Planner: conditional approval recommended for impervious-coverage variance at 1116 Francis Street

Staff presented a variance request for 1116 Francis Street seeking an increase in impervious coverage from the standard 35% to 54.41% to accommodate backyard improvements including a gravel area, patio and a fire pit. The property already has higher-than-standard coverage (about 44.29% reported), and staff recommended conditional approval because the site is in Lynnwood Park, is below minimum lot size and the applicant agreed to provide stormwater controls for any added impervious area.

Staff said it had received two emails raising concerns: one from a neighbor worried that a fire pit might be wood-burning and could affect a child with asthma; staff relayed to the applicant that the fire pit would be gas-fired, which the resident said addressed their concerns. The second email raised broader stormwater concerns; staff responded that the applicant will be required to provide stormwater controls tied to the additional impervious coverage, which partially remediated that resident’s worry.

Commissioners discussed whether the city’s approach to impervious-coverage allowances has been shifting and whether the practice should be reviewed as policy rather than treated only through variance decisions. Staff and commissioners agreed to continue discussions on whether code language or administrative practice should change to provide clearer percentages or a formalized formula rather than ad hoc variances.

No formal vote appears in the transcript of this work session. Staff’s recommendation was conditional approval, with the key condition that the applicant implement stormwater measures for the additional impervious surface.

Next steps: Staff will carry the recommendation and conditions forward for formal action; commissioners asked staff to research whether a policy or code amendment might be appropriate for future cases.