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' �! . 1 <br /> _ FILE#05-3139 <br /> . 21 November 2005 <br /> Page 3 of 5 <br /> ' RR-1B Re uired • Existin Pro osed <br /> Front 50' 44' covered entr No Cl�an e <br /> Reai• 50' 129' cleck 107' <br /> Side(west) 50' 27' 28' <br /> Side Street elst 50' 42' 41.4' <br /> Structural Covera e <br /> Total Lot Area � Total Structural CoveraQe <br /> 25,440 s.f. (0.58 acres) Allowed: 3,816 s.f. (15%) <br /> Pro osed: 3,039 s.f. (12%) <br /> H�rdcover Calculations <br /> Tl�is property is located outside of the Shorelaaid Overlay Dist�ict and therefore not <br /> subject to tlie hardcover regulations of Section 78-1288. <br /> ------------------------------------------------------------------------------------ <br /> Side Yard and Side Street Setback Variances <br /> Zoiung Ordinance Sectioii 78-418 (1) requires a 50' setback to all property boundaries, as <br /> the use is conditionally permitted in the RR — 1B zoning dist�ict. The applicant has <br /> proposed a11 addition directly off the rear (north) of the existing building, wluch <br /> encroaches 23' on the western required yard a.nd 8' on the eastern required side street <br /> yard. <br /> It is unclear, based on the submitted floor plan, elevations, and survey, whether t�ie <br /> addition encloses the stairways shown on tlie west of the proposed addition (one stairway <br /> serves the deck above and acts as an exit for the existing upper story and the other <br /> stairway serves the existing basement). Because one of the stairways serves a second <br /> story, a 50' setback is still required, making the level of enclostue inconsequential as it <br /> relates to the level of variance. <br /> Hardship Statement � <br /> Applicant has coinpleted the Hardsliip Documentation Form attached as Exlubit C, aiid <br /> should be asked for additional testimony regarding the application. <br /> Hardship Analysis <br /> Lr co�tsitlering «pplicnfiorrs for varia�tce, tlre Pldrriri�rg Co�nmissio�: sha/1 co�rsider t/re effect of t/�e <br /> proposed vnrirince upon tlre healt/1,safety nu�l�velfare of tlie comnrrnrity�L!,C1StJ11�[!/1[I ll/!llCJjJI[1C[�Jlll,ffC <br /> co�rrlitio�rs, ligllt a�1tl air, rla�rger of frre, risk!o t/te prrblic safet.y, and tl�e effect o�r valrres of property i�z <br /> t/te srrrrounrli�rg areu. T/re P/air�rin�Connnission s/ta/l co�isirler recomme�tdi�rg approval for variances <br /> fronz tlie liternl provisio�rs of tlie Zo�riug Code i�r i�rstrr�rces wJrere i/reir srrict errforcenreitt wonld caeise <br /> rnrrlue Irards/iip becacrse of circ�mrsta�tces u�rique to tlre i»divitlurrl propert�� runler considernlio�r, and <br /> sllall recomnre�rrl approvad only w/�en it is dernarstrrrted thtr[st�c/r actio�rs will be i�r keepi�rg wit/t t/ee <br /> spiril mrd i�rteul of I/re Oroiro Zoning Corle. <br /> Staff finds there inay be harclships tliat warrant variance approval. The western side yard <br /> setback variauce is reasonable as the Miiuietonlca Arts Center, which is also operating <br /> tuider a conditional use periiiit, is the adjacent use not a residential hoiile. The side street <br /> yard setback variaiice iiiay also be reasonable due the existeiice of Briar Street, again <br />