2016-00515 - detached garage - Laserfiche WebLink

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FILE#14-3679 14 August 2014 Page 4 of 6 . receiving waters. This protection tier dictates the specific protection measures that must be implemented. (1J Tier 1 parcels. Hardcovershall not exceed 25 percent of the gross lot area. Stormwater Total Area Allowed Overlay District �n Zone Hardcover Existing Hardcover Proposed Hardcover Tier Tier 1 12,197 s.f. 3,049.2 s.f. 2,224 s.f. 2,897 s.f. � (25 %) (18.2%) (23.75%) The applicants' shed design appears to propose two±6 foot wide doorways which may require proof of"driveway" hardcover if shown to be accessible by a vehicle or reduced to less than 6 feet in width. Utility Easement There is an existing sewer line with a 20 foot utility easement which is located 19 feet behind the home which prevented a more central relocation of the home on the lot when it was rebuilt in 2008. The applicants have since discovered that the 20 foot utility easement which exists over their property is not centered on the actual location of the as-built sewer line. They are in the process of filing a corrected easement to center the 20 foot utility easement over the utility. The relocation of the easement allows for more buildable space lakeward of the sewer line. The applicants have indicated that had this been discovered in the 2008 application their preference would have been to move the home away from the lake an additional 9-10 feet. The 6 foot addition with 2 foot cantilever is not proposed to extend up to the easement; as there will be a 1 foot horizontal span between the addition and the new utility easement line. ------------------------------------------------------------------------------------ Structural Coverage Variance Analysis The applicants' current structural coverage level is 14.6% where 15% is allowed. The existing home and attached garage total 1,782 square feet. The applicants are requesting approval to construct a 6 foot wide addition to the existing garage with a 2 foot cantilever on the second floor. According to the definition of"building footprint", a bay or cantilevered area greater than 4 feet above grade does not count toward the building footprint or hardcover. It appears the house addition with the cantilever as designed will meet the cantilever provision of the building footprint definition; further analysis is necessary to determine if the shed meets this definition. The property is currently 47.5 square feet under the allowed structural coverage level. The addition to the home (145 s.f.) and the proposed shed (144 s.f.) would add 289 square feet of structure to the property resulting in 16.9%structura�coverage where 15% is allowed. Please refer to Exhibit C for the applicants' description of their request. The City's definition of lot area is as follows: Lot area means the area of a lot in a horizontal plane bounded by the lot lines, but not includinq any area occupied by the waters of a duly recorded lake or river or wetland or area which has been dedicated as public ripht-of-way. The structural coverage at 2,071 square feet was proposed by the applicants based on the lot area includin�the road right-of-way on the rear of the property which totals 13,903 square feet; removal of the road right-of-way results in the lot area of 12,197 square feet.