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#2370 -O'Keefe July 22, 1998 Page2 0-75' zone (i.e. the area between the street and the 75' setback line) toward his 75-250' zone for hardcover calculation purposes. The South 0-75' zone is 7,710 s.f. in area. Adding this to the 15,190 s.f. 75-250' zone yields 22,900 s.f., of which 25% equals 5,725 s.f. Applicant and his architect worked diligently and reduced their original proposals to meet the Planning Commission's recommendation. Applicant has also requested a 300 s.f. patio in addition to the 5,725 s.f. Planning Commission recommends denial of this patio, noting that the applicant has already been given a concession in order to have 5,725 s.f. It should be noted that pre-existing overall hardcover is 7,258 s.f. (this number excludes the portion of traveled road on the lot as well as all 0-75' rock/plastic landscape areas), hence there is a net attributable hardcover reduction of 1,533 s.f. The proposal includes site grading to fill in the foundation of the existing house and match existing grades as well as grading and fill to accomodate the new house and driveway. Since some of this grading is within the 0-75' zones and within 5' of the side lot lines, a CUP is also required. Early in the review process, grading to create a walkout was specifically denied by Planning Commission, and the revised plans incorporate daylight windows instead of a walkout, which eliminates lowering of grades within the 0-75' zone. This is consistent with past City practice in similar variance requests. Planning Commission Recommendation On July 20 Planning Commission voted 6-0 to recommend approval of the proposed plan as revised (Exhibit A-2 of July 15 staff memo) but without the extra 300 s.f. patio. The grading plan as proposed was recommended for approval, with the expectation that some retaining walls may be needed near the driveway apron and other 'tweaking' of grading plans may be needed. Grading in the 0-75' zone at the northwest corner was not indicated on the plan and therefore not specifically approved. The proposed "optional" pond was not required, and Planning Commission concluded it would not use the creation of such a pond to justify greater hardcover variances. Planning Commission also noted it would be appropriate to add language to the resolution indicating it is the City's intent that no additional hardcover should be approved for this property in the future. Staff Recommendation Staff concurs with the Planning Commission recommendation and recommends approval per the findings and conditions in the attached resolution. COUNCIL ACTION REQUESTED: Adopt or amend the attached resolution.