08-09-2004 Council Packet - Laserfiche WebLink

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1 EXHIBIT E Structural Coverage Total Lot Area Total Structural Coverage 68,897 s.f. (1.58 acres)Allowed; 10,335 s f. (15%) Existing: 13,715.22 s.f (20%) Proposed: 15.741.62 s.f (23%) Section 78-1403 of the Zoning Ordinance requires that all properties in all 2oning districts be subject to 15% maximum structural coverage. The applicant is proposing a 16’ X 132’ (2,026 s.f. minus existing bump out) entrance along the southern fa9ade of the building. The applicant has stated that the entrance is proposed to help control heating and cooling costs and to provide safer and more inviting entrances to the building. The entrance addition will provide an area for storage of coats and shoes and may contain locker facilities. The entrance is proposed at 2,026 square feet (16’ x 132' minus existing 10’ x 8’ bump out). This is an addition of 3% of structure on-site bringing the property from 20% to 23% total structural coverage. HARDSHIP It isn ’t out of the ordinary for staictural coverage variances to be granted for commercial properties. In fact, variances in the past have been granted to allow for up to 20% or 30% for commercial properties. For example, the Service 800 building on Highway 12 had a structural coverage variance to allow 26.1%. The Zoning Ordinance doesn ’t allow for any exceptions for commercial properties however, commercial properties are not seen as critical as residential properties with relation to the 15% maximum. This requirement is a density issue and commercial properties are generally viewed as more dense, as their lot area and setback requirements are less strict as residential properties. The reasonableness of commercial properties having to meet this requirement, the impacts of the proposed entrance, and the benefits and/or disadvantages of the entrance should be discussed in determining whether a variance should be considered for this proposal.