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M4-3009 <br />June 17,2004 <br />Page 2 <br />Revised Plan <br />At the May meeting applicant was advised to formulate anew site plan that would reduce the hardcover <br />substantially from the 42% initial proposal, and eliminate the need for a lot coverage variance. Applicant <br />has submitted a revised plan with the following characteristics, based on the surveyor’s updated lot area and <br />hardcover zone calculations: <br />Lot Coverage bv Structures: 2,506 sf /17,060 sf 14.7% (15% would be 2559 sO <br />0-75* Hardcover: 0 s.f. = 0% <br />75-250’ Hardcover: 3,557 s.f. / 10,780 sf = 33.0% <br />Hardcover Variance. <br />As noted in the May memo, from staffs perspective, there is some hardship to support approval of a <br />modest variance based on the lot shape and the need for a backup apron to allow forward vehicle <br />movement onto Shadywood Road. The degree of hardship supported by the lot shape is calculated as <br />follows: <br />17,060 sf / 250' = 68.2' = optimum width for 75-250' Hardcover <br />68.2' X 175' * 11,935 sf x .25 = 2,984 sf-2,695 sf = 289 sf variance due to lot shape <br />Also, the property should be allowed a reasonable backup apron. The proposed apron per the revised plan <br />is 8' X 8', or 64 s.f., the bare minimum needed for a reasonable turnaround. <br />The driveway now proposed at 8’ wide plus a minimum garage apron, has adequate room for off street <br />parking for at least 4-5 vehicles. <br />Planning Commission at the May meeting suggested that the potential reduction in views and the impacts on <br />adjoining average setback lines, by moving the house nearer the road, is also a hardship that justifies some <br />measure of hardcover variance for this site. <br />From staffs perspective, a justified quantifiable 75-250' hardcover variance include 289 sfdue to lot shape, <br />and at least 64 s.f (If not more) due to the need for a backup apron. Total quantifiable 75-250' hardcover <br />would be 2,695 + 289 + 64 =3048 sf, (28.3%). More difficult to quantify is the impact due to location of <br />adjoining homes. Given theat the ^plicant has reduced the home to meet the lot coverage 15% limit, give»i <br />the factors of lot shape, road access and location of neighboring homes, staff feels the proposed plan is <br />reasonable.