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1 <br />i <br />elevation. The zoning ordinance states that the height is measured from the highest grade at the <br />building or ten feet above the lowest grade, whichever is lower, to the average height of the <br />highest gable. Given this, the house met the height requirements on 3375 Crystal Bay Road. <br />However, the topography of the applicant ’s property is much flatter and would not permit <br />construction of a home such as the proposed because it would exceed the height limitations. Any <br />home that is built on this property must be no higher than 30 ’ and no more than 2 '/j stories in <br />height, as required by the zoning ordinance. As proposed, the house elevations show three full <br />stories. <br />Hardcover <br />0~75 ' Hardcover Zone: There exists approximately 1,059 s.f. (38.6%) of hardcover within this <br />zone where none is pemiittcd. The applicant proposes a home with 1,081 s.f. (39.4%) of <br />hardcover. Crystal Bay Road is located within 12’ of the OHWL of Lake Minnetonka. The <br />City has a prescriptive easement over the property for the roadway. Therefore, it is not <br />considered part of the hardcover or lot area calculations. The majority of this lot is located <br />within 75’of the OHWL. <br />75 '-250' Hardcover Zone: There is approximately 779 s.f. (78.29%) of hardcover existing in this <br />zone where 25% is permitted. This is largely due to the fact that the home is positioned right <br />on the rear lot line. The proposed home has 292 s.f. (29.35%) hardcover, reducing the <br />existing hardcover in that zone (while increasing hardcover in the 0-75’ hardcover zone). <br />Other Comments: <br />City Engineer <br />The City Engineer has reviewed the proposed plan and has the following comments: <br />1. existing and proposed grading and drainage ways should be shown on plans; <br />2. the existing storm sewer should be located; <br />3. drainage and utility easements 10 ’ wide over all existing utilities and 5’ wide along the <br />south, cast and west lot lines should be requested (However, except for the storm sewer <br />noted below, it would be inconsistent for the City to request these easements as part of a <br />variance application); <br />4. erosion control measures must be installed, inspected and approved by the City prior to <br />any work on the site. <br />Existing Culvert Under I louse <br />There is an exi.sting storm sewer that runs from the pond on the south side of the railway tracks <br />into Ciystal Bay, and it is believed this pipe is beneath the existing house. The culvert, as it <br />exists, must be located on a survey. If a new house is to be built on the property, the culvert must <br />be relocated along the property line. To the south of the railw'ay tracks, two manholes should be <br />placed to turn the culvert from its existing location. A drainage and utility easement of 10 ’ in <br />width will be required over the culvert. The exact relocation of the culvert will be determined by <br />City start'. These improvements w ill be the financial responsibility of the property owner. <br />U03-2876 Sevie L Lanning <br />3/13/2003 <br />Page 4 of?