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FILE#05-3136 17 February 2006 Y Page 3 of 5 Average Setback An�lysis Applicant has located the house so that its greatest encroaclunent past the average setbacic line is 100', defined by the two �djacent lalceshore homes (1910 Heritage Drive to the east, 1950 Heritage Drive to the west). Based on discussions at the September 26 and October 10 Cotmcil meetings, he has located the house to meet an average setback line defined by the iminediately adjacent home to the east, 1nd the second adjacent home to the west (1900 Shoreline Dt•ive). The basis for tllis is that the Cowarcl residence at 1950 Heritage Drive is located approximately 200' fiirther back fi•om the lakeshore than the neighboring homes along Shoreline Di•ive, being the �nomaly among lakeshore lots in the neighborhood. Further, Mr. Coward has suggested that a location fiirther from his home, as is now proposed, would help maintain open space in his inuilediate neighborhood. Likewise, the Charrieis at 1910 Heritage have suggested that the previous proposal placed the Broitzman house in a position where it overlooked and overwhelmed their back yard, again having a negative impact on the open space character of the neighborhood. Planuing Cominission should review the newly proposed house placement, confirm that the adjoining proper•ty ov�mers find this acceptable and appropriate, and make a recommendation to Council. Driveway Relocation Applicant is proposing to remove the existing driveway to Shoreline Drive and create a new driveway to Heritage Drive at the rear, similar to the layout of his two adjacent lakeshore neighbors. The proposed driveway nleets the City's 26' wetland setback that was in effect at the time this application was i�lade. Relatively ininor grading is required to accommodate this proposed driveway location. Construction of tlus driveway, as it was part of the application for the rebuild on the site, does not trigger the need for creation of a wetland buffer which would make its construction more difficult, as this is a "Preserve" FAW Classification that would require a 35' buffer if triggers are met. Future Detached Garage Applicant has indicated that he eventually intends to replace the existing detached garage at the rear of the property with a new larger detached garage, accessing the new driveway and including a second level storage or workspace. Per Zoiung Code Section 78-1434(2), that garage will have to be no greater than 1,000 s.f. footprint, because the lot is less than 2 acres in area. Additionally, because this is a "through" lot, per Section 78-1431(1), this garage must nleet principal stiucture setbacics. Finally, per Section 78-1432, no perrnit can be issued for this garage until the new principal structure exists on the site. The City policy on this is thai the new principal structure will be considered as existing when its framing has been completed. It should also be noted that adding the detached garage into the initial applicatiou would bring the new wetland ordinances into play for the initial application; �t the time the detached garage is formally applied for it inay trigger the establislunent of wetland buffer if that proposal eaceeds 50 cubic yards of earth movement, since it definitely would meet the other 2 conditions to be considered as having the "potential to adversely impact a wetland" as defned in Section 78-1601(4). 3