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FILE 07-3266 <br />June 11, 2007 <br />Page 3 of 3 <br />At 43.68% proposed hardcover is a higher percentage than typical. This is because the property has <br />two Oto 75 foot zones. As proposed the street side Oto 75 foot zone would drain entirely to the north <br />across the 75 to 250 foot zone so it would function as if it were in that zone. If the street side Oto 75 <br />foot zone were considered to be part of the 75 to 250 foot zone, the proposed hardcover in this zone <br />would be 36.14%. This percentage is in the range of the hardcover approved for 1396 (36.3%), 1412 <br />(37%), and 1416 (30%). These lots are of similar size and appear to have had the street side Oto 75 <br />foot zone included in the 75 to 250 foot zone. <br />Staff recommends measuring the height of the building as a flat roofed building. Height is a way of <br />regulating mass. The mass of this building is greater than that of one with a gable roof. The proposed <br />roof is similar to a mansard roof but with gable ends rather than a pitched roof on all four sides. If this <br />were a mansard roof the height would be measured to the flat portion of the roof. <br />The new design includes four more dormers than the prior design. The original design included <br />dormers. All but the one over the stairway were removed at the request of the Planning Commission <br />to reduce the mass of the building. The new design has more volume than the prior design. It also has <br />porches with architectural detailing on each end of the half story that were not present in the prior <br />design. In Staffs opinion these add to the perceived mass by drawing the eye upward. Staff <br />recommends the Applicant return the prior design. <br />COUNCIL ACTION REQUESTED <br />1. Determine if the proposed house plans are acceptable. If they are not, give the Applicant direction <br />as to what would be acceptable. <br />2. If the house plans are acceptable, direct Staff to draft a resolution: <br />A. Granting the requested <br />a. lot width variance, <br />b. lot area variance, <br />c. grade adjacent to structure variance, and <br />d. hardcover in the south O to 7 5 foot zone variances as requested; <br />B. Granting a hardcover variance for the 75 to 250 foot zone to the extent the Council determines <br />appropriate; and <br />If the house plans are not acceptable, give the Applicant an indication of the acceptability of the <br />variances and table the application.