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Zoning File #2135 <br />July 11, 1996 <br />Page 3 <br />of years in the future, hence they are balancing the cost of pump out vs. the cost of replacing <br />the system. Staff finds this part of the proposal reasonable from the standpoint that we are <br />concerned that the existing system likely would be contributing to the degradation of Long <br />Lake should it again be subjected to full family usage. Conversion of the existing septic tanks <br />to a suitable holding tank system may be as simple as plugging the outlet, or in fact may <br />require replacement with a sealed tank in order to ensure its viability. The cost of the former <br />action is probably less than $100; tank replacement would likely be a $2,000 project. <br />Items for Discussion <br />1. <br />f <br />Is construction of a second story' above the e.xisting one story residence, located 49* <br />from the shoreline where a 100 ’ setback is normally required, acceptable to the Planning <br />Commission? <br />Is the proposed 8 ’ street setback for the attached garage acceptable as compared to the <br />0.5 ’ street encroachment of the existing detached garage? <br />Is there justification for granting an intensification of the 32 ’ existing/proposed average <br />lakeshore setback encroachment by adding a second story? <br />Does the applicant’s hardcover proposal for 1,185 s.f. (6.73%) in the 0-75 ’ zone, and <br />1,467 s.f (13.46%) in the 75-250' zone, meet Planning Commission’s hardcover goals <br />for this property? <br />Does Planning Commission have specific concerns regarding the additional structure or <br />fill that will be needed within the bluff impact zone in order to accommodate the <br />proposed construction? <br />6.Does Plaruiing Commission accept applicant’s proposal for conversion to a holding tank <br />and placement of covenants regarding the number of bedrooms, as sufficient to keep this <br />property from becoming a potential burden to the City and to this neighborhood via <br />future septic system concerns? <br />Staff Recommendation <br />A recommendation for approval, partial approval or conditional approval should clearly define <br />the hardships and justification for each of the variances (see Nancy Gawron’s letter. Exhibit D).