2012-00442 - new structure - Laserfiche WebLink

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• Review of Maple Place house plan. Code Item 78-1403 78-1405 78-1288 Lot Coverage by Structures Non- encroachments Hardcover Feature All roofed structures more than 6 feet Terraces, steps,uncovered porches, The entry porch is hardcover by definition. Deck/entry porch above grade are included in lot coverage. stoops or similar structures which do The overhang that extends past the footprint If any portion of a deck or other non- not extend above the height of the of the porch is less than 2' and is not roofed open structure has a railing that is ground floor level of the principal included in the calculation of hardcover. more than 6 feet above grade,the entire building and extend no closer than deck/structure is considered as lot two feet from a lot line are not an The entire area of a deck is considered as coverage. If the proposed entry porch encroachment. However,as soon as hardcover,regardless of its height above has a railing more than 6 feet above these features have a railing that grade and regardless of whether it is grade,it will be considered as extends above the ground floor level, partially cantilevered and regardless of the structure even if the posts and roof are they are considered an encroachment. spacing between deck boards. removed. As drawn,the area of the entry porch inside the outer edge of the posts is considered as structure. If the posts are removed but the roof is supported by other means,then all but the outer two feet of roof overhang is considered as structure. As drawn, the entry porch constitutes 69 s.f.of structural coverage. With the house as proposed,any future deck extending from the main floor level at the rear of the house would be considered as structural coverage and would be subject to the 1500 s.f.limit. The plans show a deck ledger board and patio door facing west from the main level.If such a deck is ever intended,the house would have to be smaller to accommodate the deck without exceeding the 1500 s.f. limit. It is highly unlikely that a variance would be granted to add a deck in the future. All but the outer 2 feet of roof overhangs Eaves that extend no more than 2 feet All but the outer two feet of an unsupported Roofs & shall be included in the calculation of lot into a required yard are not an overhang ten feet or more off the ground Overhangs coverage. encroachment on yard requirements. shall be considered hardcover. The The only portion of roof overhang in The roof overhang above the bay overhang above the bay extends 2'10" the proposed plan that is considered as extends 2'10"into the side yard. from the house. 10"of the roof overhang structural coverage is the 69 s.f.of The overhang must be pulled back above the bay will be considered as covered entry porch. to extend no more than 2'0"into hardcover. the required side yard. The portion of roof/overhang above the entry porch that is outside the posts will not be counted as hardcover as both extensions of roof outside the posts are less than 2 feet. Bays that increase the floor area(floor to In side or rear yards only,bays not to All but the outer two feet of an unsupported Bay ceiling)are considered as structural exceed a depth of 2 feet nor to contain overhang ten feet or more off the ground coverage. The proposed bay extends an area of more than 20 square feet shall be considered hardcover. The from floor to ceiling and is considered are not an encroachment on the yard proposed bay is 11'-plus above final as structural coverage of 38.6 s.f. requirement. The proposed bay is 1'- grade and will not be considered as 4"x 29' in length totaling 38.6 hardcover. square feet and is completely within the required yard. The bay must be reduced to no more than 20 s.f. in total area. Additional notes: Allowed hardcover on your 9,000 s.f. lot is 25% or 2,250 s.f. Our preliminary hardcover review indicates as follows: -house footprint: (30x33)+(26x20)+(3.5x6) = 1531 s.f - covered entry: = 69 s.f. - driveway: (17x40)= 680 s.f. Total hardcover= 1531 + 69 + 680=2280 s.f. This exceeds the 2,250 s.f. limit and does not account for the required 2' minimum width sidewalk from the driveway to the front entry, which by our estimate based on code requirements [see 78-1288(c)(3)] is approximately 50 s.f. The driveway could be reduced to as little as 472 s.f. based on the minimum code requirements [see 78-1288(d) and associated diagrams]. Minimizing sidewalks and driveway to the minimum dimensions allowed by code may not be acceptable to potential buyers.