02-09-2004 Council Packet - Laserfiche WebLink

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M3-2962 January 20.2004 P«|t 4 of 4 order to approve the 38.6% hardcover in the 75’ - 250 ’ zone. HARDSHIP As discussed in the earlier PC report, some hardships exists that could support approval of a hardcover variance. The lot is quite shallow if you consider its depth. This is limiting when calculating hardcover. To quantify the impacts of lot shape on hardcover, a lot with the exact same lot area (0.473 acres) would have an optimum 75-250’ hardcover allotment if its dimensions were 250 ’ x 82.5’ which would yield a ISVo hardcover of (175 x 82.5 x .25) = 3,609 s.f. Therefore, the lot shape hardship can only justify a hardcover level of 3,609 s.f., 800 s.f. less than what the applicant h^ proposed. Also, because the lot is located on Shadywood Road, a hardship exists in that more driveway than normal is required in order to allow for a back-up apron. The applicant has proposed a 1,000 s.f. driveway. This is essentially a 3-stall wide driveway that tapers towards the road. Other similar lots have been held to much narrower driveway tapers to meet the hardcover limits for rebuilds. The Planning Commission should discuss to what extent a hardcover variance should be granted, and what hardships allow what level of hardcover excess. Building Height The applicant should be aware that if a basement were constructed on the property, with the proposed elevations is tq)pears that there would be a building height issue. The lot currently sites low whereby substantial fill would be necessary in order to construct a basement. Zoning Ordinance states that building height is measured from existing, not proposed grade. If the applicant decides to propose a basement the plans should be revised prior to building permit review whereby the total height, from existing grade, is 30 feet. Issues for Consideration 1. Has the applicant made a good faith effort towards limited hardcover? 2. What level of hardcover variance might the Commission consider? 3. How can the magnitude of the proposed variance be justified? 4. Are there any other issues or concerns with this application? Staff Recommendation Staff recommends the following: 1. Approval of the lot area variance to allow a rebuilu on a lot which is 0.47 acres in size when 0.50 acres is normally allowed. 2. Planning Commission must determine wliether there is adequate hardship to justify allowing 38.6% hardcover (4,409 s.f.) in the 75-250’ zone when 38.8% currently exists and 25% is normally allowed, for this total rebuild on a nearly conforming lot. i 1