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FILE # LA23-000062 <br />17 June 2024 <br />Page 2 of 7 <br /> <br /> <br /> <br />Practical Difficulties Analysis <br />Applicant Submittal Information: The applicant has provided a practical difficulty analysis identifying the stability <br />of the bluff as a concern driving the need for the stair design and the retaining walls at the lakeshore. The <br />applicant has not identified practical difficulties sufficient to support the placement of the new shed ±5 feet from <br />the OHWL. Their supporting documentation regarding Practical Difficulties is included with Exhibit C; the applicant <br />should be asked for additional testimony regarding the application. <br /> <br />Planning Staff Practical Difficulty Analysis: Regarding practical difficulty, practical difficulties are not met to <br />support the variances for the new lakeside shed. The applicant has not provided sufficient detail to confirm the <br />replacement is in-kind and the Code provides for a lock box storage structure near the lake. <br /> <br />Conditional Use Permit Analysis: <br />The applicant has provided a wall plan (Exhibit E) and a <br />cross-section drawing (Exhibit F) illustrating the <br />placement of the new walls along the shoreline above <br />the rip-rap. The applicant provided documentation about <br />the slope stability from a professional engineer based on <br />assumptions about the soil information provided by the <br />applicant. The soil information should be verified. <br /> <br />Further, the engineer should confirm that the proposed <br />walls are necessary and the least impactful solution for <br />the preservation of the slope, i.e. an analysis ruling out <br />the feasibility of a less intensive improvement, <br />vegetative solutions should also be provided. At one <br />point the applicant indicated the slope would be seeded <br />with the “low mow fescue mixture” pictured on the right. <br />The applicant should confirm the vegetation/seeding <br />plan for the slope. <br /> <br />Section 78-1680 and 78-1700 – Hardcover Calculations: <br /> <br />Stormwater <br />Overlay District <br />Tier <br />Total Area in <br />Zone Allowed Hardcover Existing Hardcover Proposed Hardcover <br />Tier 1 25,288 s.f. 6,322 s.f. <br />(25 %) <br />3,291.8 s.f. <br />(13%) <br />3,569 s.f. <br />(14.1%) <br />*The submitted hardcover calculations were edited by staff (Exhibit O). <br /> <br />Applicable Regulations: <br />Hardcover within 75-foot setback (Sections 78-1680) <br />A new, 165-square-foot shed is proposed to be placed approximately 2-4 feet from the OHWL. To comply with the <br />terms of his mortgage financing, the applicant stated that he removed a previously existing metal shed from the <br />lakeshore. He did not apply for a demolition permit nor request a city inspection of the shed before its removal. <br />Unfortunately, the city’s records reflect a pump house in this location with an approximate footprint of 28 square <br />feet (see Exhibit G). The applicant provided photos of the shed included within the site photos (Exhibit M). <br /> <br /> <br />9