05-27-2003 Council Packet - Laserfiche WebLink

Home Browse Search

Discussion: Non-structural to Structural Hardcover The applicant proposes to construct a deck over an existing concrete patio. It is the City ’s policy not to allow structural hardcover over non-structural hardcover without variance approval. It is possible that the concrete patio under which the deck is proposed was placed without building permit approval, increasing the amount of hardcover on the lot to exceed the maximum permitted. Hardcover: 0-75' setback zone This lot has lakeshore on either side of the property, resulting in two 0-75 ’ setback zones. There is no work proposed within these areas. Therefore, there is no change to the amount of hardcover within the 0-75 ’ setback zones. The western 0-75 ’ setback zone has 334 s.f. (4.33%) hardcover where none is permitted. To the east, the 0-75 ’ setback zone has 842 s.f. (9.9%) hardcover where none is permitted. The area of Fagemess Point Road, a 40' right of way, is excluded from the total lot area and hardcover calculations. Hardcover: 75' to 250 ' setback zone There is 13,465 s.f. of lot area within the 75 ’ to 250 ’ setback zone. Of this, 5,510 s.f. (40.9%) is existing hardcover. The proposed deck, although mostly over an existing concrete patio, increases hardcover within this setback zone to 5,596 s.f. (41.56%) where only 3,366 s.f. (25%) is permitted. Structural Coverage The proposed deck with railing will exceed six feet in height from the grade so it is, therefore, considered to be structure. There is 3,459 s.f. (11.65%) of existing structure on the lot. The proposed deck and stairs add 429 s.f to the existing house, increasing the lot coverage by structures to 3,888 s.f (13%) where 4,452 s.f (15%) is permitted. Although a portion of the house is located within the street right of way, it is still included in the total structural coverage calculation. However, the total right of way is not included in the lot area. History: In 1984, applications for an after the fact conditional use permit and variances (zoning file #854; resolution #1713) to construct stairs, retaining walls and planters within 75 ’ of the lake; and for excessive hardcover in the 0-75 ’ and 75 ’-250 ’ setback zones. The resolution permitted 250 s.f of hardcover in the westerly 0-75 ’; 5,500 s.f in the 75-250 ’; and 1,500 s.f in the easterly 0-75 ’ (not including roadway). The resolution also stated that, “...any future improvements to this property involving an increase in hardcover must be matched with the removal of existing hardcover". The applicants have stated that they have removed a signiflcant amount of hardcover over the last few years. The following table is a comparison of the 1984 hardcover numbers, what exists today M3-2898 Julie A Mike lyhittington 5/14/2003 Page 2 of 4