06-13-1994 Council Packet - Laserfiche WebLink

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Zoning File #1915 April 14, 1994 Page 3 Issues for Consideration 1.Review the recenilv improved homes on Highwood Road. Is the proposed impro\ement overly ambitious for the 16,546 s.f. property? Is the improvement consistent with the surrounding Highwood neighborhood specifically the lakeshore properties? Can the '’4’x'»7’ garage addition be reduced? It is possible the 10’ required side setback could be met or at least minimized if the width was reduced to 22 ’ to 24’. Although doors face the nreet safety will be increased because of the additional 10’ provided for cars backing out of garage having clear view of roadway. The majority of garages on Highwxxxl open out onto road. 2.Lot is consistent as far as topographic limitations forcing construction closer to roadway. The Citv has adopted setbacks from the top of bluff, the majority ot these properties could not be redeveloped or additions planned without variances. Can deck size ^ reduced in lakeshore yard pulling it further back from top of bluff? Upon your site inspection, review the defined bluff areas. It is difficult for staff to accept the upper level terraced yard as a bluff As structure will encroach closer to retaining walls, applicant will have to address the need to reenforce or install new walls. 3.The existing principal strucnire is approximately 16’ from the street lot line. The addition of the second level will have minimal impact on adjacent neighbors as both homes are placed far in front of existing residence. Note all side setbacks are met by existing principal strucmre. Overhang on east side will also meet required side setback. Note no increase in hardcover because it is being installed over an existing concrete walkway. If new foundation is proposed, should house be shifted closer to road? - how close? 4.No matter how the code is amended the basic definition of a bluff will not change the definition of the top of the bluff on this property. The proposed addition will encroach the required setback area. Will you grant a setback variance based on the umque physical characteristics of this property and the fact that the property is already developed with the house in place? How tar should deck be from top of bluff? Staff Reconunendation It is difficult for Planning Commission to act on any application involving bluff issues until the code is amended. We recommend that you table this application but provide clear directives to applicant so that the plan can be amended by your May meeting. The Planning Commission should address the following concerns: