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#669 Tonka Lake Properties <br />Page 2 <br />Proposed Subdivision - PRD <br />Any development, including the existing house, requires a <br />hardcover variance for the driveway (and City street) t <br />access the building site. The developer claims various <br />hardships and proposes various mitigating factors in his <br />request for hardcover variances necessary to approve any <br />construction on this property. <br />Hardships <br />1. Lake on 3 sides - peninsula location <br />Qj^^Yeway and street must be located within 75 of2.shoreline and partially below 931.5 elevation <br />in order to reach buildable triangle. <br />3.Only 18.5% of the site is above elevation 931.5 <br />and 75' or more from the lake. <br />4.The existing substandard house location predates <br />the current setback and hardcover regulations. <br />Mitigating Factors <br />1.Site topography is such that most all drainage <br />flows south so that even though the driveway <br />is within 75' of the north shore, the drainage <br />actually flows 85 to 190 ft to the lake. <br />2. <br />3. <br />Holding ponds are proposed to retain direct runoff. <br />The driveway will be relocated farther from the <br />north shore, and resloped to assure drainage away <br />from the near shore to the holding ponds. <br />4. <br />5. <br />The total hardcover proposed is 16.8% of the <br />gross land area. <br />Excluding driveway area, the structural hardcover <br />is 6600 sf, 29.8% of the buildable area(above <br />elevation 931.5 and outside of the 75' setback area^. <br />The bottom line is that any development within the buildable <br />area, even one house, will require hardcover variances for <br />the driveway. And the amount of driveway hardcover required <br />is not significantly different for one house than for 4 or 5. <br />Thus the practical approach is to minimize this driveway hardcover <br />consistent with access safety requirements, to redirect driveway <br />runoff to the holding ponds and thense south to the lake the <br />long way, and to determine reasonable density allowances by <br />review of structural hardcover w’ithin the buildable area, <br />exclusive of the necessary driveway hardcover.