SR 06:247 - Laserfiche WebLink

measured vertically from the average elevation of the ground to the mean height of the gabled roof. The total height of the home addition when measured from grade to ridge would be 36 feet. The new two-story detached accessory structure would have a 3.25-foot north (left) side yard setback, a 3.32-foot south (right) side yard setback and a 5-foot rear yard setback. The height of the proposed structure would be 29 feet tall when measured from grade to ridge. Staff notes that while, per code, height measurements for primary structures can be measured vertically from the average elevation of the ground level to the coping of a flat roof, or to the mean height between eaves and ridges for a hip, gable or gambrel roof, the same does not apply for accessory structures. Accessory structures are measured from the lowest grade to the highest point of the structure. The proposed project would result in a 60.5% floor area ratio (FAR) on the approxi- mately 6,693 square-foot lot. VARIANCES REQUIRED (A) A reduction in the south (right) side yard setback from the required 5 feet to the ex- isting 3.85 feet. (B) An increase in the height of an accessory structure from 15 feet to 29 feet. (C) An increase in the floor area ratio from 40% to 60.5%. Subsequent to sending out the public notice for this project, it came to staffs attention that the proposed second story addition on the north (left) side would not have the re- quired side yard separation between the neighboring home. Per the municipal code (P.M.C. 918.84.100), a 17-foot side yard separation between two structures is required when only one of them is in excess of fifteen feet in height, in other words, between a one-story and a two-story home. The side yard separation comes into effect at the time of initial construction or when a home addition encroaches further into the setback than does the existing main structure, as is the case of the proposed second-story addition. The ex- isting side yard separation between the applicant's existing home and the neighbor's one- story home to the north of the subject property is approximately 15.5 feet. The second story addition would encroach an additional 2.5+ feet into the side yard separation. In or- der to process the application, the existing side yard separation would need to be retained, or a variance would need to be granted to further reduce the required side yard separation. Because staff was tardy in identifying this conflict, proper noticing for this variance was unable to occur before the variance hearing today (September 15,2005). Upon discussing , the various options available, the applicant decided to have project approval conditioned on reducing the second-story addition to remain flush with the existing home instead of re-noticing the project and postponing the hearing. Case No. PV-131IPADR-1338 Page 20f6 September 15, 2005