PC 113011 Special Mtg - Laserfiche WebLink

Mr. Dolan stated that the numbers have changed due to some disagreements between the architect and staff regarding what is measured when FARs are calculated, staff is very confident in the numbers being presented this evening. He added that ultimately, the quarrels over the square footage do not change the percentage of the true FAR or the representative FAR on the lower pad very much. He noted that originally, the FAR for the lower pad if it were its own lot would have been about 68 percent, and now it is down closer to 60 percent, which is still substantially above the 40 percent it would have to be as a separate lot. Mr. Dolan stated that FAR is a very crude way of measurement as one can design a house with a 40 percent FAR that looks overly massive, and another can design a house with a 60 percent FAR that does not look as massive as the first. He indicated that the design changes the architect made are quite effective in reducing how the proposed house would look from the street. Mr. Dolan was a difficult decision to make. He indicated that it was very close, and staff had withheld making a decision until the last minute before the staff report went out, to the frustration of both the applicant and the concerned neighbors. He pointed out that staff ultimately decided that the house was too big; it showed too bulky in front, and staff thought that people walking by the house would say that is too big. overwhelming conclusion; it was simply a conclusion arrived at after weighing all the issues. He added that the changes made and staff no longer thinks that with the revised design, the house would appear overpowering from the street. Commissioner Blank inquired if staff is recommending approval with the revised changes. Mr. Dolan said yes, subject to the Conditions of Approval included in the staff report. THE PUBLIC HEARING WAS OPENED. Dave Cunningham, Applicant, thanked staff and the Commissioner for bringing his item back on the calendar this quickly and not having him wait so long. He indicated that his architect, Mr. Huff, and he met with the two Commissioners, Chair Narum and Commissioner Pearce, who were concerned with the massing, and they put significant time and thought into the modifications. He displayed the old second-floor plans to show what was removed, eliminating about 40 percent of the front balcony which increased the distance between the second floor and the house on Second Street from 39 feet to 49 feet; reducing the roofline over the master bedroom which reduced the height from 24 feet 6 inches to 23 feet; and moving the plane of the roof over two feet farther away from the house on Second Street, dropping it down by two feet and moving it over by two feet farther behind the palm tree which shields the house from the street. He displayed the rest of the plans and briefly explained how it visually retreats the PLANNING COMMISSION MINUTES, November 30, 2011 Page 4 of 19