06-09-2003 Council Packet - Laserfiche WebLink

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Ml-2901 M4TMk*waRMd May IS. 2M3 Pagc3 Hardcover Variance Proposed hardcover in the 75-250' zone is 3,311 s.f. or 29.15%. The proposed house plan indicates a 4'x 14* deck on the lakeside of the house. No elevation view of the lake side of the home has been provided, so it is unknown whether additional decks, patios, patio doors or landings are contemplated. The house is up against the 10* side setback on both sides. Minimal overhangs appear to be shown, but the plan set provided is not to scale; overhangs must not encroach more than 1.5' past the 10' side setback line. The plans include a 3-stall side loading garage, the third stall of which could be eliminated to result in a hardcover reduction of about 230 s.f. or 2.0% in the building and another 80 s.f (0.7%) in driveway. The side-loading aspect has been accomplished on narrower (50') lots but results in tricky maneuvering due to lack of backup depth. Another way to reduce hardcover would be to re-orient the garage to be end loading, with a narrow driveway extending to the 250' line, then construct a backup apron and perhaps even an additional detached garage in the 75-250' zone where hardcover is available. This would require re-design of the home, and applicant has stated an end-load garage would not provide the entrance view of the home he is hoping to achieve by side-loading. However, with the same footprint as currently proposed, a savings of about 200 s.f (1.8%) of hardcover could be realized. Moving the proposed footprint 10' further from the lake could also reduce 80 s.f of hardcover in the side-load configuration or about 150 s.f for an end-load layout. Applicant feels that views of the lake are already somewhat reduced by the average setback variance granted to 684, and by applicant moving the house back as far on the lot as currently proposed. It is staff s opinion that a grading plan and site plan could be developed that would accommodate a substantial new home on this property without the need for a hardcover variance. The hardship is to a great e.xtent created by the applicant ’s desires for a certain size house in a specific location to preserve lake views, rather than the nature of the property, in staffs opinion. Perhaps the location of the house at 684 is a hardship in some respects. As lots get narrower, the design challenges become greater. The City has granted hardcover variances for narrow or small lots where a minimum size home cannot be constructed absent a variance. Grading/Drainage An initial grading and drainage plan was submitted within the past week The City Engineer’s comments are attached as Exhibit E. His site inspection revealed serious concerns with the proposed grading plan which need to be resolved before this application can move forward.