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3.0 STAFF COMMENT & FINDINGS 3.1 Section 1004.0 lA6 (Maximum Total Surface Area) limits a lot or parcel to an impervious (structures and pavement surfaces) coverage of 30%. 3.2 Section 1004.01E states: Exception: Ifafter May 21.1959, existing houses on 50% of more of the frontage on any block have a predominant front yard different from that herein specified. all buildings hereafter erected shall conform to this predominant front yard depth. provided this regulation shall not be intelpreted so as to require a front yard of more than 40feet in depth. 3.3 Last year (2000) the City Council approved a variance for Mr. Reichenbach allowing the construction of a detached garage that increased the impervious coverage of the parcel from 30% to 39.5%. However, more recent analysis concludes that the plan approved by the City Council covers 42.8% or 3,074 square feet of the parcel. 3.4 Recent review of City Sight (computer mapping program) and Ramsey County Half Section maps has concluded that the Reichenbach parcel has a width of 62.5 feet, a length of 115 feet, and contains 7,188 square feet of area. Based on this parcel size, the property is allowed 2,156.25 square feet of impervious area. Given the lot size and lot coverage allotment, staff has determined that the request is to allow an increase in impervious coverage from 3,074 square feet (42.8%) to 3,437 square feet (47.8%) or a 364 square foot (5%) variance 3.5 The kitchen and covered porch proposal calls for a 390 square foot addition to the home that will increase the impervious coverage by 363 square feet (the difference between the total addition and the existing porch). 3.6 The property is unique in the sense that it has a predominant front yard setback, which has been estimated to be 36 feet from the front property adjacent to Hamline A venue. However, staff is unable to validate that distance given conflicting information between the CitySightlCounty Half Sections and that which Ramsey County provided. In either event, the request would require a variance to allow an additional six-foot encroachment into the required front yard setback. 3.7 The Reichenbach proposal seeks to construct living area and a covered porch onto the front of the existing 1950's home. The applicant states that the current kitchen is in need of updating and is too small to accommodate the current traffic pattern and food preparation. 3.8 The Reichenbach home has limited options for adding living space. Expanding to the north or south is virtually impossible. The kitchen is located in the southwest comer of the home adjacent to the driveway; expanding to the west is the only feasible option. PF3334 RPCA (080801) Page 2 of 4 -,