02-13-1992 Planning Packet - Laserfiche WebLink

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y-. I: ' ■ 1^- pa<-..:; -fu ». -iV'/r Zoning File #1714 February 11, 1992 Page 3 In 1984 the City granted hardcover and lakeshore setback variances for the property at 1945 Concordia. Members may wish to review the findings set forth in the enclosed resolution Exhibit J. Approval was based predominately on the fact that the steep banks of the lakeshore yard would shield the proposed deck expansion from the views at lakeside. The deck was also grade level not requiring vertical expansion such as a railing although a partial railing has been installed. Deck construction was also based on special standards. Please review Exhibit G. Applicant proposes a 3 1/2' high deck bench for the deck considered a grade level deck (30" or less above grade). The proposed detached garage at 22'x26' feet shall replace an existing 20'xl8' garage located 8'8" from the street lot line and 3.9' from said lot line. Applicant proposes construction at the same substandard setbacks. Applicant's hardcover facts show backout depth at total of 16'. Staff must recommend that adequate turn around be provided by expanding it 4' to the north and to the west resulting in approximately 172 s.f. of additional hardcover. The ordinance specifically requires when a detached garage is placed 10' from the street lot line, turn around must be provided on-site. Improvements within the 75-250' setback area result in a net increase of hardcover of 506.6 s.f. or 5.7% Can hardcover be reduced on this property? Review Exhibit D. Paved drive cannot be reduced as ordinance requires adequate turn around ability. Sidewalk sections appear to be adequate and not excessive. Based on the final resolve of proposed improvements within lakeshore yard hardcover may be increased an additional 72 + s.f. if total deck Improvement is behind 75' setback line. Proposed improvement of this property is certainly consistent with the total improvement project approved for 1945 Concordia (lakeside deck and upgraded 2 stall garage). Staff has reviewed the lot coverage facts for the property which are as follows: Total lot area ** 14,362.5 s.f. Allowed * 2,154.4 s.f. or 15% Proposed « 1,822.34 s.f. or 12.6% Description of Hardship or Unique Findings Review Exhibit A. Applicant's information notes that original survey. Exhibit N, was used to plan lakeshore deck improvement. Encroachment of the 75' setback area was discovered after revised/updated survey was prepared. Proposed detached garage shall encroach no closer within substandard street or side setbacks of current garage. i A