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#2159 - Jundt <br />August 14, 1996 <br />Page 3 <br />Hardcover <br />Applicants’ hardcov er calculation worksheet indicates that the vast majority of hardcover in the 0-75' <br />zone (including the east shoreline and west shoreline of the property) is in the public roads and <br />driveway entrances. The existing stairways, boat house, etc. account for less than 1% of the 0-75' <br />zone. <br />The hardcover calculations also include some entries which are confusing, such as showing an <br />additional 250 s.f of driveway, as well as varying numbers for patio deck, pathways and additional <br />retaining wall. .It is not clear from the plans where these hardcover increases are intended to take <br />place. Applicants or their representative should clarify the hardcover calculations. Staff has lelf a <br />message with the project manager requesting clarification of the hardcover calculations. <br />Issues for Discussion <br />1. <br />2. <br />4. <br />5. <br />6. <br />Given that the Shoreland Ordinance does not specifically limit the number of 4' wide <br />stairways that can be placed on a property, but realizing that more than one such stairway per <br />property may constitute excess hardcover, does Planning Commission have a concern about <br />the number of stairway systems serv ing this property? <br />Since the existing stairways traverse the slope at an angle rather than running directly to the <br />lake, does Planning Commission feel there is any justification to have applicant reroute the <br />stairways more directly to the lake? Or, is the potential visual impact of direct stairways <br />lessened by allowing them to angle through the wooded .shoreline? <br />3. Is there sufficient hardship demonstrated to justify the nearly total reconstruction of the <br />12'xl2' boat house, given its deteriorated condition and lack of architectural significance? <br />Are the mainly cosmetic changes to the grotto area and restoration of the adjacent rock <br />retaining wall of any significant visual impact? <br />While applicants have not proposed removal of any vegetation related to this project, what <br />vegetative screening might be appropriate to add, if any, to mitigate the impacts of the <br />retaining wall (or the boat house if proved)? <br />What specific hardcover increases are proposed? Are they justified by hardship? Is there any <br />hardcover in the 0-75' zone that can be removed to result in no hardcover increase?