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Zoning Pile 11536 <br />June 11, 1990 <br />Page 3 of 4 <br />A variance would similarly be required for conversion of the <br />deck on the south side of the house to a screen porch, since <br />portions of that deck are less than 30* from the north lot <br />line. <br />Side street lot line setbacks would be required also under <br />tne first 2 scenarios. If applicant acquired the entire <br />alley, his house would be at the 50' <br />Landmark Drive. <br />required setback from <br />3.Hardcover within the existing property boundaries is within <br />the prescribed limits. However, much of the driveway and <br />existing garage are outside of applicant's property. The <br />most reasonable and consistent method for determining a <br />hardcover percent would be to presume that applicant will <br />gain half of the alley, and credit him for his existing <br />property, half of the alley, and the area of his <br />improvements that occur outside his property. This is shown <br />in Exhibit H. <br />Having spent more than an hour reviewing hardcover numbers <br />on this application, my estimation is that the proposed <br />additions per the architect's plan, fall within the letter <br />and Intent of the hardcover ordinance under the assumptions <br />noted above. <br />III. Discussion - Septic System Concerns <br />The existing system is extremely substandard, even after <br />drainfield additions that were done in 1907. Those additions <br />were done on an interim basis (see Exhibit I). There is one <br />relatively smal' septic tank, and approximately 400 square feet <br />of drainfield. Making reasonable assumptions about the Kilkenny <br />loam soils mapped in this area, one would expect a perc rate of <br />30-45 minutes per inch, requiring 300 s.f. of drainfield per <br />bedroom. The proposed 3 bedroom house should have 900 s.f. of <br />drainfield, but less than half of that exists. It is unlikely <br />that the existing system could be upgraded to serve a 3 bedroom <br />hotje within the setback and design requirements of the septic <br />code. <br />Prom Exhibit J, expansion area is very limited, even with <br />additional land from the alley. There would not be room <br />available to develop a mound system if soil conditions indicated <br />one was required. No testing has been submitted. Based on this, <br />staff would not recommend approval of expansion of this house to <br />3 bedrooms unless municipal sewer was available. A decision by <br />the City Council whether or not to sewer this area is still <br />pending.