknowledging that the lot width meets 80% of the standard and therefore no variance is required for lot width, subject to City engineer approval of a grading and drainage plan to be submitted by the applicant prior to final Council action, and subject to the proposed structure meeting the 30' height limitation.