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Zoning File #1536 dune 11, 1990 Page 3 of 4 A variance would similarly be ired for conversion of the deck on the south side of the t. a to a screen porch, since Eortions of that deck are less -,:an 30' from the north lot line. Sid, street lot line setbacks would be required also under the first 2 scenarios. If applicant acquired the entire alley, his house would be at the 50' required setback from Landmark Drive. 3. Hardcover within the existing property boundaries is within the prescribed limits. However, much of *he driveway and existing garage are outside of applicant's property. The most reasonable and consistent method for determining a hardcover percent would be to presume that applicant will gain half of the alley, and credit him for hic existing property, half of the alley, and the area of his improvements that occur outside his property. This is shown in Exhibit H. Having spent. more than ar hour reviewing hardcover numbers an this application, my estimation is that the proposed additionf per the architect's plan, fall within the letter and intent of the hardcover ordinance under the assumptions noted above. III. Discussion - Septic System Concerns Tjie existing system i., extremely substandard, even after drainfield additions that were done in 1987 Those additions were done on an interim basis (see Exhibit I). There is one relatively small septic tank, and approximately 400 square feet of drainfield. Making reasonable assum-lions about the Kilkenny loam soi is mapped in this area, one would expect a perc rate of 30-45 minutes per inch, requiring 300 s.f. of drainfield per bedroom. The proposed 3 bedroom house should have., 000 s.f. of drainfield, but less than half of that exists. It. is unlikely that the existing system could be upgraded to serve a 3 bedroom house within the setback and design requirements of the septic code. From Exhibit J, expansion area is very limited, even with additional land from the alley. There would not to ro-m available to develop a mound system if soil conditions indicated one was required. No testing has been submitted. Based on this, staff would nc� recommend approval of expansion of this house to 3 bedrooms unless municil,al sewer was available. A dec'sion by the Cit, Counci l whether or not to st- er this area is sti 11 pending.