07-28-2003 Council Packet - Laserfiche WebLink

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M3-2916 July 16,2003 Page 2 Background Applicant proposes a number of additions to the existing residence, including: - Attached 16' x 22' screen porch at south end of the house, constituting new hardcover in the 75-250' zone; - Attached garage addition with bonus room above, mostly over the existing driveway in the 75-250' zone; - Second story addition over north end of house, located partially within the 0-75' zone; The additions meet all pertinent street and side setbacks, and the additions all meet the average setback as indicated on the attached airphoto (part of applicant ’s attachments) and the topography map. Second Story Encroachment of 0-75' Zone . The proposed encroachment of the 0-75' zone is caused by raising the roof over the northerly 1/3 of the existing garage/lst story by approximately 5' to accommodate vaulted space within the roof and new dormers. The new roofline will match the existing roof over the southerly 2/3 of the house, and meets all height limitations. The visual impact of the higher roof line is minimal, and this will still by definition probably only be a 1-1/2 story home when the additions arc completed. The increases in the bulk of structure w ithin 75' of the lake is minimized by constructing a half-stor>' rather than a full second story. Hardcover Increases . The hardcover allotment for the property is 25% of the 75-250' zone or 4,670 s.f. Total existing hardcover is 6,390 s.f., and proposed is 6,991 s.f. Hardcover is not proposed to increase in the 0-75' zone; however, applicants are suggesting they would remove existing 0-75 ’ hardcover in a l-for-2 ratio (i.e. about 300 s.f) to allow the additional 601 s.f of hardcover in the 75-250' zone. This is not reflected in the hardcover calculations submitted, but is offered by applicant as a method to reduce the hardcover impact on the site. Because the proposed additions are mostly over existing hardcover, only the proposed sidewalks or the proposed porch could be reduced in size to significantly reduce the hardcover increases. The total proposed hardcover increase in the 75-250' zone is 601 s.f including the porch addition, small portions of the garage addition, and sidewalks either side of the garage. Existing 0-75' hardcover associated with the shed and patio totals 1375 s.f A 1:2 removal would result in a reduction of 0-75' hardcover of 300 s.f or from 2561 s.f (21.3%) to 2261 s.f (18.8%). Staff suggests that a 1:1 removal ratio (601 s.f) would be more consistent with past City approvals, resulting in no net increase in hardcover on the property. A net decrease in hardcover could be achieved by reducing the patio even further. It should be noted that the runoff from the west half of the house, i.e. most of the 75-250’ zone, flows w estward to a low area west of the main driveway serv ing the immediate neighborhood, rather than flow ing directly to the lake. If gutters w hich currently discharge about half of the roof drainage to the east, could be redirected to the west, this would reduce the impact of existing 0-75 ’ hardcover. The above calculations and references exclude existing fabric or plastic lined landscape beds. All such beds must have the fabric or plastic removed as part of any variance approval. IS