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■4 <br />#2159-Jundt <br />August 14. 1996 <br />Page 2 <br />located just above the shoreline and about 150* south of the boat house; and a narrow stairv\'ay <br />traversing the slope approximately 100* north of the boat house, and which is virtually hidden and <br />unused at this time but also proposed for renovation. <br />The work proposed on the stairways is relatively minor in nature, and includes leveling and resetting <br />the existing stair slabs, plus replacing the existing metal handrails with a new decorative cast <br />aluminum handrail. The hidden stairway further north is also proposed to be leveled and reset. It <br />appears that with some minor work near the shoreline the northerly stair system would connect to <br />the flat terrace area on which the boat house is located (see Exhibit E). <br />Secondly, applicants propose to make major repairs to the existing "boat house". This structure is <br />in poor condition, likely due to a failing (or lacking) foundation. The proposed work includes: <br />- replacement of existing shingle roof with new cedar shakes and new eyebrow <br />window' <br />replace and modify virtually all existing windows and doors <br />- replumb existing structural frame and reclad with new clapboard siding <br />- pour a new concrete floor <br />- add a new concrete step <br />After discussion with the Building Inspections Department, it would appear to staff that this structure <br />is being virtually rebuilt from the ground up, absent saving the interior framing. This building is <br />actually not a "boat house" in the sense that it would shelter a boat, but is merely a small storage <br />building. It has no apparent architectural significance. City codes regarding such non-conforming <br />structures limit the degree of allowable repairs to 50% of the building’s value at the time it became <br />non-conforming (1975 or earlier). I this case the needed structural work would api^ar to <br />substantially exceed its current and former value (old City assessor's records do not even list this <br />building, much less establish a value for it). <br />The grotto structure is of a somewhat different character, how ever. It is essentially an underground <br />room, built into the hillside and faced with a rock retaining wall. Its ftmction has not been discussed <br />bv the applicants but the work proposed for it is mainly cosmetic, including. <br />adding stucco interior wall and ceiling panels <br />adding a decorative light fixture <br />- restoration of existing wood doors <br />restoration of the existing stone retaining wall <br />I