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Structural Coverage: Total Lot Area 68,612 s.f. (1.57 acres) Hardcover Calculations: Stormwater Total Area in Overlay District Tier Zone Tier 1 68,612 s.f. Lot Area Variance Total Structural Coverage Allowed: 10,291 s.f. (15%) Proposed: 3,220 s.f. (4.6%) Allowed Existing Hardcover Hardcover 17,153 s.f. 1,065 s.f. (25 %) (1.55%) FILE# 14-3658 14 Mar 2014 Page 3 of 6 Proposed Hardcover 3,469 s.f. (5%) The lot area and width variances granted to the Record Lots on Big Island formalized the existence of properties (or groups of commonly owned parcels making up one property) which did not conform to the area and width standards of the RS -Seasonal Recreational district. The Record Lot status offered assurances to the property owners that their properties could be developed without variances for uses considered to be a basic right of ownership on Big Island. Not all property owners took advantage of the Record Lot variance process. What the Record Lot variance did not do was allow for an intensification of the use of the property without further City review. The applicant's request to construct a new seasonal cabin on a property less than 5.0 acres is reasonable and fits within the parameters of the allowed uses outlined in the Record Lot resolution. The need for the lot area variance is due to the applicant's desire to keep the existing cabin and convert it to a guest cabin. The proposed hardcover and structural coverage levels are below what is permitted. It does not appear the proposed seasonal cabin will increase the feel of structural massing on the property to any level of significance. The RS District setbacks, bluff setbacks and lakeshore setbacks will be met. The proposed open porch is shown to be located within the average lakeshore setback and a variance will be necessary. Average Lakeshore Setback The applicant has located the proposed seasonal cabin on the high point of the property. It appears this orientation results in the porch portion of the cabin being pushed into the average lakeshore setback area. The vegetation on the property and adjacent right-of-way, the topography and as well as the location of the existing guest cabin likely screen the porch portion of the new seasonal cabin from views from the property to the north at 450 Big Island. Due to the curve of the shoreline and the location of the cabin on the property to the south the proposed cabin will not likely be visible from the cabin on the property to the south. Conditional Use Permit Analysis City Code Section 78-565 indicates that a CUP is required for guest cabins exceeding 600 square feet in floor area. A CUP may be issued for one or more private guest cabins, provided the