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and the driveway covers another 1.553 square feet; the overall impervious lot coverage is 4,203 square feet or 35% of the lot. If the driveway length and width was reduced, the overall impervious lot coverage still would be reduced be not meet the 5%requirement. 2.3 The property is subject to the declaration of covenants for this subdivision (Belair Lake Josephine Heights No. . These covenants include written approval of plans (building and site) by the architectural control committee as to harmony of external design, appearance, and location in relation to surrounding structures and topography; a minimum living area of 1200 (exclusive feet s uare of open porches, garage and servant's quarters); and a private q garage for not more than three cars. copy of the covenants is attached. The house design, size} and mass of the proposed house is similar to other homes and lot coverages in this neighborhood. The home is designed to blend with the topography of the property to the east. The garage is placed on the west side of the property and is set further back to allow for a longer driveway and a more gradual slope (still 8.7%), which creates more impervious surface. The only alternative to reduce the driveway area is a tuck-under garage with a shorter drive-way. The front setback is o feet and the house meets this requirement. Yet,because of the irregularity and curve of the front property line the front wall buildin g design creates a need for a 3 foot setback variance in the rear yard. 2.5 A survey with current topography and a proposed grading plan was presented at the Planning Commission meeting. The applicant has also indicated that less then 2,000 cubic yards of fill will be removed from the site;however,no indication was given as to how much material will be moved/regraded on the site. The grading plan also shows drainage and the location of retaining walls. Section 101 6.26 indicates that the impervious surface of a site in a shorcland district shall not exceed 5%unless storm water is conveyed to an on-site or regional ponding facility. Section 1004.02D states that the rear setback of a house in an -1 zone shall be 30 feet. Section 101 . d indicates that a permit from the City Council is required for any fillip or excavating on undeveloped land zoned R•-1 where the site is less than one acres and g g the ro osed fill/excavation cavation exceeds ,000 cubic yards. p p Section 1013.02 outlines the procedure for considering a variance. 3.0 Staff Comment and Findings 3.1 In reviewing this request, staff made the following findings. Since 19969 Section 1016.26 of the City Code has required a maximum impervious surface coverage of % of a site in the shoreland management district of Lake Josephine unless storm water is conveyed to an on-site or regional ponding facility. t orn sewer is located in Belair Circle and the parcel is a non-riparian parcel with PF3093 -INCA(01/25/99)-Page 2 of 4