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2. <br />3. <br />4. <br />The property is located in the LR-IB Lakeshore Residential Zoning District, which <br />requires minimum lot area of 1.0 acres and minimum lot width of 140'. The lot has <br />a defined width of 157* at the OHWL and ISO* at the 75* setback line, but is only <br />28,648 s.f. (0.66 acres) in area. <br />The Planning Commission initially reviewed this application at a public hearing held <br />on May 19,2003 and on a vote of 5-0 recommended approval of the variances for lot <br />area, average setback and accessory structure without a principal structure during <br />construction, but tabled the hardcover and bluff impact variance to allow applica. * <br />to reduce hardcover to nearer the 25% limit. <br />The Planning Commission reviewed the applicants' revised proposal on July 21,2003 <br />and on a vote of 7-0 recommended approval of hardcover in the amount of 28.2% in <br />the 75-250’ zone; approval of 5.7% hardcover in the 0-75* zone subject to removal <br />of the existing 8'x 12' shed in that zone; approval of a 4* encroachment of the required <br />30* bluff setback for the new house, subject to reconfiguring the existing deck to be <br />located no closer than 15* from the top of bluff where a 30' setback is required; these <br />approvals being based on the following findings: <br />a)A house has existed on the property for many decades. The lot area of 0.66 <br />acres is sufficient to allow constniction of a new residence on the site. The <br />property is served by municipal sewer. <br />The property contains an existing residence structure and detached garage. <br />The house will be removed by the applicant in order to construct a new <br />residence on the property. The applicant intends to re-use the existing garage, <br />which is relatively new, in good condition, and conforming in location, but <br />which is oriented and elevated in relation to Highwood Road in a manner <br />which requires substantial driveway to be functional and provide for safe <br />access while providing off-street parking needed because Highwood Road is <br />very narrow. The applicant has agreed to reconfigure the driveway to reduce <br />its associated excessive hardcover. <br />The site contains a bluff feature. A small portion of the proposed house will <br />be located 26' from the top of bluff where a 30' setback is required. An <br />existing deck serving the house is 2' from the top of bluff. This deck will be <br />reconfigured to meet a 15' setback from top of bluff The bluff impact zone <br />Page 2 of?