04-25-2005 Council Packet - Laserfiche WebLink

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4. The Planning Commission reviewed the variance application at a public hearing held on February 22,2005 and reviewed the revised plan on April 18,2005. Planning Commission subsequently recommended approval ofthe requested variances by a vote of 6-0 bused on the following findings and hardships: a)The portion ofthe lot that is buildable is very small compared to the entire lot area. The property contains nearly four acres of dry buildable land. However, the environmental constraints within the site including the creek, wetlands, lakeshore, bluf& and steep slopes, combine to limit the actual bui Idable area of the site meeting required setbacks to less than one-half acre. The property is constrained by bluffs to the northeast, east and south ofthe buildable area. The existing house and its associated driveways and patios are located at the confluence of the bluff lines where their visibility and drainage impacts are substantial. The topography also presents a hardship to the property in making it di fficult to establish a driveway access into the site with reasonable grades. The existing house and patios severely encroach into the required bluff setback. These eiKroachments will be removed, to be replaced with a residence that save for an attached garage, does not encroach the bluff setback. The initial plans have been revised and the house repositioned so tliat the only enc.TMichment ofthe bluff setback is at the location ofthe existing detached garage, the footprint of which will be re-used in construction of a new garage attached to the residence. This garage is located at a point where the bluff is receding and becomes merely a steep slope area by definition, and the slopes within 30' ofthe garage location are less than 30%. The proposed continuation of the 26’ encroachmentofthe defined bluff setback will haveminimal drainage and visual impacts, as this area is behind the house as viewed from the main body ofthe lake. Further, re-use ofthe existing garage footprint results in no significant new encroachment of the bluff setback, and eliminates any grade changes within tlie bluff impact zone. The CoufKil finds that while the proposed residence will be located lakeward ofthe defined average lakeshore setback line, the adjoining residences are positioned such that neither will have lake views encroached upon by the new residence. Page 2 of 6 i { li