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Zoning File #2135 <br />May 7, 1996 <br />Page 3 <br />The west end of the existing/proposed construction is in a defined bluff area, <br />where no construction, filling or excavating would normally be allowed. <br />Setbacks <br />The setback to the lake is not proposed to change. However, a second story will be <br />constructed above the existing house, adding to the visual bulk of structure near the lake. <br />Based on the elevation views submitted with the application, only two stories will be visible <br />from the lake. This is not a basement walkout situation. No height variance is required, and <br />the strucn ’.re as proposed is not as towering as the Code might allow. Given the nearness to <br />the Itdce, does Planning Commission wish to consider limiting the height to two stories as <br />proposed, not the IVi stories the Code would allow? <br />The new house additions will be approximately 30' from the street right-of-way, which is not <br />out of character with other homes in the neighborhood. However, the proposed attached garage <br />will be only 1’ from the street lot line, and the attached nature of that structure may have a <br />visual impact of the entire structure being "right up against the road". While the proposed <br />garage is not large by today ’s standards, its location does not even meet the 10' minimum <br />setback that would be required on a lakeshore lot for a detached garage. Further, the proposed <br />garage location encroaches the required 30' side setback, and the neighbor to that side has <br />indicated an objection to such a setback. Can the proposed attached garage be relocated further <br />west on the property to meet a minimum 10' street setback and avoid encroaching the 30’ side <br />setback? Is there any justification to allow the variances as proposed? Assuming the garage <br />can be relocated, is there a hardship? <br />Hardcover <br />Hardcover is proposed to increase slightly in the 0-75' zone. Certain areas will be converted <br />from non-structural to structural hardcover, including the entire addition on the north side of <br />the house, as well as a deck over the existing 4' x 10’ sidewalk at the south side of the house. <br />Existing and proposed hardcover is as follows; <br />Area 0-75' = 17,600 s.f. <br />Area 75-250 ’ = 10,895 s.f. <br />Allowed hardcover = .25 x 10,895 s.f. = 2,724 s.f. <br />Existing:0-75 ’ = 1,195 s.f. <br />75-250 ’ = 887 s.f. <br />2,082 s.f. <br />Proposed:0-75 ’ = 1,280 s.f. <br />75-250 ’ = 1.783 s.f. <br />3,063 s.f.