05-04-1987 Planning Packet - Laserfiche WebLink

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t « ♦ Zoning File #1139 April 28, 1987 Page 3 of 4 Issue III - Hardcover Hardcover tradeoffs are proposed to result in no net increase in 75- 250' hardcover. Applicants propose to remove 165 s.f. of concrete hardcover behind the garage in exchange for the 165 s.f, of net hardcover to be added with the proposed addition. Most of the addition is over existing structure or stone and concrete wa’kways. Issue IV - Average Lakeshore Setback - Viewlines Technically, the proposed addition encroaches no further lakeward from the average setback line than the existing house. Looking at the partial additional view encroachment from the southerly property, staff notes that from the side window view as shown in Exhibit G, at most a 3° view encroachment is encountered. There is already dense vegetation screening those views, such that staff feels that the impact on neighbors' view encroachment is very slight. Staff recommends approval of the variance. Issue V The neighbors to the south expressed a concern that they did not want the storage space above the existing garage to become living space because of the potential for its rental use and for loud parties. Applicant wishes to insulate and sheetrock the garage so that it can be heated for use as a hobby room and for his dogs to stay in. There is no plumbing apparent in the garage. Staff would note that if the garage is considered attached, we have no real concern whether or not it is finished off and heated. However, we would not be comfortable allowing plumbing in it under the proposed attachment method, nor could we allow it to be used as a separate guest apartment without a conditional use permit. Staff would recommend wording be placed in the resolution that will advise the applicant that the room over the garage cannot be used as a dwelling unit and cannot be plumbed unless it is attached to the main house via a heated corridor; and that future use as a guest apartment would require a conditional use permit as well as various modifications to the method of attachment. Summary of Staff Recommendation - Issue I - Planning Commission must determine whether it considers the structures attached or detached, and should address the standards for attachment for future reference. If they are detached. Planning Commission should determine whether there are sufficient hardships or unusual circumstances to warrant a structure-to-structure setback variance (4* proposed where 10' is required). Issue II - Staff recommends approval of a side setback variance, given that the garage is already existing at a substandard setback. Issue III - Staff recommends approval of the variance to allow 28.57% hardcover with the proposed tradeoff. Planning Commission may wish to consider additional tradeoffs to reduce hardcover even more so that there is a net decrease (1% = 220 s.f. +/-)• 1