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Zoning File #2135 May 7, 1996 Page 4 Is there any hardship or justification to allow the proposed hardcover increase in the 0-75' zone? Is there any hardship or justification to allow hardcover on the property to exceed the 2,724 s.f. that this property would normally be allotted? Would it be appropriate to lini i 0-75' .'.ardcover to the exiting 1,195 s.f., and limit total hardcover on the property to 2,724 s.f.? Average Setback Both the existing house and proposed additions encroach the average lakeshore setback by approximately 32'. The average setback line is drawn from the adjacent residence at 1545 Long Lake Boulevard to the residence to the west which accesses from North Farm Road. Neither of the adjacerit residences wall have significant lake views impacted by the proposed construction. Bluff Impacts Per Exhibit L, just the westerly end of the existing/proposed hou.se is situated on a bluff by definifion. The midpoint of the property meets the 30% slope/25' rise criteria for a bluff, but the east and west ends of the property have an average slope less than 30%. The impacts of the new' con.struction are mainly visual impacts as viewed from the lake, and there is little existing vegetation on the lakeside of the house to soften the visual impacts. Further, because the yard quickly drops away from the house on the lakeside, it mav be difficult to establish the degree of vegetative screening which could help reduce the impact of the additional facade created by the second story. The project as propo.sed will involve additional fill within the bluff impact zone in order to accommodate the new driveway. A detailed grading plan would be required prior to issuance of any building permits for this property, and erosion controls would be needed during construction. Septic System Requirements Applicants have provided a septic system design sufficient for one system for a three-bedroom heme. However, no alternate drainfield site exists on the property. This property is within the "North Long Lake" area proposed for construction of municipal sewer m the near future, perhaps as early as 1997. If sewer was not on the horizon, staff could not support the expansion of this house from two bedrooms to three bedrooms absent an alternate site. An option for Planning Commission to consider is that such expansion not be allowed unless/until municipal sewer becomes available.