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in Old Town that will not meet that standard. We would use this standard for new construction. <br />In order to prevent the front entry garage in the Old Town area, thus giving a street scape of <br />garage frontage, staff has drafted note number six in the staff report. You may want to consider <br />and additional provision to allow a front load garage provided that garage were setback a certain <br />distance further than the house. Staff has also addressed the issue of front yard setbacks in the <br />report. In order to address the issue of vary large structures being built in the Old Town area one <br />suggestion at the last meeting was to use the F.A.R. approach. Another suggested was some sort <br />of bulk regulation. With the bulk plane you would define a certain height that would be allowed <br />at the property line, then going at an angle from that to the center of the property, thus defining <br />a maximum plane that could be penetrated. At this point we have not addressed any provisions <br />for penetration into the bulk plane. Peter then presented some graphics to the Commission <br />demonstrating the bulk plane concept. Note that staff used a starting point of 12 feet and 18 feet <br />with regard to the graphics. Figure three in staff report shows how the bulk plane would <br />correspond to the F.A.R. concept. <br />Q. Did you consult the Denver bulk plane lots? <br />A. No. We pulled up the Denver one after we had gotten into this. <br />Q. In Denver, or other jurisdictions, do they measure the 12 feet at the setback line, or <br />do they go up 12 feet at the property line to establish the bulk plane? <br />A. Denver actually goes up 10 feet and does it at the property line. At 18 feet the <br />maximum height is going to be about 27 feet to the ridge. At 37 and 1/2 it goes to <br />32 feet. and 38 feet on a 50 foot lot. Denver does figure in a breaking point that <br />levels that off as you get a wider lot. <br />Q. On your example for the 25 foot lot the buildable square footage using the bulk plane <br />at the set back lines, if you went from the property line how would that change these <br />numbers? <br />A. That would have a tendency to decrease it somewhat. <br />Q. Denver allows 17 liner feet for dormers, is that for a single dormer or do they allow <br />multiple dormers? <br />A. It could be multiple dormers with a total of 17 feet is the way I read that. <br />Q. How would that effect the square footage on the second floor? <br />A. We have not taken the analysis that far. <br />Q. Has Denver had this ordinance for sometime? <br />A. We did attempt to call Denver but were only able to reach their voice mail. <br />Chairperson Boulet - The other thing that we might gain by contacting Denver, is some idea of <br />what the avenues are in administering something like this. The F.A.R. restrictions are pretty <br />simple. This may be able to be fine tuned and accomplish our objective, allowing the maximum <br />freedom. However, if people don't understand how to use that freedom, because it is <br />complicated, then maybe the trade off is not worth it. <br />2 <br />