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: <br /> � . FILE#10-3479 <br /> 15 June 2011 <br /> Page 3 of 4 <br /> Hardcover Calculations <br /> Hardcover Zone Total Area in Allowed Existing Proposed <br /> Zone Hardcover � Hardcover Hardcover <br /> 0—75 4,754 s.f. 0 s.f 194 s.f.* 194 s.f. <br /> (oio) (4.osio) (a..oaio) . <br /> 75—250 13,104 s.f. 3,276 s.f. 4,193 s.f.* 3,894 s.f. . <br /> (25%) (32%) (29.7%) <br /> 250-500 13,828 s.f. 4,148 s.f. 5,077 s.f.* 4,793 s.f. <br /> (30%) (36.7%) (34.6%) <br /> *After exclusion of fabric or plastic-lined landscape beds <br /> ------------------------------------------------------------------------------------ <br /> Lot Width Variance <br /> The applicant's lot is substandard in width with 60 feet at the OHWL and 65 feet in width at the <br /> 75-foot setback where 100 feet in width is required. Granting of a lot width variance for this <br /> property would be in harmony with the immediate neighborhood. Without a variance from the <br /> 100-foot lot width requirement, the applicant would be unable to build a home on a <br /> residentially zoned property and therefore the property could not be put to a reasonable use. <br /> Hardcover Variance <br /> As the necessity for a lot width variance suggests,the property is narrow. Within the 250'—500' <br /> zone the property narrows to 15 feet in width at the road. The driveway itself accounts for <br /> nearly 29% of the hardcover in this zone. The property is permitted 3,276 square feet of <br /> , hardcover within the 75'-250' zone and 4,148 square feet of hardcover within the 250'-500' <br /> zone. A total of 7,428 square feet of hardcover is allowed on the property. The applicant is <br /> proposing a new home with a footprint of 3,300 square feet; a 792 square foot, detached <br /> garage; and approximately 4,400 square feet of driveway and sidewalk. At 8,881 square feet <br /> total, the applicant is requesting to exceed the allowed hardcover by 1,453 square feet which is <br /> 284 square feet less than their previous submittal and 583 square feet less than existing. ' <br /> Updated Variance Analysis <br /> As the planning commission is aware, there have been multiple changes to law regarding how a <br /> municipality must review an application for a variance. The "undue hardship" analysis has been <br /> replaced with the "practical difficulties" analysis. On your agenda this month is a proposed <br /> zoning code text amendment intended to update the ordinance to ensure that it conforms to <br /> the statutory analysis of practical difficulties. While the current code directs staff, planning <br /> commission and the council to perform a "hardship" analysis; this application will actually be <br /> viewed consistent with the new practical difficulties analysis. <br /> Staff Analysis � <br /> Staff finds that with respect to lot width, practical difficulties exist and that application of the <br /> 100 foot lot width requirement of the Zoning Code would prevent the construction of any home <br /> on the property. The applicant's lot width variance request is reasonable. The applicant's <br /> request for hardcover variances may also be reasonable. Their proposal results in an overall <br /> reduction of hardcover on the property totaling 583 square feet. Staff finds that granting the <br /> applicant's request is in harmony with the purpose and intent of the ordinance and will not alter <br />