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Date Application Received: 09/18/15 Date Application Considered as Complete: 10/09/15 60-Day Review Period Expires: 12/17/15 REQUEST FOR COUNCIL ACTION Date: 4 November 2015 Item No. 12 Department Approval: Administrator Approval: Agenda Section: Name: Melanie Curtis mcc JML Planning Title: Planner Item Description: #15-3787, David & Lisa Wipson, 2264 Shadywood Road, Variances, Resolution Application Summary: The applicants are requesting approval of a structural coverage variance to allow construction of a two level, detached garage with a 289 square foot footprint resulting in 16.9% structural coverage. The applicant stated a need for a storm shelter which is typically provided by basements in standard residential construction. The applicant is prevented from building a basement because of the floodplain and water table on the property. Additionally, the applicants are requesting approval of a second driveway curb approach on the property to serve the detached garage. Planning Commission Recommendation On October 19, 2015, the Planning Commission held a public hearing and reviewed the application. Following the public hearing where there were no public comments, the Commission voted 4 to 0 on a motion in favor of approval of the variance requested. An amendment recommending the applicant be required to provide evidence that the detached garage meets structural requirements for a storm shelter. The Council should refer to the draft minutes from this meeting for further detail. Planning Staff Recommendation In response to the Planning Commission comment requiring a storm shelter level construction. There are no requirements for single family homes to provide a storm shelter. If an area is designated as a “storm shelter” it must comply with the wind load requirements designated in Chapter 423 of the International Building Code or IBC. Relevant excerpts from the IBC and ICC-500 are attached as Exhibit D. Staff does not recommend the proposed garage conform to the storm shelter construction requirements. The garage structure will be required to comply with all residential building code requirements for wind loads. The applicants’ request does not exceed the total square footage of the 2014 structural coverage variance. Staff recommends approval of the structural coverage variance. COUNCIL ACTION REQUESTED Council should consider the applicants’ request for a second driveway approach and structural coverage variance and direct staff to draft a resolution reflecting the Council’s decision. List of Exhibits: Exhibit A. Draft Resolution Exhibit B. Proposed Survey Exhibit C. Proposed Plans & Elevations Exhibit D. Storm Shelter Requirements (IBC & ICC-500 excerpts) Exhibit E. PC Staff Report & Exhibits 10/14/15 Exhibit F. Draft PC Minutes 10/19/15