02-23-2004 Council Packet - Laserfiche WebLink

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404-2983 Janiuuy 30,2004 Page 2 Background Please review the applicant’s letter of request. Briefly, this property was granted hardcover variances in 2002 for a rebuild. The basis to allow the hardcover excesses was primarily related to the peninsula shape of the lot, leaving about 1.5 acres of the 2-acre lot in the 0-75' zone; and the placement of house and driveway which allows for an unusually substantial area of lawn in the runoff flow path for infiltration In order to avoid filling in the 0-75* zone to accommodate the driveway, the applicant was approved for a retaining wall adjacent to the driveway. Now that the house is completed and final grades established, applicant has concerns about the necessary height of the retaining wall. From staffs perspective, safety is the primary factor which suggests that eliminating the wall may be appropriate. The wall as approved was right 2.1 the edge of the driveway, with an immediate drop of 2.5', then a 1:1 downslope for another 3-4', with gradual slope after that. The driveway functionally is about 6'above original grade at this point, and fiUing/grading would have stopped at the 75' setback line. This immediate grade change in an area that will have pedestrian traffic, children playing, etc. is less than ideal. The visual impacts of the wall would be primarily as it is viewed from the lagoon. Grading the slope and vegetating it would provide a softer and more natural view from the lagoon than a 64' long, 2'-6" high wall. The driveway itself will not be very visible from the lagoon regardless of whether the wall is built. Applicant has suggested that creating a slope from the driveway (elev. 942') to the existing grade (934') would eliminate 64' of retaining wall, or approximately 50-60 s.f. of hardcover, which would allow fora better situation in terms of ninoff. The trade-off is that rainfall that would have fallen on a relati vely flat lawn surface at the base of the wall, will now fall on a slope and be somewhat more prone to run off than soak in during certain storm events. It’s probably an even trade. City code requires finish grades to be 3; 1 or flatter in a situation such as this. Therefore, the 8' total drop translates to a 24' wide slope. The driveway is about 79' from the shoreline, so the toe of the fi 11 area will be approximately 55' horn the shoreline, and the filled area will be about 80' in length. Total fill needed to do this is estimated by staff at approximately 250 cubic yards of material [80 ft x (avg.7x24/2) / 27 ft per cy = 248 c.y.]. The fill will cover approximately 1900 s.f.; about 2/3 of this in the 0-75' zone. Hardcover . Hardcover in the 75-250' zone was approved at 8,810 s.f. or 39.2% of the 75-250' zone. This was equivalent to 9.9% of the total lot area. Hardcover associated with the retaining wall is approximately 50-60 s.f., so without it the 75-250' hardcover will reduce to about 8,750 s.f. or 38.9%. Hardcover Zone Area (n Zone Allowed Hardcover Rcsol. No. 4847 Proposed Hardcover 0 75'66,046 s.f.Os.f. (0%)Os.f. 75-250'22,497 s.f.8,810 s.f (39.2%)8,750 s.f. (38.9%) MUM