03-13-1995 Council Packet - Laserfiche WebLink

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Zoning File #1929 May Ts, 1994 Page 3 virtually the same location, no nearer the lake and still averaging about 6’ from the east side lot line while maintaining 17’+ from the west lot line. The City would generally require that in these circumstances the new house be constructed with conforming setbacks. Applicant s reasons for the variance request include tree preser\'ation as well as maintaining the character of the neighborhood. Please review the applicant ’s hardship statement, E.xhibit B. • Lot Coverage/Hardcover Variances Lot coverase is proposed to reduce from existing 19.3% to 18.4%, where 15% is normally allowed. There is only a retaining wall in the 0-75 ’ zone, and in the 75-250 ’ zone hardcover will slightly decrease from 51 % to 49.3%. Absent a complete retaining wall plan for the new construction, it is possible that this may creep back up towards 50.0%. Given the topography of the site and the proximity of Highwood Road to the existing garage and gravel parking area, there does not appear to be any obvious e.xcess hardcoser which could be removed. Fortunately, the 0-75 ’ zone has almost no existing hardcover. • Average Setback is Conforming Although the survey suggests the existing deck extends further lakeward than the neighboring houses, the survey doesn^t show the upper level deck on the house to the east, and incorrectly shows the south wall of the westerly house as being funher north than it really is. That house lines up with the south edge of applicant ’s existing deck. No average setback variance is required. • Building Height Will Conform Staff has reviewed the building height in relation to pre-existing grades as required by the height ordinance and finds that the proposed struemre just means the 30 ’ limit if set at elevation 943.0. However, if final grading plan shows that the house must be set even 1’ higher to avoid 0-75 ’ grading io get drainage from the walkout level, then applicant would have to lower his 9 ceilings to avoid a height variance. • Grading and Drainage . j As of this writing, applicant has been asked to provide a detailed topographic grading and drainage plan showing the location and namre of retaining walls and grade changes necessary to accommodate the house. The house will in fact have to be set somewhat higher than applicant had initially intended in order to avoid 0-75 ’ grading, therefore the grading and drainage plan that shows how- impacts on neighboring properties will be eliminated is necessary before a building permit can be issued. However, staff is fairly confident that grading and drainage conce-Os can be worked out, as drainage will have to continue essentially in the amounts and directions it currently flows.