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F. <br />I. <br />While the second story addition and additions to the north side of the <br />house are substantially within the 0-75’ lakeshore setback zone, those <br />additions will not create any new rooms or walls closer to the lake than <br />the footprint of the existing house, and the proposed plans yield a <br />residence with a two story facade on the lake side and a one story facade <br />on the street side, thus limiting the visual impact of the addition in the <br />0-75' zone. <br />While a small portion of the property is defined as blufT and work is <br />proposed in the bluff impact zone, the visual impact of such work will <br />not be substantially different from the existing visual impact, and grading, <br />drainage and erosion controls must be addressed suitably before the City <br />will issue building permits. <br />Because the property will potentially be provided with municipal sewer <br />within one to two years, it is reasonable to allow conversion of the <br />existing non-conforming septic system to a holding tank system subject <br />to a pumping contract being provided to the City. Further, the fact that <br />there is a suitable drainfield site that could accommodate primary and <br />alternate drainfield systems for a two bedroom home, suggests that the <br />residence should not increase above the level of two bedrooms until such <br />time that municipal sewer is available to the property. A covenant with <br />such a restriction, and design revisions to eliminate a closet in the den <br />and remove the south wall of the den if not a bearing wall, are <br />reasonable conditions to protect the City and the future property owners <br />should sewer not be provided to the property. <br />Existing hardcover in the C-73 zone is 1,195 s.f. or 6.79%. The <br />proposed 10 s.f. reduction to 1,185 s.f in the 0-75’ zone, coupled with <br />an increase in 75-250' zone hardcover from 887 s.f to 1,467 s.f results <br />in a total hardcover on the property of 2,652 s.f This is less than the <br />25% hardcover allowance for the property in the 75-250’ zone of 2,724 <br />s.f, hence while a portion of the hardcover is in the 0-75’ zone, overall <br />hardcover on the property will remain at a justifiable level. <br />! <br />i <br />Page 3 of 9