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• FILE 07-3255'�. _`� 'r <br /> March 19,2007 <br /> � Page 4 of 5 <br /> this trail.� The riglit of way is 20-feet wide. The trail would be S feet wide. To place the trail <br /> and an 8-foot wide driveway iii tlie street right of way would require tlie removal of a large ` <br /> blue spruce, a large pine tree and a large sluub (see Exhibit J). <br /> Total reinoval of the driveway from the riglit of way would require removal of a raised <br /> plaiiting bed that is suppoi�ted by a boulder wall and would possibly require removal of a oiie- � <br /> foot phis diaineter asli tree. A fornler owner iiistalled this pla.tituig bed betweeil 2000 and <br /> 2004. (This ov�ier also paved the driveway after being told it'would have to be nloved off the <br /> right of way if it was to be paved.) Reinovuig the driveway fioin the right of way would also <br /> inake vehicular access to the tucktmder garage difficult to iinpossible. <br /> Is a��eccsonczble a��rczrzge�nent fo�•th.e gar•age possible»�itlzout a setbcrck v�c�°iance? <br /> �Staff prepared tluee site platis (Exhibits L, M and N) showing the proposed garage with a <br /> 15-foot setback, a teii-foot setback and a five-foot setback. Possible garage locations are <br /> determined not only by the property liiie setbacks but by the requirenieiit for a 10-foot � <br /> separation between the house and tlie garage and the need to accommodate the garage apron <br /> aiid the transition from tlie apron to the narrower driveway. � <br /> Moving the garage north not only increases the hardcover but it also puts it fartlier uito the <br /> hill and closer to the Dakota Trail. It also places it inore visible froin the rear of the house. <br /> Much of this rear wall is glass. . <br /> Movuig the garage south brings tlie driveway closer to the corner of the house and sidewall <br /> of the house. The overhead door is proposed to be ceiitered 'ui the garage with four feet on ' <br /> either side. Shifting the door two feet toward the street right of way would make it easier to <br /> route the driveway around this coi7ier. <br /> A smaller ga.rage could more easily fit within tlie setbacks. Wlule tlie hickunder garage <br /> might becoine unusable as a garage it would still be available for storage. • <br /> What level of Izar�dcove�°is app�•op�°iate? <br /> Hardcover number and percentages cannot be determined until the location of the driveway <br /> is deterniined. The iuclusion of the driveway in the calculations will uicrease hardcover. It is <br /> not possible to eliininate the hardcover withiii the 0=75 foot zone. Hardcover in the 75 to 230 <br /> foot zone will exceed 25 percent unless the garage were constructed attached to the front of <br /> the house and all other non-struchiral hardcover except tlie retaining wall aloiig the east <br /> property liiie removed. To do this would be fimctionally difficult. It would also be difficult <br /> to inauitain the architechual integrity of the house. Rather tliau looking at the percentages, <br /> Staff suggests the Comnussioii consider what hardcover is necessary. Tlie Coiiimission may <br /> wish to take into consideratioii that a shallow depression between the retauiuig wall and <br /> Crystal Bay Road retains runoff fiom a portion of the propei�ty. <br /> AJ•e llze�•e ��fzy otl7e�• issues o�•conce�"1?S ld�ltj2 tI2dS CGj7�IdCCXZd071.� � <br />