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FILE 07-3266 <br />June 11, 2007 <br />Page 2 of 3 <br />virtually flat. On either side is a pitched roof. There are two shed dormers on each side. The east side <br />has a third shed dormer (over the stair). <br />It is not immediately clear how to measure the defined height of the proposed house. The code <br />definition is: <br />Building height means the vertical distance between the highest adjoining ground level <br />at the building or ten feet above the lowest ground level, whichever is lower, and the <br />top of the cornice of a flat roof, or the deck line of a mansard roof [ a mansard roof is <br />like a hip roof with the peak removed], or the uppermost point on a round or other arch- <br />type roof, or the median height of the highest gable of a pitched or hipped roof. <br />Topographic changes which elevate the adjoining ground level above the existing <br />terrain shall not be considered in determining building height. For a pitched or hipped <br />roof situation, regardless whether the highest living space in a building is a half-story or <br />full story, if the highest living space contains windows ( excluding skylights) the upper <br />measuring point for defining building height shall be the median height of the top of the <br />highest window and the highest peak of the roof. <br />If the roof is considered a flat roof then the defined height (existing grade to cornice) is 32 feet, two <br />feet more than the maximum. If the roof is considered a pitched roof then the defined height ( existing <br />grade to half-way between the highest point of the roof and the top of the highest window) is 30 feet. <br />One minor change would be needed satisfy the definition of half-story. The height of the outer wall of <br />middle dormer on the east side must be reduced from six feet to three feet or the outer wall must be <br />moved in so it is no longer an extension of the wall below. <br />The Council requested a summary of hardcover and structural coverage for the 17 properties on <br />Baldur Park Road. The summary is attached as Exhibit G. Of the 16 other properties, six have been <br />granted width and area variances for new houses. All included hardcover variances. A hardcover <br />variance was also granted for a new house on a lot that exceeded the minimum size and width <br />requirements. Five others have been granted hardcover variances for additions. The remaining four <br />have done nothing that would change hardcover. It appears that for three of the new houses and four <br />of the additions the presence of a second O to 7 5 foot zone on the street side of the property was <br />ignored or underestimated. This makes it difficult to compare the hardcover proposed in this <br />application to that approved for other properties. The summary is derived from information in City <br />files and reflects the permitted hardcover, not the actual hardcover. <br />Planning Commission Recommendation <br />On April 16, 2007, Planning Commission voted 5 to 1 to recommend approval of the variances subject <br />to the house being moved south to comply with the average lakeshore setback. The Applicant has <br />revised the site plan and satisfies this condition. <br />Planning Staff Recommendation <br />The lot width and area variances are routine requests.