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Staff believes that a site plan could be developed that minimizes driveway and preserves the trees <br />while requiring around 28% hardcover. This could be accomplished by a narrow driveway <br />extending straight from the garage to the street, tapering from a 3-stall width to as little as 10-12' <br />wide, located south of the two mature maples and maintaining a setback from them even greater <br />than that ofthe proposed plan. Such an option is conceptually shown in Exhibit D. This would still <br />allow for on-site parking, would still accommodate 3 stalls, but would not have a backup apron <br />Staff does not believe excess hardcover is justifiedfor a backup apron on Concordia Street which <br />has very little traffic. <br />Drainagc/Grading Plan: <br />A drainage plan has been submitted and reviewed by Tom Kellogg, City Engineer. His comments <br />are included in Exhibit C. The plans shows grading within 75' of the lakeshore. The grading is <br />partially required to fill the hole that will be left when the existing house is removed. The architect <br />has been contacted and has stated the grading can be reduced to limit the land alteration to the area <br />of the existing house. The grading and proposed elevations help to allow a walkout rather than <br />raising the house 2 feet. The City generally does not approve grading in the 0-7S' zone to create a <br />walkout situation. The proposed grading lowers the grade to make a walkout more feasible. Staff <br />cannot recommend approval of any grading in the 0-75' zone other than that necessary for restoration <br />of the site to pre-existing conditions in the area of the removed residence. <br />STAFF RECOMMENDATION: <br />Staff recommends that Council consider whether the hardships presented justify the hardcover <br />variance. Staff would suggest the site plan can be revised to reduce 75-250' hardcover from 33.5% <br />to approximately 28% and still meet most of the applicants needs. If on the other hand Council feels <br />the current request is justified, staff recommends that a condition be attached requiring replacement <br />of trees if any of the three maples should die in the next 5 years. <br />If the application is tabled for further revision. Council should consider whether it should be <br />reviewed by the Planning Commission again. If Council accepts the application as presented, <br />direction provided to staff to draft a resolution for your next meeting.