12-09-2002 Council Packet - Laserfiche WebLink

Home Browse Search

r #02-2854 1973 Fagcrncss Point Road November 16,2002 Page 3 7. Undercutting of the lakeshore bank due to high water wave action is to some extent a separate issue from the work that has been done in the lakeshore yard. The bank at the immediate shoreline is very steep, approximately 60% slope (steeper than 2:1) with little vegetation to stabilize it. Without riprap and some method of shoring it up, this bank has a potential to erode and/or slump off in the foreseeable future. Review of Proposed Boulder Wall Landscaping Plan The current topographical survey and boulder wall plans were received on November 12, leaving staff and the City Engineer little opportunity to react to them. The City Engineer’s initial comments are attached as Exhibit L. While the proposed boulder wall design does not include proposed contours, it does define proposed spot elevations at critical points. The boulders will add significant amounts of hardcover to the west 0-75' zone (39.5% per the submitted calculations). The Engineer has asked for a number of additional details to clarify the plan. In pcneral, the proposal appears to continue the applicants’ apparent goal of creating a wide yard that walk;' out from the new door elevation where a narrow, higher yard previously existed. Please review the pre- and post construction photos attachei ?«• LxUibit F. The photos also show to some extent the degree of clearcutting that has resulted from the grading vork in the west 0-75’ yard. The staff sketch (cross section at survey line) attached as Exhibit H depicts the grade changes that have been made. Notwithstanding the obvious need to protect the undercut shoreline from further erosion, the current plan has a number of aspects which require Planning Commission consideration so that the applicant can be directed as to how to proceed. Planning Commission should consider the following in reviewing the proposed boulder wall / landscaping plan: 1. Should the grades be returned to their pre-construction status as part of the boulder wall project? The impacts of this arc that: a) A much narrower exposure of the w'est facade will result. b) An outside bclow-grade landing and steps will be required to entcr/exit the walkout door; a short retaining wall system within a few feet of the house may be necessary to retain walkout window exposures (the new windows are much closer to the ground Ulan the original windows) (see photos and staff sketches). Perhaps Uie windows should be replaced with windows Uiat are not so low to the ground, and the grade brought back up against the house where it was originally. c) Maintenance of the restored steep slopes may require special attention. 2. An option to consider is allowing a narrow walkout corridor at an elevation that will drain to the lake, i.c. the width of a walking path. This would be similar to what existed prior to the grading work, but 2-3 ’ lower in elevation. It should be noted that the 1998 topographic survey does not reflect the walkway Uiat is shown in the photos, nor does it reflect the short retaining wall along the north side of the old walkout level.