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6. Past variance approvals for excesses of hardcover do not constitute <br />compliance: <br />A. when new projects not covered under the original variance <br />review are being proposed. <br />B. when variance approval has expired for a project covered <br />under the original variance but never completed. <br />7. Additional policies established by B & Z Dept. Policy Manual: <br />A. Hardcover must be within allowed limits before a building <br />permit can be issued. <br />B. Hardcover excesses in zones where no work is being done <br />will be ignored except hardcover in the 0-75' zone will be added <br />to the 75-250' zone. <br />C. A permit will not be issued if the applicant is reducing <br />hardcover but is still over allowed limits. <br />D. Hardcover removals must be completed before the footing <br />inspection will be approved on variance and non-variance <br />applications. EXCEPTION: Staff may negotiate with <br />applicants when weather prevents removal. <br />E. Overhangs: <br />i. Overhangs will be counted as hardcover when the <br />overhang is supported by posts. The area under the <br />overhang to the outer edge of the post will be counted <br />as hardcover. <br />ii. Unsupported overhangs more than 10 feet off the <br />ground and no more than 3 feet out from the house will <br />not be counted as hardcover. <br />F. Steps and walkways within 0-75' zone count as hardcover. <br />G. All fabric and plastic is considered as hardcover. <br />H. Decks: <br />i. Decks are considered hardcover regardless of the <br />spacing of the boards or the height of the deck above <br />ground. <br />ii. Hardcover may be added under decks without <br />increasing hardcover if the deck was legally built with <br />a permit. <br />iii. Decks or other structures(structural hardcover) <br />cannot be added above existing non-structural hardcover <br />such as landscape fabric or concrete without meeting <br />hardcover limits. <br />iv. Converting deck areas into enclosed structure is an <br />intensification of hardcover and is subject to the <br />meeting hardcover limits. <br />I. A second story may be added when not increasing the <br />footprint area of the building regardless of hardcover e,\cesses.