Agenda - Planning Commission - 09/04/2003

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CASE #: REQUEST FOR REVIEW OF REVISED SITE PLAN OF ALPINE MEADOWS CASE OF SHADETREE CONSTRUCTION, INC. By: Patrick Trudgeon, AICP, Assistant Community'Development Director Background: Shadetree Construction Inc. is building the townhome units contained in the Alpine Meadows subdivision. In mid-August, City Staff' noticed that a taller and different style of units were going up than were approved in 2002 and halted construction. The units were still contained within the same lots lines approved as part of the Alpine Meadows plat, but a third story was added and the exter/or elevations had changed. The units that were approved in 2002 had a height of 35 feet as measured to the peak of the rook. The unit being constructed currently is 40.5 feet to the peak of the roof. Staff in~brmed Shadetree that a revised site plan would be necessary to allow for the units to be constructed. The following items are enclosed for your review: a) b) c) Site location map Site plan City Staff Review Letter dated August 29, 2003 Notification: Property owners within 350 feet were notified of a potential variance to the height restrictions. A copy of the plans of the units were contained in the mailing to residents. Observations: The Alpine Meadows subdivision and site plan was approved in 2002 to construct 42 townhome units. Of these units, 16 were planned were planned to be located adjacent toHwy. 47 in four back-to-back style buildings that each contained 4 units. Elevations showing two stories and a 35-thor height as measured to the peak of the roof were approved by the City Council in 2002. As was previously mentioned, staff determined in mid-August 2003 that the first 4-unit back-to- back buildings being constructed did not conform to the approved site plan. Staff put a halt to the work and met with the builder, Shadetree Construction. Staff informed Shadetree that a variance would be necessary to construct the unit to that height since it appeared to exceed the height requirement. In the time since the public hearing for the variance was legally noticed in the newspaper, Staff has determined that due to the changes on how height is measured under the new residential codes, the unit under construction meets the City's height requirement. The new code measures height from the mean g°und 'elevation to the mean gable height, and not to the peak, as was previously the case. The mean gable height for this unit is 34 feet. Therefore, a variance is not technically needed since the unit meets City Code.