09-18-2006 Planning Commission Packet

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FILE#06-3232 13 September 2006 Page 4 of 4 home is below tl�e 15% structural limit �tncl may result in a more reasonable level of 75' — 250' hardcover. ' CUP for Fill & Gr�cling The gr�ding plan proposes substaniial �mounts of fill in the street yard to make this somewh�t "fl�t" lot into a wllkout configuration. The g�rage entrance will be 1t the upper level, 4' above the point where the driveway enters the site, rather than 4' below it �►s the site exists today. One impact of ihis is thafi the basement or lower leve] is really the fiist story by clefinition, anci the house is designeci to be 2-1/2 stories with no b�sement. While ii appe�rs ihat the house will meet the code height limitltions, ihe grading plan has � ntimber of implications that need to be considered by Planning Commission �nd 1C�C�I•essecl by the applicant. The fiill in the street yard raises the left side of this lot 10' � above the adjoining lot. Tn �ddition to the 42' of house wall, streetward there will likely have to be 40 feet of 8'-10' high retaining wall rather than the 1:1 slope proposed. This has a potenti�l visual impact to the neighbor, and this "plafieau" effect should be considered in the conte�t of the neighborhood. Additionally, making the grading worlc to ensure that drain�ge does noi impact the northerly neighbor may be challenging. Drainage on the south side of the lot will be a joint swale along the shared lot line with Ted Capra, which presents fewer issues than the north side lot line. Issues for Consideration 1. Does Plaruiing Commission have any issues with the proposed hardcover additions/removals in the 0-75' or 75'-250' zones? 2. Does Planning Commission have any specific concerns about the impacts of the fill in the street yard to create a walkout sihiation, with regards to drainage or with regards to visual impacts? • 3. Does Plaruiing Commission have any other concerns about this application? St�ff Recommend�tion St�ff recommends approval of some level of hardcover variances within the 75'-250' zone as Plamling Commission determines appropriate, and consider whether the proposed 0-75' zone removals are adequate. Applicants will be required to meeY the 30', 2-1/2 story limitations with the house design. Regarding the proposed conditional use permit for filling and grading, applicants should be required io provide revised grading �nd drainage plans that address the concerns raised by the City �ngineer, and address any concerns raised by the Planning Commission with regard to the imp�eis of the proposed filling on the neighborhood and the ldjoining properties. 4