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#2159-Jundt <br />August 14, 1996 <br />Page 3 <br />Hardcover <br />Applicants' hardcover calculation worksheet indicates that the vast majority ot hardcover in th: 0-75 <br />zone (including the east shoreline and west shoreline ot the propertv ’) 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. Statf has left a <br />message with the project manager requesting clarification of the hardcover calculations. <br />Issues for Discussion <br />1.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 serving 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 />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 />\\hile applicants have not proposed removal of any vegetation related to this project, what <br />veizetative screening might be appropriate to add. if any, to mitigate the impacts of the <br />retaining wall (or the boat house if proved)? <br />WTiat 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? <br />J <br />1 <br />1