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Zoning File #2015 May 4, 1995 Page 2 Description of Request The applicant proposes an approximate 35'x44' addition at the northwest of the existing residence. The property is located in the 5 acre zoning district requiring a 100' street setback. The structure will be located approximately 64.9' from the County Road right-of-way. The existing structure was built in 194 7 prior to setback standards for residential construction and prior to the 5 acre zoning standards adopted by the City in 197 5. In 1984 the City granted a street setback variance for the detached garage located to the immediate southeast of the residence. It is the intention of the applicant to construct the larger addition and eventually raise the older portion of the structure and reconstruct the residence immediately adjacent to the new addition further away from the street lot line. Review Exhibit I, it is difficult to place structure further north to meet the 100' setback because of the severe sloping topography. In order to provide positive drainage from the garage elevation and create positive drainage to the northwest of the new addition, it will be necessary to place approximately 3 1/2' of fill beneath the garage. Based on the height definition, the vertical height will be determined at the garage level. 3 1/2' of fill and the vaulted ceiling design impact the final determination of the legal height now shown at 32 1/2', refer to Exhibit E-1. Applicant has been asked to file a conditional use permit as the upper level of the three story addition will contain an apartment area for applicant's mother-in-law. Review the required standards for such use. Review Exhibit F-2, note the upper level apartment is connected from a hallway that leads from the mud room and kitchen addition. A secondary grade level access door extends through the garage that eventually connects to a doorway to that same hall. Review Exhibit E-2, the rear elevation shows a lower level patio door leading to the rear yard. Staff would suggest the primary access to the apartment would be from the access door leading from the mud room. An existing septic system was installed in 1987 and was designed to serve a three bedroom home. Review Exhibits J-1 & 2, septic testing confirmed there is adequate area to serve a five bedroom residence. The existing system will be upgraded to serve the additional two bedrooms in the addition. There is adequate parking on this 5 + acre site to serve parking needs for the additional guest house unit.