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� � • FILE#12-3575 <br /> 12 September 2012 <br /> Page 3 of 4 <br /> Hardcover Calculations based on new Hardcover Re�s(to beformallv adopted 9/24/12): <br /> "Stormwater�: . ,�: , , , <br /> .: . : <br /> '.Quality."Overlay Pcoperty=Area � .:Allowed:Har.dcover; .. °Pr.oposed`Hacdcover <br /> < .. .. : . <br /> `District . . . � _ <br /> Tier`1 "11,443;s.f. . � . :2,860;s.f. (25%) 2;77_8 s.f.�(24s2%) " <br /> ------------------------------------------------------------------------------------ <br /> Hardcover Variance • " <br /> The subject property currently contains 42.8% hardcover within the 75' to 250' zone. The new � <br /> home and improvements will result in 37% hardcover within the 75' to 250' zone, 905.5 square <br /> � feet over the allowed 25% of this zone (according to our current Code). At the September 24tn <br /> Council meeting staff anticipates the adoption of new hardcover regulations which will change <br /> how hardcover is calculated. The new regulations place this property in Tier 1 of the newly <br /> designated Stormwater Quality Overlay District. Tier 1 properties are allowed hardcover up to <br /> 25% of their entire lot area. Based on its area,this property would be afforded 2,860 square <br /> feet of hardcover or slightly below the level the applicants are currently requesting. <br /> �:::. .. <br /> Lot Width&Lot Area Variances <br /> City Code 78-7.2 and MN §462.357 have provisions for the development of substandard record <br /> lots. The subject property does not fall under either of the categories by which administrative <br /> approval for lot area and/or lot width variances can be granted. The lot is substandard with <br /> respect to area and width.7he home on the property has been renovated over the years but <br /> was constructed prior to 1960. <br /> Side Setback�&Side StreetSetback Variances � <br /> The subject property abuts an undeveloped 20-foot alley right-of-way. As it is a platted, public <br /> _ right-of-way the alley is considered a side street for the purpose of ineasuring setbacks; a 35 <br /> . <br /> foot setback is required. The applicant is requesting a variance to allow a 10 foot setback from <br /> the alley for the home and a 5 foot setback for the proposed deck. <br /> r. Y <br /> The existing home is situated as close as 3 feet to the east side lot line. Due to the narrowness <br /> of the lot and the narrowing of the lot closer to the road the applicants are requesting a side <br /> setback variance of 6.2 feet from the east lot line.-This will allow them to construct their home <br /> and garage with a 23 %Z-foot width. <br /> The property's narrow width (40'-44' within the proposed home location) when combined with <br /> the required side and side street setbacks only allow for a long,thin triangular building envelope <br /> 5 feet wide at the widest point(Exhibit F). <br /> Practical Difficulties Analysis _ <br /> � In considering applications for variance, ti►e Planning Commission shall consider the effect of . <br /> the proposed variance upon the health, safety and welfare of the community, existing and <br /> anticipated tra�c conditions, light and air, danger of fire, risk to the public safety, and the <br /> effect on va/ues of property in the surrounding area. The P/anning Commission shall consider <br /> recommending approval for variances from the litera/ provisions of the Zoning Code in <br /> instances where their strict enforcement would cause practical di�culties because of <br /> circumstances unique to the individual property under consideration, and shall recommend <br />