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• ~• #�09-2298 <br /> " March 16,2009 <br /> Page 2 of 2 <br /> feet of hardcover in excess of that allowed are, in effect, included in this variance request. <br /> Issues for Consideration <br /> Existing HardcoveY <br /> When the application was made Staff did not realize that all the existing hardcover was not legal. � <br /> The applicant should be asked for justification for the current hardcover in excess of 25 percent. <br /> � Rain garden � � <br /> The application states the proposal would capture in a rain garden 75 percent of runoff from the <br /> 250 to 500 foot zone and 50% of the runoff from the portion of the house roof within the 75 to <br /> 250 foot zone. The Engineer's review is attached. The applicant has not demonstrated that <br /> a rain garden is feasible. But neither does the engineer say a rain garden is not feasible. As <br /> a general rule, however, the City has not accepted proposed mitigation measures as the basis for <br /> granting hardcover variances; rather, sufficient hardship must be shown. Are the Applicant's <br /> hardships as noted in their submittals sufficient for approval? Are there areas of hardcover that <br /> might be removed? <br /> Alternative location <br /> A detached garage of 208 square feet could be constructed between the house and the street <br /> without any hardcover removals. This would be a small single car garage. With removals a <br /> larger garage could be constructed. None of the lakeshore lots on Pheasant Road have accessory <br /> buildings closer to the street than the house. None of the lots on Pheasant Road appear to have <br /> detached garages. <br /> Grades adjacent to house <br /> It appears that the grade adjacent to the front and sides of the house is too high, in that there is <br /> not the required separation between earth and siding. This will require changes to the grading <br /> plan. <br /> Are there any other issues or concerns with this application? <br /> Staff Recommendation <br /> Staff recommends the Planning Commission first consider the portion of the variance for the <br /> . existing hardcover and then consider the portion of the variance for the addition/terrace. <br /> Staff would not recommend approval of a variance for the existing hardcover in excess of 25 <br /> percent. In considering the variance for the addition/terrace the Commission should carefully <br /> consider the issue of hardship, since an alternative exists (albeit a not entirely preferable one) <br /> that would not require a variance. <br /> If a rain garden is critical to the Commission's decision, the item should be tabled to allow the <br /> grading plan to be revised. <br />