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FILE#LA19-000004 <br /> 19 Feb 2019 <br /> Page 3 of 6 <br /> 3. The impervious surface coverage meets all hardcover location and square footage <br /> restrictions of this chapter and the total square footage of hardcover does not exceed <br /> 25 percent of the entire lot area. <br /> 4. All other zoning district standards can be met. <br /> The applicant's request for hardcover,setback, and height variances results in the property's <br /> inability to conform to all of the standards above.Therefore, lot area and width variances are <br /> required in order to redevelop the property.The ability to develop the property consistent with <br /> other existing developed properties in the neighborhood would be limited if the area and width <br /> variances are not granted. <br /> Rear Yard Setback Variance (Section 78-350) <br /> The property's±130 feet of depth is challenging, particularly due to the applied average <br /> lakeshore setback at approximately 70-feet from the OHWL,the 75-foot lake setback, and the <br /> 30-foot rear yard setback.The required setbacks leave an approximate 36 foot deep building <br /> envelope which is not unreasonable, however is inconsistent with the two neighboring <br /> properties and many of the rebuilds in the immediate neighborhood. <br /> Hardcover;75-Foot Setback Variances (Sections 78-1680&78-1700) <br /> The existing home to be removed encroaches into the 75-foot and average lakeshore setbacks. <br /> The new home is proposed to meet the average lakeshore setback and will encroach <br /> approximately 5 feet into the 75-foot setback with the covered stoop,the home will encroach <br /> about 2 feet. <br /> The proposed hardcover level of 41.4% is a 412 square foot increase from the existing <br /> conditions.The increase is primarily resulting from the increased building coverage. The <br /> proposed home is nearly twice the size of the existing home. However,when you include the <br /> existing detached garage,the overall proposed building coverage level is only increasing by 355 <br /> square feet. The applicant is not maximizing the proposed building coverage due to the limiting <br /> setbacks and hardcover. <br /> Driveway Width Variance (Sections 78-1282;78-1680, 78-1681) <br /> The Code permits certain hardcover improvements within the 75-foot lake setback.An 8 foot <br /> wide driveway is permitted in this area. Crystal Bay Road is a narrow roadway; its 20 foot width <br /> does not allow for reasonable on street parking. The applicant has proposed a driveway with an <br /> 11.5 foot curb cut and a 25 foot wide garage access and parking area. The hardcover regulations <br /> in the code specify a minimum width to match the garage doors serving the home which is <br /> reasonable. Section 78-1282 which specifies an 8 foot maximum width appears to be in conflict <br /> in this circumstance with Section 78-1681 which requires specific minimum widths. Based on an <br /> aerial photo analysis, many of the properties along Crystal Bay Road have driveways exceeding 8 <br /> feet in width within the 75-foot setback. <br /> Height Variance (Sections 78-1&78-350) <br /> The Code limits building height to a 30-foot maximum based on existing adjacent grade <br /> elevations. The existing lot topography appears to be the result of grade manipulations to <br /> facilitate the rear yard detached garage.The retaining walls along the rear property line created <br /> a flat area inconsistent with the adjacent neighboring properties and a 'natural grade'.The <br /> applicant proposes to fill in this area and return to the original grades. The highest "existing <br /> grade"from which the height calculation is based is 939.3' rather than 946' as is the highest <br />