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Zoning File #2173 <br />September 12, 1996 <br />Page 2 <br />In 1986 Martin applied for and received approval for an additional 90 s.f. of hardcover to construct <br />a room addition at the south end of the house. Total approved hardcover was 7,890 s.f./29,100 s.f. <br />= 27.1%. <br />In 1990 Martin requested a further hardcover variance fit an addition to the north side of the house. <br />In reviewing that application, staff found that a 120 s.f gazebo had been built near the garage since <br />1986 without a permit, and 240 s.f of new rock and plastic and 2,750 s.f of rock with permeable <br />fabric had been placed in the 75-250’ zone. During 1990. staff and Council were debating whether <br />or not fabric-lined landscape beds should be considered hardcover. <br />Before the 1990 hardcover variance application was brought before the Planning Commission, Mr. <br />Martin withdrew it because he was planning to sell his house. This left unresolved the issue of <br />hardcover increases apparently done without approvals, and staff flagged the file to allow no future <br />building piermits to be issued until the hardcover issue was resolved. <br />In 1991 the City Council concluded that landscape areas lined with fabric would be considered <br />hardcover, and they have been since that time. <br />Mr. Downey purchased the property from Martin in 1993, but never requested any building permits <br />and remained unaware of the hardcover issue until this summer, when Mr. Hegenes asked staff if <br />there were any irregularities on the property and he w as at that time told of the unresolved hardcover <br />problem. Staff met with Mr. Hegenes and Mr. Downey and concluded that to resolve the issue, Mr. <br />Downey would file an application for hardcover variance, and Mr. Hegenes was advised that he <br />should include his deck proposal with this application. <br />Applicant's surveyor (the same surv'eyor used by Mr. Martin in his previous applications) has <br />currently calculated the 75-250' hardcover at 8,205 s.f, excluding the entire 10'xl80' shared <br />driveway. Additionally, he calculates the 75-250’ area as 29,600 s.f, i.e. 500 s.f larger than was <br />reported in 1985. Under current methods of calculation (excluding the 1,800 s.f shared/neighboring <br />driveway from both sides of the hardcover calculation): <br />Approved hardcover in 1986 was 6,090 s.f or 21.9% <br />Existing hardcover in 1990 was 7,239 s.f or 26.0% <br />Existing hardcover in 1996 is 8,205 s.f or 29.5%. <br />The proposed deck is shown in Exhibit F, intended to connect the existing square second-story deck <br />(drawn in by staff since it w as omitted from the 1996 surv'ey) with the other decks on the west side <br />of the house. To match and connect the two e.xisting decks, the new deck will be approximately 10’ <br />long by 3.5 feet wide.