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BACKGROUND In March of 2009, Charles Huff, on behalf of the property owners, submitted a Preliminary Review application requesting the City consider the property owners' request to replace the existing single-story residence with a new two-story home prior to submitting a formal Design Review application. Staff provided Mr. Huff with a comment letter that discussed the site development standards (i.e., setbacks, separation, etc.), the design of the home, the proposed parking, the need for an historic evaluation, and retaining the home versus replacing it. In response to staff's 2009 comment letter, Mr. Huff submitted three additional Preliminary Review applications, two in 2010 and one in January of this year; however, the applications were similar to the initial request and, therefore, staffs comments remained the same. Applications to construct a new single-family home are processed at staff level with action taken by the Zoning Administrator. Prior to submitting a formal Design Review and Variance application, and in order to allow the public to comment on the project, staff and the applicant requested that the Planning Commission review, comment, and provide direction on the applicants' Preliminary Review application. Planning Commission Work Session At the April 13, 2011, Planning Commission meeting, the Commission provided the following comments regarding the application: • Most of the Commissioners felt that the design was appropriate, but were concerned with the massing. There was consensus on the need to install story poles to help assess the massing. One Commissioner suggested that the amount of second floor be reduced and more square-footage be added to the first floor. The applicant was encouraged to set the second floor walls back from the first floor walls, especially on the west side. • One of the Commissioners was concerned with the location of the garage; however, there was a consensus that the Variance requests seemed supportable. • The Commission requested that when a formal application is submitted, that it return to the Planning Commission for action and include the following: o Historical evaluation, o Shadow study, o Streetscape elevation, and o Structural integrity evaluation Staff notes that prior to submitting a formal application, the applicant constructed story poles of the proposed home. Staff has included pictures of the story poles in Exhibit C for the Commission's consideration. Furthermore, the applicant did not submit a structural integrity report and requests that the Commission consider the application without this information. Also, in lieu of preparing a shadow study, the applicant has provided pictures during various P11-0709/P11-0717, 205 Neal Street Planning Commission 2of18