03-19-2007 Planning Commission Packet

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_ , , . �• FILE 07-3266 • . � ' . February 20,2006 . . Page 5 of 6 : �� ' ' If the proposal were altered so the garage only had a double overhead door, the garage apron , were narrowed, and the front door were moved to�the wall facing the street, there would be about 2;650 square feet of hardcover. This would be about 33 percent of the 75 to 250 foot � � �zone and street side 0 to 75 foot zone. If the house were reduced to 1,500 square feet there • ' ' would be about 2,347 square feet of hardcover. This would be about 283�percent of these . � , , two zones. ` . . . , . . , Another way of considering hardcover would be to review each type of haxdcover _and � . � determine if the amount proposed is reasonable. . . ' Is the proposed height variance reasonable? . The Planning Commission recommended approval of a code change that increase the �side . � - setbacks for zvider lots, regulated peak height based on the width of the lot and disregarti , � windows in gable ends when determuung building height. It was tabled by the City Council ' � for further study of the setback and peak height portions ofthe code change. The basis for ' - disregarding windows in gable ends was that they did not add to the mass of the roof. What is interesting is that the proposed dormers, which do add mass,would be disregarded because they do not have windows and the peak of the roof over the dormers is lower than the peak of " the main roof. The proposed code change would limit this property to a peak height of 37.5 . feet. As proposed peak height would be about 38 feet. The code change would not increase the minimum setbacks forthis lot. � � � , Is the proposed house compatible with the surrounding area? . . The Baldur Park area is in transition. Older hornes are being replaced. Of the 521ots in the � area between Tonkawa Road and the channel beiween Crystal Bay and North Arm, 39 lots - � appear to be substandard in area and width. � . : This is the third house to be re laced on Baldur Park Road in recent years. The others were: - s Address Lot 75- Fdn. Total Hardcover Hardcover Stories Peak ' : Area 250 Size Hardcover 0-75 75-250 ' Height . . ac. Area . • . 1392 .729 15,190 3,611 5,606 8.7%* 30% Two plus 37'(est.) . : . . basement 1436 .19 4,132 -1,500 2,418 24.�9% 36.16% Two ° 28' 1444 .19 5,180 1,500 2,330 0 44.98% Two �� 34' � * Property has two 0-75' zones . . � Are there any other issues or concerns with this application? � Staff Recommendation � f Planning Staff recommends: . . • � . - _ . � � 1. Approval of the width and area variances. . 2. Approval�of the floodplain variance subject to approval of the`grading plan by the ' � City Engineer and the MCWD. . � � .