06-09-2003 Council Packet - Laserfiche WebLink

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r ) « IN»-2fOI M4 Tonkawa Road May IS. mi rate} Exitliog Conditions The lot cuirently contains an existing residence structure which the owner wishes to replace. The site has steep slopes, and although a formal bluff analysis has not been done, the 0-7S* zone ^ipears to likely meet the criteria for a bluff. However, both the existing and proposed homes are outside of the bluff impact zone, and no work within the bluff impact zone is currently proposed. Existing retaining walls and stairways in the 0-73* zone are in good condition and no changes are proposed. The existing house is further from the lake than the neighboring residence to the south, but nearer the lake than the house to the north. The house to the south (684 Tonkawa, Bob Beutler) was granted a 12' average setback variance in 2000-2001 when it was rebuilt. That home was constructed without the need for hardcover variances, on an 85' wide lot, with a 2900 s.f footprint in the 75-250' zone. Applicant’s property is 64' in width and is proposing a 2600 s.f. footprint in the 75-250' zone. Drainage has been a serious issue for redevelopment of this neighborhood, due to a combination of factors including steep slopes, narrow lots, and homes stretching from side setback to side setback in mid-slope. The owner of the adjacent home to the south (684) has created a rock-lined swale along its north lot line to divert runoff that formerly impacted the next home to the south (690). General Conformity to Zoninti Code and Comprehensive Plan The site plan indicates proposed side setbacks of 1 O', with the house located approximately 160' from the lakeshore, which meets the intent of the Comprehensive Plan for new structures. The nouse is proposed to be located behind the average lakeshore setback line, so no variance would be needed. The primary concern aside from drainage is the hardcover request. Although the house with attached garage is within the back half of the 75-250’ zone, hardcover in that zone is still proposed to exceed 25%. The Planning Commission and Council have been fairly consistent in denying hardcover variances for new construction unless a distinct hardship can be demonstrated. Structural coverage is proposed at approximately 11.1%, well within tlie 15% limitation. Lot Width & Area Because this record lot was created prior to current zoning standards and has contained a single family home for many years, the substandard lot area and width are factors inherent to the property. While these factors limit the re-use of the property for construction of a replacement home, a replacement home could be constructed that meets all other zoning code standards, hence the area and width variances should be granted. A