09-19-2016 Planning Commission Packet

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, FILE#16-3861 September 14,2016 Page 5 of 6 hardcover variances requested is relatively small and is a function of the lot size and desired home style and functionality. The Commission may recommend and the Council may impose conditions in granting of variances. Any conditions imposed must be directly related to and must bear a rough proportionality to the impact created by the variance. No variance shall be granted or changed beyond the use permitted in this chapter in the district where such land is located. Analysis - Hardcover Variance The property was granted hardcover and average setback variances in 1985 for room and deck additions which resulted in approved overall hardcover of 3,284 s.f. or 27.8%. Existing hardcover today as reported by the applicants' surveyor is 3,968 s.f. or 33.8% of the entire lot. This is not surprising - our experience is that hardcover does tend to be added to lakeshore properties over time. In rebuilding on the site, applicants propose to reduce hardcover to 3,144 s.f. or 26.7% (Note that this number includes the proposed deck which was not included in the proposed hardcover calculations submitted; absent the deck, hardcover proposed would be at 24.99%). Staff sees this reduction as a positive impact to the property and brings it back in line with prior approvals. Justification for the variance lies primarily in the small lot size. While it can be argued that an infinite number of home designs could be created that would not need a hardcover variance, neighboring properties of similar size have been granted variances for hardcover as well as lot coverage. For example, the neighboring lot at 2623 Casco Point Road was granted variances to rebuild in 2008 for 26.4% hardcover and 17.7% lot coverage. The variance will not result in a home that is out of character with the neighborhood. Also note that the detached garage abutting the right-of-way of Casco Point Road will be removed, and the neighborhood will gain a more open feeling. Analysis—Structural Lot Coverage Variance The applicants' structural coverage request, including the house, covered front porch, and upper level deck, is for 2,092 s.f. or 17.76%. The proposed deck extending from the main floor above the walkout counts toward the lot coverage limit of 15%. Staff generally does not recommend granting a variance for lot coverage for a new home where there are opportunities for an alternate design. However, in this case, consistency with the neighborhood may be a consideration as well as the fact that proposed lot coverage is a reduction from the existing level. This is partly a result of converting from a detached garage to an attached garage, decreasing lot coverage from 20.3%to 17.76%. The adjacent two homes to the immediate south (2659 and 2665 Casco Point Road) have been calculated by staff as having 18.0% and 17.1% lot coverage respectively, based on surveys on file. Practical Difficulties Statement Applicants have provided a Practical Difficulties Documentation statement as part of their Description of Request (see Exhibit B), and should be asked for additional testimony regarding the application.