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B. Zone Hierarchy : Zone-to-Zone Credit Transfer <br />1. The transfer of hardcover allotments from zone to zone increases the <br />complexity of administration but is often appropriate under specific <br />circumstances: <br />a. The City has generally allowed credit for unused hardcover <br />allotment to be transferred to zones fiirther from the lake. For instance, <br />a property that would normally be allotted, say, 5000 s.f. of hardcover <br />in the 75-250* zone but is only using 3000 s.f in that zone, can credit <br />the remaining 2000 s.f for use in the 250-500 ’ zone. Conceivably, the <br />250-500* zone could then have more than its 30% allotment, but would <br />not need a variance. A record of this transfer must be kept so that it <br />will be noted for the future that the 75-250* zone hardcover can no <br />longer be increased to its 25% limit. <br />b. Unused har dcover cannot be transferred to a zone closer to <br />the lake. <br />c. Excessive hardcover should be (but perhaps in practice is not <br />always) debited against the allotment for the next zone further from <br />the lake. For instance, if the 75*-250* zone has 1000 s.f. more <br />hardcover than its allounent and the 250*-500* zone would normally be <br />allotted 5000 s.f, then the 250*-500* zone should be allowed no more <br />than 4000 s.f of hardcover. <br />EXAMPLE 1. An existing house is mostly in the 0-75' <br />zone, but its 75-250* zone has only 15% hardcover. Should the <br />property owner be allowed to increase hardcover in the 75-250' <br />zone to the 25% limit? No. That would make the property even <br />less conforming. Variance required. <br />EXAMPLE 2. Same scenario as Example 1. Should the <br />property owner be allowed to increase 75-250' hardcover <br />(without a variance) only up to a level equal to his 25% <br />allotment minus the existing non-cor^forming square footaee in <br />the 0-75'? Usually not. The property is in violation already, <br />and any increases should be considered in the context of a <br />variance request which provides the opportunity for possible <br />removals or mitigations. <br />EXAMPLE 3. Hardcover in the 0-75* and 75-250* zones <br />is conforming, but Uie 250-500* zone is very small and already <br />has much more than its 30% allotment. Should a permit be <br />issued for work in the 75-250' zone that doesn't result in 75- <br />250'excesses? Perhaps...if the 250-500* excesses include only <br />’reasonable* items such as a standard width driveway or <br />sidewalk...