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<br />Ms. Mendez stated that she received numerous comments of opposition from many <br />neighbors regarding the massing and bulk of the project impacting light, views, privacy <br />and community character. <br /> <br />Ms. Decker clarified that the findings could be made for the reduction of the existing side <br />yard setback, but not for the increased height on the accessory structure or for the FAR. <br /> <br />The public hearing was opened. <br /> <br />Ms. Decker asked Mr. Boyce ifhe had any comments or questions regarding the project. <br /> <br />Mr. Boyce stated that the floor area ratio for the main house is 46.5% without the <br />consideration of the second story over the garage. He mentioned that the City usually <br />considers that percentage acceptable. He also stated that the second story over the garage <br />would be non-habitable space and puts the project over the FAR. The whole first floor of <br />the garage by three sides is underground, only fifteen feet, 8 inches is what is above <br />existing grade. If the height of accessory structures were measured at the mid-grade, the <br />height of the garage would be IS feet, 8 inches as shown as elevations on the garage. <br /> <br />Ms. Decker asked for the topographic survey. <br /> <br />Ms. Decker asked Mr. Boyce ifhe was aware what was included in the FAR. <br /> <br />Mr. Boyce answered that he was aware that non-habitable space was included in the <br />FAR. <br /> <br />Ms. Decker asked about the two sets of stairs. <br /> <br />Mr. Boyce explained that the front set of stairs go to the attic of the old house. Once the <br />addition is build the stairs will be gone. <br /> <br />The addition is to the back of the house. The elevation of the garage is 8 feet lower than <br />the house. <br /> <br />Mr. Moore explained the problem from the design standpoint is that the garage is a one <br />story structure with an eight and twelve pitch roof with a nine foot plate height that is <br />consistent with the architectural design around it. <br /> <br />Ms. Decker asked for an explanation regarding how the elevations look like a three-story <br />house with a basement, first floor and second floor with windows. <br /> <br />Mr. Moore explained they are false dormers to break up the roofline. <br /> <br />Mr. Boyce explained the basement and attic are for storage. <br /> <br />Minutes: PV-13I/PADR-1338 <br /> <br />Page 2 <br /> <br />September 15, 2005 <br />