illegal bridge/hardcover violation-2010

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, �. ` 3415 Eastlake 28 September 2010 Page 3 of 3 (2) Zone to zone credit/debit. a. The allowed ailotment of hardcover for the 250 feet to 500 feet zone or the 500 feet to 1,000 feet zone may be increased up to an unused square footage of allowable hardcover of a zone closer to the OHWL. b. Unused hardcover cannot be transferred to a zone closer to the OHWL. c. If hardcover is credited from one zone to another, additional hardcover may not be later added to the zone closer to the OHWL if the presence of such hardcover would have prevented the crediting. d. The allowed hardcover in any zone shall be decreased by the amount of legal non- conforming hardcover in the zone next closer to the OHWL. (b) Additional hardcover provisions. (1) Overhangs: a. Where an overhang is supported by a post, the area under the overhang to the outer edge of the post shall be considered as hardcover. b. All but the outer two feet of an unsupported overhang ten feet or more off the ground shall be considered hardcover. (2) Decks: Hardcover may be added under a deck attached to a principal structure if the deck is conforming or legal nonconforming and the added hardcover is otherwise permitted. (3) Driveway easements:The following principles apply where one or more properties (secondary property) gain its driveway access from an adjacent property (primary property) by virtue of a driveway easement: a. That portion of the driveway on the primary property that serves both the primary and secondary property is considered hardcover for the primary property. b. That portion of the driveway on the primary property that serves oniy the secondary property is not considered hardcover for either the primary or secondary property. c. The area of the driveway on the primary property that serves only the secondary property shall not be included in the lot area of the primary property for purposes of calculating hardcover. (c) Future improvements. The following items shall be included in hardcover calculations regardless of whether they are proposed to be construction at the time of building permit application: (1) Proof of a two-car garage (detached or attached). (2) For ali garages a driveway, subject to the standards in paragraph (d) of this section. (3) A 24 inch wide sidewalk from the front door to the driveway. (4) The minimum stairway or landing at all exterior doors as required by the building code. (d) Driveways. All driveways shall comply with the following minimum dimensional standards: (1) Driveways serving end loading garages shall maintain a driveway apron with minimum width equal to the width of the overhead door(s). For purposes of this section, a driveway apron is that portion of a driveway that extends 15 feet from the garage door(s) on an end loading garage. (2) Driveways serving side loading garages shall provide a minimum turn around or back up depth of 20 feet, as measured from the garage door(s). (3) Minimum driveway taper ratio shall be 2:1. (4) Driveways shall be at least eight feet in width at the street or private road. (5) A turnaround shall be provided for a driveway with direct access to an arterial or collector roadway, or for a side load garage as determined necessary by the city planner. The minimum dimensions of the turnaround shall be eight feet in width by 12 feet in depth. (6) "Wheel strip" driveways are allowed, but the entire width of the driveway (from outside to outside of the strips)will be considered hardcover. (e) Compliance. (1) It is unlawful to convert, enlarge, or alter any structure or use any structure in a manner that violates the hardcover limitations. (2) Nonconforming hardcover may not be relocated or expanded in any way unless the property is brought into conformance except: a. A roofline may be changed but the roof may not be extended over unroofed portions of the structure. b. An additional story may be added over roofed portions of a structure. c. An open or screened porch may be converted into a two or three season porch or year round living space (including replacing a post foundation with a perimeter foundation) provided hardcover is not increased. (3) This section is independent of lot coverage regulations in the city Code. Accordingly, a property must conform to both hardcover and lot coverage regulations.