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Zoning File 1126C Page 2 Discussion This property is classic example of creeping hardcover syndrome. While there is no question that the lot is very small for a lakeshore lot (0.175 acres), the additions that have occurred over the years and which are currently proposed result in an overall hardcover on the property of nearly 50%, with more than 50% of the 0-75' zone already in hardcover. Staff would note for the record, that the variances granted in 1979 reflected a less rigorous method of hardcover calculation in use at that time, hence the percentages of hardcover allowed in 1979 should not be compared directly with the existing and proposed percentages. However, there have been additions of structure and hard surface in the 0-75' zone that were certainly not anticipated by the Council in 1979, including a raised patio using tie -walls and a sand -base brick system, as well as landscape areas underlain by plastic sheeting. The brick sidewalk leading from the patio to the lakeshore also was never mentioned in any of the previous approvals. I would note *mat in 1982, the applicant, without approval, constructed the currently e) ting patio, with after -the -fact direction from staff as to how it would nave to be reconstructed in order to •emain. This occurred prior to the current policy under which staff has limited authority for dealing with hardcover, and prior to the more strictly detailed determinations as to what is and what isn't hardcover. Although as of this writing, Zoning Administrator, Jeanne Mabusth is not available to confirm whether the current patio area and sidewalk meets the standards she set forth in 1982, for purposes of this review, staff has considered that the patio, sidewalk and plastic underlain areas are definitely existinq hardcover. Regarding the variances currently requested, the applicant proposes to construct a two car garage with storage both to the side and above, with total floor spare less than 1000 square feet. This proposed garage will replace an existing garage located 2' f-om the side lot line and 3.8' from the street. The new garage is proposed to be located 5' from the side lot line with doors facing the street and being approximately 20, from the street lot line, leaving approximately 22' to 24' of parking depth adjacent to Baldur Park Road. Because the houses in this neighborhood do not have basements due to the low elevation, it is reasonable to ask for the garage, plus excess storage space. It is also reasonable to locate that garage facinq the street so that parking area +r made available while using the least amount of hardcover. Site distance and traffic flow on Baldur Park Road are such that we would not anticipate any problems caused by this proposed configuration.