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4. City Engineer acceptance of the final grading plan including implementation of a rain garden <br />or similarly graded landscape feature prior to City Council review. <br />Staff Rccomncndation <br />A resolution is attached in accordance with the Planning Commission’s recommendation. If the <br />Council concurs with the Planning Commission’s recommendation and if the applicant has provided <br />staff with a grading plan meeting the 4 conditions noted above prior to the meeting, then a motion to <br />adopt the resolution is recommended. <br />However, due to the request for a conditional use permit to allow a retaining wall within 5’ of a lot <br />line and due to denial of similar requests in the recent past, staff would offer the following comments <br />relating specifically to the need for the retaining walls: <br />• The qiplicant’s main floor level for the proposed home is located at approximately 982.5 <br />with die walk-out level at 971.67. The main floor level of the existing home is located at <br />iqiproximately 971.67. This means the proposed home will be set over 10 higher than the <br />existing home. <br />• Because the proposed home is set so much higher than the existing home, and because the lot <br />slopes towards the lake fairly dramatically, in order to have a flat yard out the walk-out level <br />of ^ proposed home, a massive retaining wall system is necessary. <br />The same proposed home could be constructed without the need for a conditional use permit tc allow <br />a retaining wdl within S’ of a lot line, although the drainage would not be controlled nearly as well <br />as it will be with the wall. City Code Section 78-1283 states the following in relation to the <br />aesthetics of such a massive wall: <br />"Ar^ applicant requesting a permit for construction of sewage treatment systems, roads, <br />driveways, structures or other improvements on steep slopes shall provide adequate information to <br />allow the city to evaluate possible soil erosion impacts and development of visibility from public <br />waters before such permit may be issued When determined necessary, conditions shall be attached <br />to issued permits to prevent erosion and preserve existing vegetation screening of structures, <br />vehicles and other facilities as viewed from the surface ofpublic waters, assuming summer, leaf-on <br />vegetation." <br />Steep slopes are defined as ”lands having average slopes of 12 percent or greater as measured over <br />hcHizontal distances of 50 feet or more, that are not bluffs”. This site meets this definition and the <br />Council should consider whether this plan meets the aesthetic intent of the steep slope ordinance, <br />and whether the drainage benefits the neighbors realize because of the retaining wall design <br />outweigh the negative visual impacts of the retaining wall design. <br />COUNaL ACTION REQUESTED <br />Adopt or amoid the attached resolution granting lot area and lot width variances and a conditional <br />use permit for 1146 Wildhurst Trail, <br />Or, <br />Other action not yet determined.