The URL can be used to link to this page

Home My WebLink About20210095 Hogan New Single-Family Correspondance Gallaqher Questions and Answers from Zoninq Board Meetinq 2/22/21 What we need to present: 1. % coverage of other buildings 2. New garage plan designs to show that we thought of alternatives to this design— they want to see a detached garage design. 3. Alternatives to the principal building design layout to get it below 30% or at 30% 4. Square Footage of A. Front Porch: Approx. 65 sq ft plus overhangs B. Garage: 512 sq ft plus overhangs C. First Floor: 1545 sq ft D. Second Floor: 1332 sq ft E. Finished Lower Lever: 825 +/- sq ft F. Unfinished Lower Level 720 sq ft G. Rear Porch: 220 ft plus overhangs 1. % Coverage of Other Buildings PRESENTATION RESPONSE: We have submitted a map showing Lot Coverage percentages for neighboring homes. As you can see, these percentages range from 27.5%-38.5% lot coverage. The proposed home is less than 1% greater in lot coverage from current structures in the neighborhood. �leighbarhood Lat Coverage - Percentage Approximate Coverage Based on Phatv Interpretatian � , . , t , � ,. 4 � � "�j t 4 i�'Y,A .. �R '� .. �� F � . �I i„ � a�Y I TMy � � # _ � 30.5°/o p �38.5°Io��pu" �. ,,.3�� 35io�� 3C�5°� . � � � � � ` � �� , 1�� , � �.,_ ��r � � � . , ,� �, � „�� ,,o� ,. ,,t. .. � �� l "�°' � � ,,,�• � � , .. � �- � ��-*�"� „t� ��-��-��;�� ;� � �, — w� , �, � � ��„ �� r,, w �. �. � ��€ �, � �' �� 376°��. � 25"I� '�38.5-`� . N 39.2�i� � � � '�' � �,_ � ��,. �_,� �'`` � � 2. New garage plan designs to show that we thought of alternatives to this design— they want to see a detached garage design. i �'► ��..� PRESENTATION RESPONSE: From a homeowner perspective: Our clients did not want to locate the office on the second floor as they wanted as much separation between the office and family spaces as possible. Our client is a lawyer and is on calls most of the day which oftentimes carry into the evenings. He has a national practice that includes clients on the West Coast. Additionally, he works remotely now and will continue to do so even after things return to "normal." From a builder perspective: If we detached the garage, we would have then needed to seek a variance for finished space in an accessory structure to have a home office. By locating the office in the front of the house and attaching the garage, we achieved the desired benefit and avoided having to seek an additional variance. Also, the detached garage, as noted at our last meeting, would have reduced the permeability, and would have caused access in and out of the garage to be more difficult due to the narrow lot size. With this lot size, a detached garage would be virtually impossible to access. See diagram above. 3. Alternatives to the principal building design layout to get it below 30% or at 30% �-._�----�--- — - — _ _ „ _ __. . • . .. . __ . � . , . ..� � .. . , i _ , �� -_ �, '�: _ � : _ _ ��= J , '� • � ' � � ` , x: I _ : , �.w ; - - .... �. �— / i' � I . . : � • . . .. ., •;� � ` �( I1 . t ! - � l�'c �_"_ �;�t i I ;�' • � " � �' P �... , . �� v ��.. IL I . j '�. : I - I , -� I , � -,... � ;� �. _ � ..._��=-. - ': __} � : _ c ° ' .... . , � ......�. ��, n li �^I� —�_:--- � - �- . . , . .: _ � y . _.— , �� ; - Q � � ,� .4 , : ..._ o .4 „ .... . . � ;• . � . _ , �--�-6h�.�- —�-:'K .'r— , j �' � TC",,° ` x-"��:� ; '— -' � � ri �. � , �� , �� , � Z E - i --�1------ �°� �!�,-- :; . r . ` � . � � i�..� � { � .a� � -� ' I�_ . _.___ ":.. ..m +, i ... ♦ � , µ .� ._r .. . _ „� ;t f '___.. __r �._. . �--- .L , C �� ' — -_ . . , , I , -- - 'y I I + j ..,. • .. I _. .., ... - _• J _ . - - . . ._. . �': • __ -- .. ____ � 1 - -- - � . ,..... . €p .................. ....._ ... ..-.__........ .. ..... :� ,� � .-,T. . � � , : e ;�� p 4 t �,r � .,'��yI e' �...T { '�� ...... � L � J �,� -.. ' .!i, u_ n � .. . � '2 ; � - ' '� C -.: -. - . � - --- . �...�,.._ .i ._ . _ . �_ _ _ � '_ , . , =7' ' : � �I� �� '; '; �Q ,- � . _ _ , '�" ,� + ,� � , , , ; Y p � , ,� .- ; I a � r` it .'�)j r. �� ': � , ,�. � . . .. y � �`I 1 'T� ' I ' � i �, : � � R� �� I �; .• , �� : } ^� � J n �� .. „ :...-e. . 1�;C�.4 ' ` i. � ., i .. . ..... ; .�—.�d�- --- . . ... .. ._r ._''_.. _..i I ., __ _. ..... : � : .� .., _. _, .,, , ¢ .._._.._ _.. . .___ ..__ ... . .-. .--'.. , _. . ._.. - ' t:9� a- �7�� s:9 � q t...�. ____ _ . -:'- .. �. -.: .... F�Fir,t Floor Plun Wi� i L <��t ttuc rtu� jvc. ��"1, ��. : W- ..,. — _ .__ �a ��4 � � " III ,. �x€�k: , �� t ' ' lGallagher-Papa Residence �., ,.:• ..�;. .:,. .....,- a=s�; .;,.�'I . PRESENTATION RESPONSE: With this current design, we could turn the two-car garage into a one-car garage. We would have to make the house 8 ft narrower from front to back along with removing the entire rear porch. Areas of the home this would impact are: -porch -mud room closet -garage -second floor left bedroom Reduction of other areas of the main floor of the house, such as removal/reduction of the mudroom/closet storage area would also not solve the coverage issue, but rather simply shift the need to construct an accessory storage shed elsewhere on the property. By incorporating the storage area in the primary residence, we will be able to store items like skis, golf clubs, and other items within the home and avoid constructing an accessory structure to meet those needs. Overall, the house was designed for a young family and to serve their needs for the next 20 years. We spent hours reviewing the layout to make sure their needs were met and the proposed homeowners considered lots of variations of the design. This design best fit their needs and made the best use of the small lot size while simultaneously keeping as much open space as possible in the backyard area. The house is consistent with the vernacular of the houses in the neighborhood, including the adjacent property. 4. Square Footage of(with percentages): A. Front Porch: Approx. 65 sq ft plus overhangs B. Garage: 512 sq ft plus overhangs C. First Floor: 1545 sq ft D. Second Floor: 1332 sq ft E. Finished Lower Lever: 825 +/- sq ft F. Unfinished Lower Level 720 sq ft G. Rear Porch: 220 ft plus overhangs �G� ��. ��.� �,�� re� �q. Ft. Pct, House 1,611.4 �4.4°r'� Porches 3G0..3 �.5°,�� Carage 5�1.� �,�% Egr��s��a�� G.O D.5% Total �'��9.3 39.2°r'� QUESTION THEY ASKED US TO ADDRESS AT NEXT MEETING: 1. Can the window well be moved to the back of the house? ANSWER: No, this is against code. IRC 2018 Residential Code R310.1 Basements, habitable attics and every sleeping room shall have not less than one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, an emergency escape and rescue opening shall be required in each sleeping room. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way. PRESENTATION RESPONSE: Concerning the need for a variance for the side yard egress window, it should be noted that an egress window is already located on the rear of the house for a guest bedroom. The egress would then have to be located under the deck. In turn, would have to remove porch to meet code if we moved it. The other egress window is in the main area for safety purposes. This window well also provides light to the room, which would otherwise have no natural light.