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Zoning File #2084 November 13, 1995 Page 3 The garage/bedroom addition will be done concurrently with interior remodeling of the bedroom end of the house. While the 26' x 43' addition could technically be relocated to meet the 30' side setback requirements, it would not be in keeping with the layout of the existing house. The 18' x 24' sunroom addition takes the place of an existing slightly larger deck on the lakeside of the house. This addition will not encroach past the average lakeshore setback line, is approximately 150' from the lakeshore, but is proposed to be located 27' from the south side lot line where a 30' setback would normally be required. A variance for the sunroom could be avoided by reducing its width from 24' to 21', or by sliding it northward, although this would encroach upon the pool patio area and an existing window opening. Hardcover Hardcov-,r in the 75-250' zone will increase from a conforming level of 23.9% to 26.7%, or approximately 350 s.f. over the limit. Although the degree of variance is minor, it is a direct result of the garage and bedroom addition, and is the typical increase in 75-250' hardcover that we see when converting from detached to attached garages on lakeshore lots. However, in this case the increase is minimized due to the angle of the 250' setback line, with the addition requiring the least amount of driveway in the 75-250' zone to serve it. The removal of the detached garage is a positive improvement to the property, and it can be argued that the addition is certainly in keeping with the surrounding neighborhood. Dependent on Sewer Applicant correctly notes that this neighborhood has requested municipal sewer, and is one of ten areas the City will be requesting for inclusion within the MUSA this winter. It is feasible that sewers could be constructed on Bay Ridge in 1996, although that decision has not been made by 'he City Council. Therefore, any approval recommendation by the Planning Commission must be conditioned on sewer becoming a reality, since, as applicant notes, the existing septic tanks and drainfield are directly under the proposed garage and new driveway. Issues for Discussion 1. Can the sunroom be relocated or decreased in size to eliminate the 3' side setback variance? 2. Is the proposed garage/guest bedroom addition in the most appropriate location given the constraints of the existing house layout, orientation, and lot width?