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Description of Request <br />The applicant proposes construction of a 12’ x 22’ addition to the existing attached garage <br />to the lakeside of the residence. The entire structure will be placed over existing hardcover. <br />As already ncred. the new addition, as with the existing residence, is located in front of the <br />average lakeshorc setback line. An excess of 6.3% hardcover exists within the 75-250 ’ setback <br />area. 1 he garage addition will not result in additional paved hardcover to support backing out <br />maneuvers froin garage. Applicant has not offered hardcover removals in exchange for the <br />increase of 240 s.f. of structural hardcover. Applicant ’s consultant has been advised to contact <br />applicant to determine if hardcover removals will be proposed. In reviewing the hardcover <br />inventory fact sheet, Exhibit E, applicant ’s consultant considered total lot area in original <br />determinations not realizing there were excesses of hardcover. <br />Hardship <br />Review Exhibit A. Applicant claims new Shoreland Regulati ons created need for <br />variance review. The specific ordinances that applicant seeks variances fr^m have been in place <br />since 1975. In observing the*property, staff would have the following comments: <br />The steep elevations and the dense vegetation minimizes any visual impact of the <br />proposed addition on the adjacent properties. As noted in earlier reviews, a lot with a <br />platted corridor has limited claim on a lakeshore view The lor to the north would never <br />be allowed under existing zoning standards. The unique topography of this property has <br />resulted in the majority of residential imprv^vements being developed in more gentle <br />sloped area located between two steep sloped banks. Hardcover within tlie 75-500 ’ <br />setback area is at 10,087 s.f. or 23.3%. <br />Issues for Consideration <br />1. Pending applicant ’s response to hardcover removal issue, are there areas of strucniral or <br />non-structural hardcover that can be removed from this property? Paving improvements <br />adjacent to garage are needed for safe vehicular use. In fact staff would suggest that <br />barriers be placed along the lakeside of the steep bank now that a garage itall will <br />require backing out maneuvers closer to lakeside. There may be improvements adjacent <br />to pool. <br />2. Pool and family room addition were insfallcd in 1983. At that time, water retention <br />areas of pools would not have been considered hardcover. Changes in policy would now <br />require that w’ater retention areas of pools be included as hardcover. <br />3. Note landscape areas with rock are not underlined with plastic or geotechnic fabric. This <br />includes the area to the lakeside of the residence beneath the deck and enclosed porches. <br />It may be possible to remove matching area of 240 s.f. of paved area adjacent to <br />proposed garage addition to the immediate east. Review Exhibit F. <br />If hardcover removals are to be included as a condition of variance approval, these <br />removals should be completed prior to the footing inspection for the new construction.