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L.„. #03«2901 4 12S Htghwood Road May 15.2003 Page 2 2.Section 10.22 Subd. 2 and Section 10.56, Subd. 16(L): Hardcover limitations: Allowed Existing Proposed 0-75 ’ 0% 6.5 %* 6.5% 75-250 ’ 25% 37.1%* 37.71% • After exclusion of fabric or plastic-lined landscape beds 3.Section 10.56 Subdivision 16(C)(6), variance to permit an 8' encroachment of the average lakeshore setback 4. Section 10.03, Subd. 9(A), variance to allow an accessory structure (existing detached garage) without a principal structure during the construction period. Existing Conditions The lot currently contains an existing residence structure which the owner wishes to replace, and a detached garage which is proposed to remain. Pluff lippact The site has steep slopes, and although a formal bluff analysis has not been completed, the easterly 2/3 of the 0-75* zone appears to meet the criteria for a bluff, having an average slope of32-34% from the shoreline to the 956'-958' contour, above which the slope reduces to no more than 18%. Both the existing house and proposed house are outside of the bluff impact zone as defined by the 956-958’ contours moving east to west, and just meet the top-of-bluff30' setback requirement. However, the existing deck which is proposed to either remain in place or be reconstructed, is within 1-2 ’ of the top of bluff at its southeast comer. Existing, Q-75 —Zone /^^enitie$. Existing retaining walls, concrete or flagstone walkways and stairways in the 0-75 ’ zone are in good condition and no changes are proposed. The 0-75 ’ zone also contains m 8'xl2’ shed and an area of landscape timbers surrounding planting beds near the shore. The existing 0-75 ’ landscaping has been developed for many years and is a unique feature of this property that applicant would prefer to not disturb. There also is a stone lined pond area east of the house in the 0-75 ’ zone which is underlaid with landscape fabric. This area is not proposed to be changed but the fabric liner must be removed according to City requirements (Resolution No. 4006). Dri vg^yay$ ^nd Site Acpe$s. Another unique characteristic of the property is the driveway access, which is a circuitous route from Highwood Road to the detached garage, and includes a large paved area for parking and maneuvering, plus retaining walls that accomplish the necessary grade change. While this area could likely be totally reworked to result in a more efficient access and reduced hardcover, applicant again notes that this would change the entire character of the property. Minor revisions to the paved areas are proposed in an attempt to reduce hardcover in the 75-250 ’ zone.