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FILE #LA20-000049 17 August 2020 Page 3 of 6 restrictions of this chapter and the total square footage of hardcover does not exceed 25 percent of the entire lot area. 4. All other zoning district standards can be met. The applicant’s request for variances results in the property’s inability to conform to all of the standards above. Therefore, lot area and lot width variances are also required in order to redevelop the property. The ability to develop the property consistent with other existing developed properties in the neighborhood would be limited if the area and width variances are not granted. Front Setback Variance (Section 78-350) The proposed home is not a lakeshore lot, however the guidance used to determine setback by the applicant is the average lakeshore setback line which is consistent with the rest of the properties along Crystal Bay Road. The proposed home as a non-lakeshore lot has a 30-foot front setback requirement from the front property line on the north. The proposed home is set back 26 feet from the front. The rear and side setbacks for the home will be met. Structural Coverage Variance (Section 78-1403 The existing home and garage are 1,698 square feet; as proposed the new home is 2,396 square foot (footprint). This parcel is one of four on Crystal Bay Road which is not encroached on by Crystal Bay Road. Consequently, these (and the other three) are small related to many of the other lots. The Code contemplates structural coverage for these small lots by allowing a flat 2,000 square feet for structural coverage in lieu of the 20%. For this lot, 2,000 square feet is 24%; the applicant is proposing 28.9%. Driveway Setback Variance (Section 78-1405(5)) The proposed driveway is shown to be in the same general location and setback as the existing driveway. The proposed driveway will be 1.5-feet from the property line where a 5-foot setback is required; 29 feet longer than existing due to the change in house layout. Hardcover Variance (Section 78-1700) The applicant is proposing 46.3% total site hardcover (3,846 square feet) where 25% is permitted; 1,773 square feet more than allowed. A side load garage is proposed with a 20-foot back up apron and a 9-foot wide driveway access. They have designed the remainder of the driveway with the minimal hardcover required to access the property. As noted above, the proposed building coverage in excess of the permitted 2,000 square feet further exasperates the hardcover level requested. Governing Regulation: Variance (Section 78-123) In reviewing applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is