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order to approve the 38.6% hardcover in the 75 ’ - 250 ’ zone. <br />MU.2H2 <br />January 20.2004 <br />fagtOori <br />HARDSHIP <br />M discussed in the earlier PC report, some hardships exists that could support approvaJ <br />of a hardcover variance. The lot is quite shallow if you consider its depth. This is <br />limiting when calculating hardcover. To quantify the impacts of lot shape on hardcover <br />a lot with the exact same lot area (0.473 acres) would have an optimum 75-250 ’ <br />hardcover allotment If its dimensions were 250 ’ x 82.5 ’ which would yield a 25®/o <br />hardcover of (175 x 82.5 x .25) = 3,609 s.f. Therefore, the lot shape hardship can only <br />justify a hardcover level of 3,609 s.f., 800 s.f. less than what the applicant has proposed. <br />^so, because the lot is located on Shad>Avood Road, a hardship exists in that more <br />^veway than normal is required in order to allow for a back-up apron. The applicant <br />has proposed a 1,000 s.f driveway. This is essentially a 3-stall wide driveway that tapers <br />towar^ the road. Other similar lots have been held to much narrower driveway tapers to <br />meet the hardcover limits for rebuilds. The Planning Commission should discuss to what <br />extent a hardcover \ ariance should be granted, and what hardships allow what level of <br />hardcover excess. <br />Building Heighi <br />■^e applicant should be aware that if a basement were constructed on the property w ith <br />the proposed elevations is appears that there would be a building height issue The lot <br />currently sites low whereby substantial fill ivould be necessar>' in order to construct a <br />basemem. Zoiung C^dinance states that building height Is measured from existing, not <br />propo^ pade. If the applicant decides to propose a basement the plans should be <br />30 f«? from existing grade, is <br />Issues for Consideration <br />1. Has the applicant made a good faith effort towards limited hardcover? <br />2. WTiat level of hardcover variance might the Commission consider? <br />3. How' can the magnitude of the proposed variance be j'ustified? <br />4. Arc there any other issues or concerns with this application? <br />Staff Recommendation <br />Staff recommends the follow ing: <br />1 . Approval of die lot area variance to allow a rebuild on a lot w hich is 0.47 acres in <br />size when 0.50 acres is normally allowed. <br />2. Plai^ng Commission must determine whether there is adequate hardship to <br />justify allowing 38.6% hardcover (4.409 s.f) in the 75-250 ’ zone when 38 8% <br />currently c.vists and 25% is normally allowed, for this total rebuild on a nearly