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FILE#06-3232 <br /> 13 September 2006 <br /> Page 4 of 4 <br /> home is below tlie 15% structura11in1it and may result in �more reasonable level of 75' — <br /> 250' hardcover. ` • <br /> CUP for Fill �Sc Gr�ding � <br /> The gr�ding plan proposes substantial amounts of fill in the street yard to make this� <br /> somewhat "flat" lot into a w�lkout confg-�.iration. The g�rage entrance will be �t the <br /> upper level, 4' above tl�e poini where ihe driveway enters the site, rafiher than 4' below it <br /> �s the site exists today. One impact of this is that tl�e basement or lower level is really the <br /> first stoiy by definition, anci ihe house is designed to be 2-1/2 stories with no basement. <br /> While it appe�rs thlt the house will nleet the code height limitations, ihe grading plan has <br /> a number o�P implications ih�t need to be considered by Planning Commission and <br /> addressed by tlie applicant. The fill in the street yard raises the left side of this lot 10' � <br /> above the adjoining lot. In addition to the 42' of house wall, streetward there will likely <br /> have io be 40 feet of 8'-10' high retaining wall rather than the 1:1 slope proposed. This <br /> 11c�S 1 �oienti�l visual impact to the neighbor, and this "plateau" effect should be <br /> considered.in the context of the neighborhood. Additionally, making the grading work to <br /> ensure that drainage does noi impact the northerly neighbor may be challenging. <br /> � Drainage on the south side of the lot will be a joint swale along the shared lot line with <br /> � Ted Capra, which presents fewer issues than the north side lot line. <br /> Issues for Consider�tion � <br /> 1. Does Plaruling Commission have any issues with the proposed hardcover <br /> additions/removals in the 0-75' or 7.5'-250' zones? <br /> 2. Does Planning Commission have any specific concerns about the impacts of the <br /> �fill in the sireet yard to create a walkout sihiation, with regards to drainage or with <br /> regards to visual impacts? <br /> . 3. Does Plaruiing Commission have any other concerns about this applicafiion? <br /> Staff Recommend�tion <br /> St�ff recon-unends a�proval of some level of hardcover variances within the 75'-250' <br /> zone 1s Plaiuiing Comrnission deterinines appropriate, and consider whether the proposed <br /> 0-75' zone removals are adequate. <br /> Applicants will be required to meet ihe 30', 2-1/2 story limitltions with the house design. <br /> Regarding the proposed conditional use permit for filling and grading, applicants shou(d <br /> be required to provide revised grading and drainage plans that address the concerns raised <br /> by the City �ngineer, and address any concerns raised by the Plaiuzing Commission with <br /> regard to the impacis of the proposed filling on ihe neighborhood and the adjoining <br /> propeifiies. <br /> � 4 <br />