05-21-2007 Planning Commission Packet

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� " #07-3280 and#07-3281 April 16,2007 Page 4 of 5 Issues for Consideration Lot Width and Area Variances: , The City routinely reviews these types of requests, and grants them when no other land is available for acquisition and the property existed in separate ownership from adjacent properties prior to adoption of the current zoning standards. These lots satisfy those requirements. Hardcover: Is the amount of hardcover proposed reasonable? About 125 square feet of the hardcover beyond 25 percent is used for the additional driveway and sidewalk for the angled garages. � Of the remaining 222 or 240 square feet beyond 25 percent, 188 square feet is used for the decks. If the Commission finds that the amount of hardcover should be reduced, it should consider if it wishes to specify how this is to be achieved. Building Height: While the topography and size of these lots creates a hardship, the Planning Commission must determine the proposed 1348 house would not be detrimental to the neighborhood. From the street the 1348 would appear to be two stories. From the lake it would appear to be two stories with a walkout basement. The impact will be primarily on the lot to the northeast(1342). � 1342 is a two level split entry with a walkout lower level. The lower level is about 16 feet below street level or three feet below the lower level of 1348. Because the lower level is a basement an additional story could be added to this house. The house to the southwest(1354) is two stories with a full basement(no walkout). The main floor appears to be about four feet above the lower level of 1350. The attached garage is located slightly below street level. It appears to be located between the main and upper floors of the house. , Drainage: The area between the two houses would be filled to create a more gradual slope down from the street. Swales would be cut into existing grade along the outside property lines to convey drainage around the houses. The swale to the southwest of 1350 will eliminate any runoff to 1354. 1354 may still have water problems along this lot line because the swale that was created on that property to access the area under the garage is very flat so it drains slowly. The area between 1348 and the top of the slope will now be graded down to spread the water across this area and as much as possible away from 1342. Because of the steepness of the slope any concentration of runoff is inadvisable. The City Engineer reviewed the grading plans in light of the concerns expressed at the April meeting and specifically requested this change. The architect added lower level exterior doors in the outside walls of both houses. The grading plan does not reflect these doors. Retaining walls would be required to accommodate these doors. This would interfere with the drainage swales. They should be omitted. Are there any other issues or concerns with this application?