04-15-2002 Planning Packet - Laserfiche WebLink

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C. The grade of the slope from the toe of the bluff to a point 25' or more above the Ordinary High Water Level averages 30% or greater; and D. The slope must drain toward the water body. The portion of the property where the house is located meets all 4 criteria, or is located within the 30’ top of bluff setback. The ground elevation drops only 2’ where the lakeside building addition is proposed. The City Engineer has reviewed the plans and has commented the proposed additions to the building do not present any concern: from an engineering perspective. Mr. Kellogg did state silt fence shall be instal led lakeside of the home prior to any construction or site grading. The MCWD will also have the same requirements and require permits of their own. A large wetland is located at the base of the bluff area, between the actual lakeshore and the house. The wetland basin covers approximately 5 acres in area. The actual drainage from the house enters the wetland prior to entering the lake. Review of Hardship Bluff Impact The applicants have provided a hardship statement that is attached as part of Exhibit C. The hardships noted are 1 ) a ten plus acre of land should have a practical building area; 2) the present home was built in a legal location prior to the bluff ordinance; 3) the site does not drain into the lake but rath.'*- to the wetland; 4) topography of the lot uniquely restricts the ability to make an addition onto any part of the building; and 5) no addition could be built on the house that would not fall within the impact zone. The fact that the house was built prior to the adoption of the current bluff standards is in fact a consideration whether to allow the building to be expanded. I he house was built meeting all requirements in 1984. If the property were redeveloped there is a reasonable building envelope on the property, however since the building is being preserved with only additions placed on the structure it is impossible to improve the property without variances. The site is over 10 acres in total area. 1 he additions are small in comparison w ith the actual size of the property. Many lakeshore lots in the City are much smaller. A 300 s.f addition, like the proposed lakeside addition, would have a much larger impact on a bluff in areas of much higher density. Any future subdivision of the property would be very diflicult due to the limited land available outside of wetlands and bluff. Any new building construction would be required to meet all current standards. Side Setback The applicants have stated their hardship for justifying a 9.5’ side setback variance for the garage is necessaiy for a reasonable change to the house. Additionally, stvme the hardships noted above within the Bluff Impact Hardship Statement may apply. Stair $ perspective on the side setback variance would be the existing building does meet the required 30' side setback (34.7’ to the side lot line). Any addition that would create a side setback encroachment for the principal buildi.ig would be inconsistent with the development patterns