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Zoning File #1669 <br />August 13/ 1991 <br />Page 2 <br />Discussion <br />This application has become an after-the-fact request, <br />because the applicant's builder starred the proposed construction <br />without building permits. As soon as this was discovered, the <br />Inspections Department issued a Stop Work Order. <br />Please review the chronology supplied by the Buxlding <br />Inspector. In effect, the applicant's builder contacted staff <br />early in the process, and was advised of the permit requirements <br />as well as the issues with hardcover. The builder then <br />apparently decided that he could ultimately remove enough <br />hardcover to meet City requirements, and proceeded to remove the <br />rpof of the house and construct the second story without a <br />building permit. Staff believes that work occurred for about 2 <br />weeks between the initial contact early in July and the posting <br />of the Stop Work Order on July 30. <br />Between one-third and one-half of the hardcover on the <br />entire property is in rock landscape beds. Except for the 700 <br />s.f. rock bed west of the driveway, which is lined with plastic, <br />all the other rock beds have a non-woven fabric liner. <br />The proposed house addition includes a 95 s.f. "squaring <br />off of the northwest corner of the house where previously there <br />was an uncovered deck. This corner and the rest of the house is <br />intended to have a second story added, the superstructure for <br />this already having been completed as noted above. Because of <br />the hardcover excess, and the change of this corner from a <br />platform to a more intense form of hardcover, a hardcover <br />variance is required. Further, the decks proposed to be rebuilt <br />and added at the north and south ends also comprise a more <br />intense hardcover than now exists. Since a portion of the <br />existing deck extends into the 0-75' zone, applicant has been <br />advised and has agreed to rebuild it totally out of the 0-75' <br />zone. <br />The brick patio and all the landscaping and retaining wails <br />were constructed at some time in the past without any City <br />review. We have no information as to when these improvements <br />occurred. <br />Average setback is not an issue on this property since these <br />additions sit behind the line of the house to the north, and on <br />the south side this property abuts an unimproved street right-of- <br />way. <br />i