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#0S>3086 1 14S Siith Avenue North <br />April 14,200S <br />Page! <br />i iMiiiHSummary of Revisions <br />Houae/Garaye Reorientation. Applicants have relocated the proposed house further north and west on the <br />site to eliminate any encroachment of the south-facing bluff, and will maintain the required 30* structural <br />setback in this area. In addition, the garage wing has been shifted westward to reduce the degree of <br />encroachment to the northeasterly facing bluff, nearly eliminating any new encroachmmts by aligning Uie <br />garage wing over the location of the existing detached garage. The small trash enclosure area abutting the <br />existing garage will be moved forward towards the driveway on the new garage, placing it furtlier from die <br />top of the bluff. This is an area of the site where the bluff starts to flatten out and disappear, while the si te <br />of the garage is still encroaching the defined bluff setback, the slope directly east of the garage is around <br />10%, to the northeast is 20-25%, and directly north is are in the 15-20% range. Staff is very comfortable <br />with the new garage wing as now proposed. <br />The new plan also lowers the garage wing to a level 4-1/2 feet below the main living level, allowing the <br />driveway to maintain slopes no steeper than 7-8% which is very reasonable, and eliminating the need for <br />a retaining wall next to the driveway at the west side lot line. The new driveway maintains the required 5' <br />sqiaration from the west lot line. <br />Site Drainage. In order to le-direct roofand deck drainage away from the steepest part of the south- facing <br />bluff, a swale is proposed at the west end of the house and alongside the driveway, directing drainage to <br />the north. While this iq>pears to be a positive drainage solution that avoids new runoffonto the adjoining <br />property, this change was so recent as to not have had the benefit of the City Engineer’s review. Grading <br />plan approval should be granted subject to City Engineer approval. <br />Haidcovar. Althou^ new hardcover numbers have not been provided, the house fbotpp* nt is not changed <br />appreciably and the new site plan appears to have a slightly reduced driveway area as compured to the <br />original proposal. Hardcover was not an issue with the original plan, but applicant should confirm the <br />hardcover percentages prior to Council review. <br />1 <br />Issues for Consideration <br />I.Are the limiting site factors of steep topogrr^hy, wetlands/lakeon three sides, and limited buildable <br />envelope saflBcient hardah^ to support a variance f« the minimal encroachment of the bluffsctback <br />in the area of the pre-existing garage? <br />2. <br />3. <br />Will diere be any impacts to the surrounding neighborhood if this request is approved? <br />Does the Planning Commission have any concerns about this proposal that have not been <br />addressed? <br />If fcaian ---