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•04.3009 <br />May 12.2004 <br />PaitS <br />Iitucs for CoosIdcritioQ <br />1. Does the fact that applicant will be removing m'o nonconforming structures (garage too near the <br />road, house mostly within 75 ’ of ±c lake) have any bearing on whether a hardcover variance should <br />be granted? <br />2. To what extent, if any, is a hardcover variance justified based on the need to keep the house <br />relatively near the lake due to the location of adjacent homes which block peripheral lake views <br />as the house movca further back toward the road? <br />3. Is there anyjustification for a lot coverage variance? It appears applicant's proposal mistakenly <br />assumed the 75-250 ’ zone was 11.600 s.f in area based on the surveyor’s 1986 numbers, which <br />apparently didn't account for the 929.4' OHWL but which also showed a lot size more than 1400 <br />sf greater than depicted by today's survey. <br />4. The property is relatively flat, with a gentle slope from north to south. Applicant has not provided <br />a topographical survey nor a grading plaiu The house elevation views and floor plans suggest a <br />basement is proposed. This lot should not be filled to create a walkout, as that would place it out <br />of character with the surroundings. By the same token, the basement floor elevation can be no <br />lower than elevation 932.5 ’. City topography maps indicate lowest grade at the existing house is <br />about 937'; if they are correct, abasement could be placed about 4.5 ’ into the ground on the south <br />side. A site grading and drainage plan with existing and proposed contours will be required prior <br />to Council action if this application moves forward. <br />5. Should the proposed house and site plan be redesigned to reduce the e.xtent ofhardcover \ ariance <br />and eliminate any lot coverage variance? <br />6. Does the Planning Commission have any other issues or concerns about this proposal?