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«03-29«l 4l2SHIghwo«dRoad July 17,2003 Page 2 As noted in May, the house footprint will increase from 1219 to 1635 s.f. Structural coverage including the garage, house and shed will only be 8.3% where 15% is allowed. Bluff Setback . The revised site plan has an alternate version that moves the house about 4' closer to the lake than proposed in May. This proposal would allow for additional green space between the house and the driveway. However, this also results in a 4' encroachment of the 30* bluff setback, as the existing house is at a 32' bluff setback and the initial proposal just met the 30' requirement (see Exhibit G-2 of May 15 memo). The existing deck encroaches within 2' of the top of bluff, and is proposed to remain in place. If the existing deck remains in place, it has a legal nonconforming status in regard to the bluff setback, as it was constructed in 1990, prior to the 1992 adoption of bluff ordinances as part of the Shoreland ordinance. If it is replaced, it will require a variance to the required 30' top-of-bluff setback requirement for structures. Average Setback . Planning Commission recommended approval of the average setback for the house location proposed in May. The revised location 4' closer to the lake still has virtually no impacts on neighbor ’s views of the lake due to topography and the orientation of those neighboring homes. Existing 0-75' Zone Amenities . Existing retaining walls, concrete or flagstone walkways and stairways in the 0-75' zone are in good condition and no changes are proposed. The 0-75' zone also contains an 8'x 12' shed and an area of landscape timbers surrounding planting beds near the shore. The existing 0-75' landscaping has been developed for many years and is a unique feature of this property that applicant would prefer to not disturb. Total 0-75' hardcover exists at 6.5%. Planning Commission and applicant discussed the potential for 0-75' hardcover removals at the May meeting. 75-250' Hardcover . Proposed hardcover in the 75-250' zone has been significantly reduced from the existing level of 6,180 s.f or 37.1 % to 4,630 s.f or 27.8 %. (28.2% if the bluff setback is not allowed, as deck will then not be reduced). The applicant included in his initial letter of request a number of factors which he believes are hardships that support the variance request. These factors included the ability to park numerous vehicles off of Highwood Road which is very narrow and has only minimal ability for on-street parking. The revised site plan still accomplishes these goals at a much reduced level of hardcover. Staff believes the new plan is very reasonable given the stated hardships and the fact that the existing garage will remain on the site. REVISED SITE PLAN ANALYSIS WORKSHEET Lot AreaAVidtIi: LR-IB Lot Area Lot Width Required 43,560 s.f (1 acre)140' Actual 28,648 s.f (0.66 acre)150'-157' f i I n \am—f -^iifUTTirri^Rinl Aii d