1. 4650 Alhambra Circle Building Site Separation

2. Request: The applicant is requesting consideration of a building site separation in accordance with Section 12-5 of the Zoning Code. The applicant is requesting consideration of a building site separation in accordance with Section 12-5 of the Zoning Code. This proposal requests the separation of the property’s single building site into two building sites for single family residences. This proposal requests the separation of the property’s single building site into two building sites for single family residences. The existing residence would be demolished and two new single family residences constructed in its place. The existing residence would be demolished and two new single family residences constructed in its place.

3. Background: The property consists of four (4) platted lots, and is approximately 0.5 acres in size. The property consists of four (4) platted lots, and is approximately 0.5 acres in size. An existing one story single-family residence constructed in 1946 faces onto Alhambra Circle. An existing one story single-family residence constructed in 1946 faces onto Alhambra Circle. The existing house, asphalt driveways and concrete sidewalks encroach onto all four of the property’s platted lots. The existing house, asphalt driveways and concrete sidewalks encroach onto all four of the property’s platted lots. The City’s Historic Resources Department has determined the existing residence does not have historic significance. The City’s Historic Resources Department has determined the existing residence does not have historic significance.

4. Permitted Development: The site is 21,000 sq. ft. in size, and has been determined to be a single building site for one single-family residence. The site is 21,000 sq. ft. in size, and has been determined to be a single building site for one single-family residence. The Zoning Code would permit a residence with a maximum 7,450 sq. ft. to be constructed on this property if this request is denied. The Zoning Code would permit a residence with a maximum 7,450 sq. ft. to be constructed on this property if this request is denied. The applicant’s plans for two new residences propose 8,600 square feet to be constructed. The applicant’s plans for two new residences propose 8,600 square feet to be constructed.

5. Review criteria: Six (6) review criteria are contained in the Zoning Code, of which an application is required to meet a minimum of four (4) criteria to be considered a candidate for building site separation. Six (6) review criteria are contained in the Zoning Code, of which an application is required to meet a minimum of four (4) criteria to be considered a candidate for building site separation. Staff has reviewed each of the criteria with the applicant’s proposal, and has determined the following: Staff has reviewed each of the criteria with the applicant’s proposal, and has determined the following:

6. 1.That exceptional or unusual circumstances exist. Staff comment: This proposal satisfies this criteria. The property occupies the entire end of the block, is one of the largest properties along Alhambra Circle in this area, and has three street frontages. Staff comment: This proposal satisfies this criteria. The property occupies the entire end of the block, is one of the largest properties along Alhambra Circle in this area, and has three street frontages.

7. 2.That the building sites created would be equal to or larger than the majority of surrounding building site frontages of the same zoning designation. Staff comment: This proposal satisfies this criteria. The frontages of both proposed building sites would be equal to or greater than 66% of existing surrounding building sites. Staff comment: This proposal satisfies this criteria. The frontages of both proposed building sites would be equal to or greater than 66% of existing surrounding building sites.

8. 3.That the building site separation would not result in any existing structures becoming non- conforming. Staff comment: This proposal does not satisfy this criteria. The existing house would become non-conforming, and would have to be demolished to meet Code requirements. Staff comment: This proposal does not satisfy this criteria. The existing house would become non-conforming, and would have to be demolished to meet Code requirements.

9. 4.That no Restrictive Covenants, encroachments, easements or the like exist. Staff comments: This proposal does not satisfy this criteria. Encroachments exist onto all four of the property’s platted lots which consist of asphalt driveways and concrete sidewalks. Staff comments: This proposal does not satisfy this criteria. Encroachments exist onto all four of the property’s platted lots which consist of asphalt driveways and concrete sidewalks.

10. 5.Maintains and preserves open space, historic character, property values, and visual attractiveness and promotes neighborhood compatibility. Staff comment: This proposal satisfies this criteria. This proposal is consistent with the neighborhood’s development pattern, which has at least two building sites per block along Alhambra Circle. Staff comment: This proposal satisfies this criteria. This proposal is consistent with the neighborhood’s development pattern, which has at least two building sites per block along Alhambra Circle.

11. 6.Property was purchased by current owner prior to September, 1977. Staff comment: This proposal does not satisfy this criteria. The current owner purchased property in 2005. Staff comment: This proposal does not satisfy this criteria. The current owner purchased property in 2005.

12. Recommendation: Staff recommends denial of this building site separation request. The recommendation is based on Staff’s findings of fact after review of the six (6) criteria contained in the Zoning Code. Staff recommends denial of this building site separation request. The recommendation is based on Staff’s findings of fact after review of the six (6) criteria contained in the Zoning Code. Staff has determined that the application satisfies only three (3) of the six (6) criteria for review, and a minimum of four (4) criteria are required to be considered a candidate for building site separation. Staff has determined that the application satisfies only three (3) of the six (6) criteria for review, and a minimum of four (4) criteria are required to be considered a candidate for building site separation.

13. Alternative recommendation: If the Board should recommend approval of the request, Staff recommends the following conditions of approval be included: If the Board should recommend approval of the request, Staff recommends the following conditions of approval be included: 1. Allow a maximum of two-thirds of the front façade of each residence to be two story. 2. Allow a maximum of 7,450 square feet for the residential structures on the property (both building sites).

14. 3. Revise plans for new residences to meet proposed new single family regulations. 4. Provide a landscape plan. 5. Amend Zoning Code to indicate property is two separate building sites. 6. The applicant return to the Board for review of revised plans. 7. The applicant provide notice to surrounding property owners of pending public hearing review.

15. Timeline: This application is tentatively scheduled for City Commission consideration as follows: This application is tentatively scheduled for City Commission consideration as follows: Tuesday, July 11, 2006 at 9 a.m. Tuesday, July 11, 2006 at 9 a.m. (adopted by Resolution) (adopted by Resolution) Date and time are subject to change. Date and time are subject to change.