Planning Commission Agenda and Packet 2008 05 08

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WestMark Design & Construction, LLC. April 29, 2008 Thomas Ramsey 1100 Grant Ave. D C r Louisville, CO 80027 RE: Final Subdivision Plat for Lots 8-11, Block 4, Louisville Heights APR 9 2008 PLANNING Planning Commissioners. I have given a lot of thought regarding what was discussed at the Planning Commission meeting on April 17t. I respect the variations of opinion. I decided that the best way to proceed is to directly address the primary concerns of various Louisville residents and Planning Commission members, rather than restate my entire case. One of the primary concerns is the perceived bulk of four structures. I have had scale models prepared for both sites that will be available for viewing at the commission meeting in order for everyone to get a better perspective of what is being proposed. The models of the houses and garages will be loose so they can be moved around on the property. This will allow for collaboration at the meeting to identify new possibilities of placement of the structures. I believe that two houses with detached garages are a better fit for the property than two houses with attached garages. Most houses in "Old Town" were built with garages detached. This allows for the bulk to be spread out across the property, rather than concentrated. Additionally, it holds the garages to a more restrictive height limitation of 20 feet, not 27 feet. Although it costs considerably more to have the garages detached due to at least one additional foundation wall, two extra walls to side, additional roof structure to build and roof, and additional stairs to construct if the garage is a two story, I feel that detached garages are more in character of "Old Town Louisville". Depending on placement and design, one large home, or one large home with a detached garage would likely appear to have more bulk than two separate properties would. To further address the concern of bulk I have requested that these properties be subdivided so that the lot fronts are 62.5 feet wide, not 50 feet wide. By doing so the building envelope will be 12.5 feet wider, and 25 feet less deep, thus helping to contain sprawl on the property. A wider front view of a home is generally considered more pleasing to the eye than that of a long narrow structure. This also means that the neighboring property to the north would not have to worry about a primary structure being built within seven feet of the property line. (Current orientation of the property is to the east, not the south which is being proposed). The neighbor to the north also has a valid concern regarding shading which I have taken into consideration in the positioning of the structures. Two well positioned smaller houses with space between them will provide more southern sunlight than one large structure in the middle of the property. There also is a concern about further development on the properties to the west.