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Mayor GrabeJc S Orono Council Members <br />City Administrator Bernhardson <br />41890.1 <br />From: Michael P. Gaffron, Asst Planning & Zoning <br />Date: April 18, 1990 <br />APR 23 1990Subject: Interpretation - Hardcover Status of Eaves/Overhangs <br />List of Exhibits CITY OF ORONO <br />Exhibit A - Staff Sketch - Various Overhang/Height Ratios <br />Exhibit B - Current Cases <br />Exhibit C - Code Definition of Hardcover <br />Exhibit D - DNR Proposed Regulations - No Definitions Given <br />Exhibit E - Orono Hardcover Regulation Flyer <br />Discussion - <br />Staff is requesting a Council interpretation of the <br />hardcover status of eaves. This issue was broached by a proposal <br />for a new house that Included 3 1/2' overhangs around the entire <br />house, such overhangs ranging from 8' to 20' above grade level. <br />In reviewing this application, staff made the interpretation <br />that these overhangs are so extensive as to be considered <br />hardcover. The applicants question that interpretation, and in <br />reviewing that interpretation, staff feels Council direction on <br />the matter is needed. <br />In the past, staff has considered any overhangs in the range <br />of 1.5'-2' wide will not be considered as hardcover, and <br />generally such overhangs have been ignored when doing hardcover <br />calculations. Also, staff has generally taken into account the <br />height above grade, on the basis that overhangs above a second <br />story probably have little effect in blocking rainfall from <br />reaching the ground under them. <br />The first case indicated is a proposal for 3.5' overhangs, <br />being approximately 8-10' above grade. The first question is <br />whether or not rainfall will be effectively shadowed by this <br />extent of overhang at this height. Certainly, rain does not <br />always fall straight down, and wind patterns can blow it towards <br />or away from the house. <br />The attached sketch indicates various roof extensions, with <br />a ratio of "overhang width versus height above grade". If '■he <br />overhang is 10' above ground, typical of a l-story house, you <br />will probably unanimously agree that a 1' overhang (1:10 ratio) <br />will not act as hardcover, and a 10' overhang (10:10 ratio) will <br />be mostly hardcover. <br />Given no precedent action on this issue by Council, staff <br />recommends that Council adopt a standard ratio for the threshold <br />at which the overhang becomes hardcover, presuming a permeable <br />ground surface below it.