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FILE#LA19-000069 <br /> 16 Sept 2019 <br /> Page 4 of 10 <br /> proposed home is nearly twice the size of the existing home.The applicant is asking to exceed <br /> the 20% building coverage limit thus further exceeding the hardcover limits. <br /> Structural (Building) Coverage Variance (Section 78-1403) <br /> Existing building coverage is 11%.The applicant is proposing 3,454 square feet, or 31.1%, of <br /> building coverage. As proposed,the property exceeds the permitted structural limit by 11.1%or <br /> 1,234 square feet. As with most other Crystal Bay Road lots,this calculation is based on an <br /> adjusted lot area excluding traveled Crystal Bay Road.The applicant's proposal exceeds that <br /> which would be allowed even if the road area was included... 20%of the unadjusted lot area <br /> (14,459 square feet) is still only 2,891 square feet of allowed structure;the proposal would still <br /> be 563 square feet over. <br /> Hardcover Variances (Sections 78-1680 and 78-1700) <br /> The applicant is proposing 49.6%total site hardcover(5,509 square feet) where 25% is <br /> permitted; and approximately 3,697 square feet within the 75-foot setback where no hardcover <br /> is permitted. <br /> Structural coverage:As noted above,the proposed building coverage in excess of the permitted <br /> 20%further exasperates the hardcover overages. If the proposed building footprint were to be <br /> reduced to be more in keeping with the character of the neighborhood e.g. 20% (2,220 square <br /> foot footprint),the resulting proposed overall hardcover would obviously be lessened.The <br /> existing hardcover level is 33%. <br /> Access Points: As proposed,the property will have a total of four improved access points on to <br /> Crystal Bay Road: <br /> 1. The stair from the upper yard on the southwest; <br /> 2. the sidewalk walkout access to the recreation room on the lower level; <br /> 3. a lower level foyer entry; and <br /> 4. the driveway. <br /> Considering the level of hardcover proposed staff would recommend elimination or <br /> consolidation of one or more access points to limit excess hardcover. <br /> Driveway:The total width of the proposed three garage doors is 35 feet;the width of the <br /> driveway/parking area as it connects with the garage is shown to be approximately 38 feet. <br /> However, in an effort to reduce the 75 foot and overall hardcover the driveway as it connects <br /> with the garage can be reduced to 35 feet. <br /> Further, 78-1681 requires a minimum turn around depth for driveways serving side loading <br /> garages to be 20 feet as measured from the garage doors.This plan reflects a three car garage <br /> with a middle stall bumped out approximately 3.5 feet from the other two, outer doors.The <br /> proposed driveway turnaround depth at the most restricted location (center door) is shown to <br /> be about 24.8 feet, and the outer doors have a depth of 28 feet. It is possible for this parking <br /> pad/garage access area to be reduced to limit excess hardcover and still meet the hardcover <br /> minimum requirements. <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 />