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between the house and north property line. A boat is stored on the stone. When gravel or stone is <br />not over plastic and is used for landscaping purposes only, it does not count towards hardcover. <br />Staff has determined that the stone on this property allows for parking and storage and should, <br />therefore, be counted towards hardcover. If the stone is to remain, it should be measured by a <br />certified surveyor and included in the hardcover calculations. Staff would prefer, however, that this <br />area be planted in natural vegetation to reduce the amount of hardcover on the zoning lot. The <br />applicant will need to address this issue. <br />STATEMENT OF HARDSHIP <br />The applicants have indicated to City staff they want a roof to provide an egress from the second <br />floor bedroom in case of emergency. <br />Issues <br />1 . The application is for after-the-fact variances for side yard setback, hardcover, and <br />structural coverage. If the application is not approved, the roof and <br />2' of the deck will need to be removed to reflect the same amount of structure and <br />hardcover that was built in 1979. <br />2. The zoning lot does not meet lot area and lot width requirements. <br />3. The residence that is being rebuilt was non-conforming as to side yard adjacent to <br />street, side yard and rear yard setbacks. <br />4. The applicant needs to be advised regarding whether or not the stone can be <br />replaced in the yard. <br />STAFF RECOMMENDATION <br />To approve the after-the-fact variances for stmctural lot coverage, side yard setback, and hardcover, <br />provided that the applicant replace the stone in the yard with natural vegetation with a condition that <br />no further variances for hardcover and structural coverage be granted. <br />Attachments <br />A <br />B <br />C <br />D <br />Application <br />Plat map <br />Applicant's drawing on survey <br />Applicant's hardcover <br />H <br />1 <br />J <br />K <br />Letter re: rebuild/repair <br />1998 west elevation <br />1979 plans <br />Permit record <br />U2427 Kenton Carlson <br />3498 N.Shore Drive <br />PC-IO/19/98 <br />page-4