14 ATTACHMENT 4-5 - Laserfiche WebLink

ATTACHMENT 4 PAP-108, Dennis Long et al (PADR-1698, Scott Smith) Appeal of the Zoning Administrator's approval of an application for administrative design review to construct an approximately 64-square-foot first-floor addition to the left side and an approximately 273-square-foot second-floor addition to the right side of the existing residence located at 3496 Whitehall Court. Zoning for the property is R-1-6,500 (Single- Family Residential) District. Ms. Decker summarized the staff report and presented the background, scope, and layout of the project. She detailed the scope of work to be considered by the Planning Commission in order to make a decision. She noted that the 64-square-foot portion of the first story and the 273-square-foot portion of the second story have begun construction and that no stucco was on the exterior. She added that the roof deck has been done, but the roof the is not on. She noted that there were some timing constraints listed in the staff report. Staff noted the conditions of approval were valid and cannot be modified at this meeting. However, the Commission may add new conditions of approval should it deem necessary. In response to an inquiry by Commissioner Blank regarding whether the 287-square-foot area was not permitted, Ms. Decker replied that the 273-square-foot area was not permitted and that there was some inconsistency between the plans and staffs description of the square footage. Ms. Decker noted that the 2000 project was outlined on page 2 of the staff report. The original 2001 approval was for an approximately 963-square-foot addition, increasing the original home from 2,148 square feet to approximately 3,111 square feet. This request was to increase the home from 3,111 square feet with a 273- and 64-square-foot additions. In response to an inquiry by Chairperson Fox regarding the square footage comparisons to the surrounding houses in the neighborhood, Ms. Decker replied that staff did not perform an analysis in terms of how many square feet the adjacent homes were. When staff looked at the site, it did not appear to staff that the home was significantly out of scale. She displayed an elevation of the home and noted that staff had received a comment from the neighbors. In response to an inquiry by Commissioner O'Connor regarding the floor area ratio (FAR) of this home, Ms. Decker confirmed that 40 percent was allowed, and the proposed completion of this project would increase the FAR from 29.6 percent to 29.8 percent. Ms. Decker noted that the Zoning Administrator heard the testimony and after reviewing the issues brought forward by the neighbors, believed it was in compliance and consistent with the surrounding neighbors. The Zoning Administrator also made the observation that this addition was towards the front and north of the property where there is less of an impact to the rear neighbors. She noted that as the subject of the appeal, the first-floor restroom, was intended to be for the pool; repairs for the pool complicated the building of the home in that a building permit was obtained for the pool without having completed the origina12001 permit. In this instance, the neighbors felt that approvals were granted, but along the way, the applicants continued to expand the scope of their work as the project got bigger and that the applicants acted as their own general contractor in doing the work themselves with some added expertise. The Zoning Administrator held three meetings, one in May and two in July, whereby the EXCERPTS: PLANNING COMMISSION MINUTES, September 26, 2007 Page 1 of 12