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DPZA ETAILED ROPOSALAND ONING NALYSIS 1 The applicant proposes to construct a porch roof over existing walk-out stairs at the rear of the 2 home to keep rain water from falling into the stairs and entering the home through the door and, 3 in the near future,to construct an additional parking stall adjacent to the driveway.The site plan 4 and written narrative detailing the proposal areincluded with this report as Attachment C. 5 City Code §1017.16(Shoreland Setbacks)requires most structures, including the proposed porch 6 roof, to be set back a minimum of 75 feet from the Ordinary High Water Level (OHWL, which is 7 essentially the shoreline).Planning Division staff believes that the primary purposesfor such 8 setbacks are aesthetic in nature; to provide some uniformity in structure location and to minimize 9 the appearance of building mass in the natural environment of the lake.This same section of the 10 zoning code requires impervious, paved surfaces to be set back at least 30 feet fromtheOHWL. 11 City Code §1017.26 (Storm Water Management) limits impervious coverage to 25% of the area 12 of the portion of a shoreland parcel that is above the OHWL.The subject property includes about 13 12,425 square feet of land area above the OWHL; the 25% limit would allow up to about 3,100 14 square feet of impervious coverage on this property.This is a lower limit for impervious surfaces 15 than non-shoreland parcels, and it is intended to further minimize impacts to public waters 16 caused by storm runoff.Further, §1004.08 was recently amended to recognize that increased 17 impervious coverage may be allowed on shoreland parcels, if approved in the variance process 18 and if certain measures are taken to ensure the marginal storm water is managed before it reaches 19 the adjacent lake. 20 The proposed porch roof would be about 40 –50 feet from the OHWL, depending on where the 21 measurement is taken, which is up to about 35feet closer than the code allows.The proposed 22 patio area beneath the porch roof is about the same distance from the OHWL, which exceeds the 23 pertinent minimum setback requirement, and the proposed modifications in the rear of the house 24 would not cause impervious coverage on the property to exceed 25% of the parcel area. The 25 proposed, future driveway addition in the front of the property, however, wouldbring the total 26 impervious coverage at that time to approximately 3,300 square feet which is about 27% of the 27 parcel area. 28 VA ARIANCENALYSIS 29 Section 1009.04Cof the City Code establishes a mandate that the Variance Board make five 30 specific findings about a variance request as a prerequisite for approving the variance.Planning 31 Division staff has reviewed the applicationand offers the following draft findings. 32 a. The proposal is consistent with the Comprehensive Plan.The proposed porch roof and 33 driveway addition bothrepresent continued investment in a residential property, as 34 advocated bythe Comprehensive Plan, and if the storm water from the excess impervious 35 coverage is properly mitigated, the improvements will not compromise the 36 Comprehensive Plan’s goals of protecting the quality of surface waters. 37 b. The proposal is in harmony with the purposes and intent of the zoning ordinances.Newer 38 sections of the code allow openporches to extend significantly into required building 39 setbacks without being considered encroachments because they do not contribute to the 40 appearance of building mass, andupdated shoreland regulations might well treat open 41 porches similarly.Moreover, the zoning code establishesthe ability for shoreland parcels 42 to exceed 25% impervious coverage, provided that the marginal storm water is properly 43 mitigated. 44 PF16-025_RVBA_20160914 Page 2of 4