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Tos Planning Commission Members <br />From: Michael P. Gaffron, Assistant Planning & Zoning Administrator <br />Date:October 15, 1986 <br />Subject: #1060 J.F. Fleischhacker, 2775 Shadywood Road - <br />Variance - Second Review <br />Additional Exhibits <br />- Revised Deck Plan <br />- Revised Deck Plan With Staff Notations <br />- Letter of Explanation <br />Discussion: <br />Mr. Fleischhacker has revised his deck plans as directed by the <br />Planning Commission at your August 18th meeting. <br />Original Proposal Revised Proposal <br />75* Setback Encroachment 20' <br />Avg. Setback Encroachment 10' <br />0-75' Existing Hardcover (10 s.f. or 0.1%) <br />0-75' Proposed 276 s.f. (3.7%) <br />75-250* Existing (6,253 s.f. or 38.1%) <br />75-250* Proposed 6,268 s.f. (38.1%) <br />9.5* <br />0* <br />177 s.f. (2.4%) <br />6,275 s.f. (38.2%) <br />As you can see from the numbers and the drawing provided, the <br />magnitude of encroachment into the 75' zone has been reduced substantially. <br />The wide dash line shows the original proposal. (Note that staff's numbers <br />reflect the 75* setback line a little bit nearer the house than the <br />applicant's representation, based on the survey.) <br />Staff Recommendation: <br />The hardcover numbers include all of the decking, hence if a variance <br />is granted for the revised proposal, staff recommends that the variance <br />include the decks as hardcover. Mr. Fleischhacker expressed a concern <br />about the spacing related to walking on it with spike high heels. Staff <br />suggests he reduce the spacing to 1/4" but use more>narrower boards to <br />maintain the maximum 12:1 board-to-space ratio, i.e. use 3" boards with <br />1/4" spacing, or 2" boards with 1/6" spacing (if a variance is granted for <br />the hardcover, then the spacing won't be a factor - especially since most <br />of the deck is over concrete patio anyway). <br />If Planning Commission feels that the revised deck proposal is <br />justified given the facts presented, then a recommendation for approval <br />would be in order, making findings supportive of the recommendation.