01-22-2008 Planning Commission Packet

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, �� FILE 08-3340 January 22,2008 Page 2 of 5 Prope History The original house 26 foot by 24 foot house was constructed in 1949 on a crawl space. In 19761ot area, lot width,and side setback variances were granted to allow the house to be elevated six or seven feet and a"basement" constructed under it. The front door of the remodeled house entered onto the landing in the stairway from the basement to the first floor. In 1980 a setback variance was granted to allow constxuction of a grade level screen porch on � the front of the house over an existing patio. In 1993 the current owners obtained setback, building height and hardcover variances for an addition to the rear of the house, a third story, and a replacement of the front deck. (The screen porch seems to have changed into a deck at some point.) � � Status of Propertv in Relation to Previous Variance Because the survey used for the 1993 variance was done in 1976 with hardcover calculations done by the applicant and City staff, Staff required the applicant to have the survey and hardcover calculation updated for this application. Not unexpectedly the survey showed a change in the area of the lot. This table surnmarizes the differences: (All numbers in s . ft.) 1993 Variance 2007 Survey Chan e Lot Area including road 12,174 11,921 253 less Crystal Ba Road avement 800 966 166 more Lot area less road avement* 11,374 10,955 4191ess 0-75 area 3,200 3,387 187 more � 75-250 area 8,274 7,568 706 less *There is no easement or platted right of way for Crystal Bay Road. In these circumstances the area of the pavement is not considered in measuring lot area. The entry addition and porch would be considered structural lot coverage. The applicant initially thought structural lot coverage would not be an issue since the 1993 approval stated structural lot coverage was 13.5 percent. But in examining the 1993 variance file several problems became apparent. The first was that in computing structural lot coverage the area of the road pavement had been included in lot area. In addition the resolution contains three different figures for structural coverage: one in the text of the resolution, one derived using the hardcover calculations contained in the resolution, and one derived using the site plan detail referenced in the resolution. The new survey indicates structural coverage is slightly more than any of these numbers. This table summarizes the differences in structural lot coverage: , Structural Coverage 1993 Resolution and Lot Area 2007 Survey Pro osed Square Feet 1,649 Text 1,758 1,856 1,698 Hardcover Calculations 1,724 Site Plan Percent of 13.5 Text 14.75 15.57 Entire Lot 13.95 Hardcover Calculations 14.16 Site Plan Percent of Lot 14.50 Text 16.05 16.94 Excluding Road 14.93 Hardcover Calculations. 15.16 Site Plan