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FILE 07-3266 <br /> April 16,2007 • <br /> . Page 4 of 5 ' <br /> because of circr�n:stances unique to the indivirtrral properry under consi�leration, ai:d sl:all recomrnend <br /> , approval orrly w/ze�: it is den�onstrated t/iat suc/: actions wi[!be i�i keepi�ig witl: tlie spirit antl inte�rt of tlie <br /> Ororzo Zoning Code. ' <br /> � Issues for Consideration . <br /> Lot Width and Area Variances: <br /> � The City routinely reviews these types of requests, and grants them when no other land�is . � � <br /> available for acquisition and the property existed in separate ownership from adjacent <br /> properties prior to adoption of the current zoning standards. This lot satisfies those <br /> requirements. Sunilar variances were granted for other pro,perties on this road. <br /> � Floodplain TTariance: - � � . <br /> . The properties on both sides of this property are in the floodplain. Swales are required along ' <br /> both side lot lines to direct the drainage toward the lake. Without the variance the house <br /> could be about 15 feet wide.' This regulation is intended to prevent flood waters from ' <br /> . washing away the fill around the foundation and undermining it. This is not an issue with the <br /> grade beams and pilings. � . <br /> Hardcove�: . <br /> The applicant reduced hardcover by changing the third garage stall to a porch and enclosed <br /> entry. This eliminated the driveway to the third stall and the sidewalk to the front door. • <br /> Staff is concerned the garage is only 22 feet wide by 20 feet deep and suggests the Applicant <br /> �'" ' ` ��� �� � -�consider if it�could be-enlarged by talcing a few feet from the mud room to provide a�bit more ' <br /> storage space for garden and recreational equipment. The driveway taper needs to be revised <br /> to cornply with City Stana�as. This should be done with no increase the amount of <br /> hardcover. • <br /> : Is the pa^oposed height va�•iance reasonable? . <br /> A code change that would exclude gable end windows from the building height calculation :. <br /> has been recommended by the Planning Commission and is under study by the City Council. <br /> Is the proposed house cornpatible with the szrf•rounding area?� , . . � <br /> The house to tlie west (1400) is built into the side of a hill. Tlle grade on the east side-of � <br /> 1400 is at the same level as the Applicant's lot. The grade to the west side of 1400 is six to � <br /> ten feet higher. The ga.rage floor of 1400 is about two feet below the garage floor of the <br /> pxoposed house. On the street side 1400 has a peak height of 30 feet. The taller side wall <br /> facing the Applicant's lot is about 24 feet high. The house to the east (1408) is on a flat lot . <br /> that is roughly at the same elevation as the Applicant's lot. It is two stories with a peak <br /> height of about 27 feet and a side wall height of about 20 feet. The proposed house would <br /> have a peak height of 38 feet from existing grade and a side wall height of 22 feet from ' <br /> existing grade. Finished grade adj acent to the house would be two feet higher than existing <br /> grade (because of the floodplain regulations). . , <br /> The Baldur Park area is in transition. Older homes are bein� replaced. Of the 52 lots in the • <br /> area between Tonkawa Road and the chaiulel beiween Crystal Bay and North Arm, 39 lots <br /> appear to be substandard in area and width. <br /> . • . r <br />