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Interpretation - Hardcover Status of Eaves/Overhangs April 18, 1990 <br />Page 2 of 2 <br />The second case is a proposed second story addition <br />suSibported by posts, extending approximately 5' over from the <br />existing house and about 8' above grade. If this area underneath <br />the addition is kept in grass or non-hard surface area, would <br />this be considered hardcover? What part of it should be <br />considered hardcover, and what part shouldn't? How does this <br />differ from a deck, which we currently consider as being 100% <br />hardcover. <br />Options - <br />1. Direct that all unsupported overhangs more than 8' above <br />grade will be considered as non-hardcover, as long as the <br />ground below is not hard surface. This will eliminate most <br />interpretation questions. <br />2. Adopt a 4:10 overhang width vs. height rule, so that if <br />the height above grade is at least 2.5 times the width of <br />the overhang, then the overhang isn't hardcover. <br />3. Adopt some other ratio. <br />4. Direct that all overhangs regardless of extent and <br />regardless of height above grade will be considered as <br />hardcover with no exceptions. <br />5. Table for further discussions. <br />6. Other. <br />Staff RecosoMndation - <br />Frankly, calculations would be much easier if all <br />unsupported overhangs are considered as not hardcover. Failing <br />that interpretation, staff would recommend an overhang-to-height <br />ratio of 4:10 be adopted, which would allow up to a 4' overhang <br />at a height of 10' above grade to not be considered as hardcover. <br />In either case, we will have further questions regarding the <br />status of open decks that are substantially above ground. <br />Regarding supported overhangs/decks/2nd stories, staff would <br />interpret that any portion between the support posts and the <br />building is hardcover, and anything outside the support posts is <br />overhang subject to the ratio.