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#02*2854 <br />1973 FigcrncM Point Road <br />January 16,2003 <br />Page 3 <br />The hardcover impacts of Options 1,2 & 3 are shown in the following table: <br />0- 75' Hardcover: <br />House <br />Stone Steps and Landings <br />Boulder Walls <br />Total 0-75' Hardcover <br />0-75' Zone Area <br />0-75' Hardcover Percentage <br />Option 1 <br />983.7 sf <br />I73.4sf <br />382.5 sf <br />1,539.6 sf <br />5,860.7 sf <br />26.6% <br />Option 2 <br />983.7 sf <br />173.4 sf <br />337.5 sf <br />1,494.6 sf <br />5,860.7 sf <br />25.5% <br />Option 3 <br />983.7 sf <br />173.4sf <br />211.5 sf <br />1,368.1 sf <br />5,860.7 sf <br />23.3 % <br />After review ing the three Option, slaffand the City Engineer concluded that only Option 1 meets the <br />goal of restoring the flat part of the lakeshore yard back to the prc-c.xisting walkout elevation. <br />However, it may be that no reasonable plan will put back the sideslopcs to their pre-existing grades <br />without adding more retaining walls or reducing the soil instability inherent in those former slopes. <br />Staff and City Engineer also concluded that while Option 1 may be the best of the three plans in <br />terms of restoration of grades, creating the depression next to the house potent iaily creates a drainage <br />issue, if the drainpipe plugs or is frozen. We suggested to applicants’ designer that a narrow <br />meandering swale be incorporated into Option 1 to allow an overland drainage outlet for the <br />depression, as a safety measure. The designer has responded with an alternative of adding gutters <br />and downspouts to the house to catch rainfall and direct it past the depression, thereby minimizing <br />the potential amount of runoff that will collect there and reducing the likelihood of a significant <br />backup. <br />Another attractive aspect of Option 1 is that it provides vegetative screening across the facade of the <br />house to help soften and reduce the vertical nature of the amount of house wall exposed >o lake view. <br />However, none of the Options proposes any tree plantings that would further soften the facade as <br />viewed from the lake. <br />Issues for Consideration <br />Notwithstanding the obvious need to protect the undercut shoreline from further erosion, the 3 <br />Options require Planning Commission consideration of goals for this site in order to reach a <br />recommendation. Planning Commission should consider the following in reviewing the proposed <br />boulder wall / landscaping plans: <br />1 <br />-______J