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Zoning FUe #2063 <br />Sq)tember 7, 1995 <br />Page 2 <br />5. Hardcover in the 0*75 ’ zone is 4.0%, comprised as follows: <br />6. <br />7. <br />House <br />Deck <br />Patio <br />Rock beds with plastic <br />Retaining wall <br />434 s.f. <br />423 s.f. <br />170 s.f. <br />107 s.f. <br />8 s.f. <br />1,142.s.f. (4.04%) <br />Hardcover in the 75-250 ’ zone is 31.1%, of which 7.8% is landscape beds with plastic <br />or fabric. <br />Applicants received a variance in 1988 to construct a small sunroom on the street side <br />of the house. That approval required removal of a 146 s.f. portion of the concrete patio <br />on the lakeside of the house. That portion was removed. <br />Discussion <br />The existing deck was constructed almost twenty years ago per previous City approvals, <br />and applicants propose to replace it in kind. It was noted during the 1988 variance approval that <br />applicants had never removed the 20’ x 20’ concrete slab at the walkout level, which they had <br />agreed to in 1976. As pan of the 1988 variance, applicants were required to remove Uie <br />southerly one-third of that slab, but were allowed to keep the remaining 14 ’ x 20’ due to an ice <br />build up problem in that area (see documentation from 1988 and 1976 variances). <br />Per City policy as recently reiterated by the City Council, excessive hardcover contained <br />in plastic or fabric-lined landscape beds should not be considered in variance applications. <br />Council’s intent is that applicants be required to remove such excesses as a matter of course. <br />Therefore, the rock and plastic in the 0-75 ’ zone (adjacent to the west end of the house and in <br />a small part of the free-standing rock bed west of the house) should be removed. Although no <br />work is proposed in the 75-250 ’ zone, arguably that rock and plastic should also be removed. <br />There may be justification to not remove the rock and plastic adjacent to the house where it <br />serves a drainage purpose, but the free-standing rock beds (portions of which are not included <br />in the calculations because they are in the right-of-way) could be made non-hardcover. <br />Issues for Consideration <br />1. Should additional portions of the concrete patio be removed? <br />2. What portion of the rock and plastic on the property should be removed?