2015.08.18 PC Packet Combined - Laserfiche WebLink

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PLANNING REPORT DATE: August 13, 2015 CASE: VN2015-001 SUBJECT: Variance to Construct a Third Story at 1509 281h AVE NW APPLICANT: Micah and Chiemi Bly REQUEST & BACKGROUND The applicant has requested a Variance to allow construction of a third sto7 when two and a half stories is normally allowed. The existing home is located at 1509 28t AVE NW and is a modified two story, with look out windows in the front and a walk -out in the rear. Because less than 50% of the perimeter of the home is buried below grade, the lowest level of the home is considered a story. Thus, the proposed addition above the main floor and lowest floor constitutes a third story. The size of the third story is minimal at 236 SF, but also includes a deck measuring 7'5" x 16'8". Included in the overall scope of work, but not impacting the variance request, is a garage addition and full reconstruction of the back 1/4 — 1/3 of the home. This section of home will structurally support the proposed third floor. Zoning Code Section 4-040 (2) states that "no structure or building shall exceed 2 1/2 stories or thirty feet in height, whichever is less". While the total height proposed by the applicant does not exceed 30' when measured from the high side (front of the home), the code is not clear in the method of measuring building height and the intent is not to permit a third story, being staff is unaware of any three story homes in the community. Because of the code ambiguity and the intent of not permitting a three story home, staff has advised the applicant that a variance is required. It's worth noting, staff has discussed alternative options with the architect and homeowner that would allow the applicant to gain additional living space within a defined half story above the existing main floor and lowest floor, however the applicant feels this design is architecturally more interesting, is less massing on the structure, and appears as a 2nd story from the front or street side of the structure. Construction of a half -story would be permitted without a variance. ATTACHMENTS A — Resolution B —Project Location Map C — Zoning Map D — Aerial Photo E — Neighborhood Notification Map F — Applicant Narrative G — Variance Standards Worksheet H — Existing Conditions Survey I — Existing Floor Plan J — Existing Conditions Photos K — Proposed Floor Plan L — Proposed Overall Height M — Proposed Elevations FINDINGS Section 4-040. Lot Standards in an R-1 District.