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Zoning File #2050 August 15, 1995 Page 2 Review of the current hardcover numbers and comparison with the 1988 numbers was difficult because two different surveyors did the calcu ations, each using slightly different base lot areas for each zone, and the current submitted num ers did not include hardcover or lot area within the easement along the north boundary (whic is consistent with current City policy). However, I have adjusted the numbers accordingly and can confirm the following: • There continues to be no hardcover in the 0-75' zone. • Hardcover in the 75-250' zone currently is above the 1988 allowed square footage by approximately 1,245 s.f. However, hardcover in the 250-500' zone is less than the 1988 approval by approximately 1,255 s.f., yielding a net overall decrease of 10 s.f. from that approved in 1988. • The 1995 proposal leaves no hardcover in the 0-75' zone, reduces current hardcover in the 75-250' zone approximately 137 s.f., from 33.1% to 32.6%; and proposes no changes in the 250-500' zone from the existing 20.4% hardcover. Comparing the old and new surveys, it appears that the former owners reduced the amount of blacktop taken up in driveway areas and perhaps added rock and plastic/fabric areas. abilityto accuratelycompare the old and new hardcover data is further limited due to the The p variable accuracyin measuringodd-shaped hard surfaces as well as counting the overhang in p ntin it in 1995 but countingthe rockbeds under it. Further, the 250' setback 1988 vs. not counting line is depicted in a different location between the old and new surveys, hence that is an additional confuser. To help clarify, I have included a comparison of the 1988 and 1995 "entire lot" hardcover (below). Ultimately, Planning Commission needs to consider the addition of the pool in the context of what exists today. Is removal of the areas of rock and plastic, as well as a portion of concrete patio, sufficient to allow granting of,hardcoyer variance for the pool? Average Setback The average setback line is defined by the house to the northeast which is significantly closer to the shoreline than the applicant's house, and the Morrie Wagener residence uphill to the west. It is staff's opinion that while technically there is an encroachment perhaps 15' lakeward of the average setback line, because the pool is low and neighboring properties are either closer to the lake or much higher, there is no impact on any neighbors' view of the lake. Hardcover Comparison, 1988/1995 The following hardcover tables reflect staff's best attempt at providing a fair comparison between what existed prior to 1988, what was approved in 1988, what exists in 1995, and what is proposed. III �