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Planning Commission Lands of Dorrian May 13, 1998 Page 2 500 feet of the property received public notice of both the subject application and the variance request. CODE REQUIREMENTS The proposed project has been referred to the Planning Commission for review as the proposed addition to the second floor is 500 square feet, and the height would exceed 19 feet. There have been a number of projects on the applicant's property in the past two years as discussed in the background section of this report, and the cumulative total of added floor area is more than would typically be reviewed at a site development hearing. Criteria for review from the Site Development Ordinance include grading, drainage, building siting, pathways, landscape screening and outdoor lighting. Zoning Code review encompasses compliance with floor and development area requirements, setbacks, height and parking. DISCUSSION Site Data Gross Lot Area: 2.08 acres Net Lot Area: 1.88 acres Average Slope: 9.6% Lot Unit Factor: 1.88 Floor and Development Area Area Maximum Proposed Existing Increase Left Development 28,200 21,475 20,335 +1,140 +6,725 Floor 11,280 7,765 6,775 +990* +3,595 *includes 80 square foot storage shed under separate application Architecture & Site The applicants are requesting approval of a Site Development Permit for a 500 square foot addition to the second floor and a 410 square foot addition to the first floor of an existing residence. Two dormer windows would be used on the second floor to match those on the front of the house. Exterior materials will match those of the existing house and garage: horizontal wood, wood windows and trim and Fire free,slate roofing. One new skylight is proposed. Condition #6 is the standard condition for skylights. The maximum height would be 23 feet six inches as measured from existing grade. The height would not increase with the proposed project. The areas where the additions are proposed are in the center of the lot, well away from the property lines and the perimeter of the building envelope. There are no two-story vertical elements and the second floor is nested in. These characteristics and the architectural detailing, exterior materials, trellis and dormer windows all help reduce bulk. The additions have been well integrated into the existing design and will not be perceptible when viewed from off the site. The house is also well set back from all property lines other than the north side. As stated in the Design Guidelines, greater setbacks can help reduce the bulk and mass of structures.