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Zoning File #1621 <br />February 13, 1991 <br />Page 4 <br />B.Hardcover <br />Although applicant did not submit a specific driveway <br />proposal, he had discussed with staff the intent for a single <br />driveway and backup apron to serve the proposed two-stall <br />attached garage. Staff has sketched and determined the area of a <br />driveway which could feasi>/iy serve the property. (See Exhibit <br />G). <br />Both Planning Commission and Council in the last few years <br />have discussed the issue of structural hardcover versus non- <br />structural hardcover. While the current Code definition of <br />hardcover does not differentiate between structural and non- <br />structural hardcover, the City Council clearly is heading in the <br />direction that non-structural hardcover in the 0-75' zone is not <br />a reasonable trade-off for increasing structural hardcover in <br />that zone. <br />While both of applicants proposals yield a slight hardcover <br />decrease in the 0-75* zone, both proposals would result in a <br />significant increase in the 75-250' zone. Overall, even if the <br />existing detached garage and its apron are removed, it appears <br />questionable whether the driveway could be narrowed and other <br />surface-functional hardcover decreased to yield no net increase <br />in hardcover on the entire property. There is absolutely no way <br />to meet the Code hardcover allowances if an attached garage is <br />proposed. Lot area is approximately 0.63 acre in a 1.0 acre <br />zone. <br />C. Option A vs. Option B <br />Regarding the two options presented, applicant initially <br />proposed Plan A in discussions with staff. After those <br />discussions, applicant chose to submit a plan which showed room <br />additions extending no further lakeward than the existing 8' wide <br />upper level deck in the 0-75' zone. If Planning Commission <br />cannot accept Plan A, applicant would request consideration of <br />Plan B. <br />Staff Reconoiendation <br />If Planning Commission feels that there is sufficient <br />hardship and justification to allow Plan A or Plan B, a <br />recommendation for approval would be appropriate. If Planning <br />Commission feels that the structural additions in the 0-75' zone <br />are too extensive, or that the hardcover increase in one or more <br />zones is unacceptable. Planning Commission's options are to <br />recommend denial or to table the request. If the application is <br />tabled in order to allow the applicant to revise his proposal. <br />Planning Commission should give applicant specific direction as <br />to what magnitude of additions and hardcover percentages mignt be <br />acceptable under specific conditions. <br />Isv