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EXISTINGTiT <br />ALLOWED PROPOSED <br />S.F.S.F. (%)S.F. (%) <br />I <br />HARDCOVER <br />0-75’ <br />75-250’ <br />250-500’ <br />1,491 (5.7%) <br />11,450 (18.2%) <br />2,500 (6.3%) <br />0 (0%) <br />15,725 (25%) <br />12,000 (30%) <br />1,965 (7.6%) <br />11,494 (18.3%) <br />No Change <br />3. In conjunction with the greenhouse development, <br />applicants are proposing some minor regrading and a 30" <br />stone retaining wall at the top of the steep lalceshore banlc. <br />This wor)c is intended to redirect drainage away from the <br />ridge of the slope in order to preserve that slope. A <br />draintile is proposed to collect runoff between the house <br />and the steep banlc in the 0-75* zone, and transport that <br />runoff to a wet well in the 75-250’ zone where it will be <br />dispersed below grade, with an overflow to grade in the 75- <br />250’ zone. This drainage concept has been briefly reviewed <br />with the City Engineer and he has requested some additional <br />detail but feels the proposal generally should be <br />acceptable. <br />4. Applicant was also aslced to provide some elevation views <br />and cross sections to help in visualizing the degree of <br />impact the 55* setbac)c will have from the la)ce. Due to the <br />topography and low profile of the greenhouse, that visual <br />impact may be minimal. Applicant was also made aware of the <br />City ’s concern regarding 0-75’ building additions that <br />encroach closer to the shoreline than the existing house. <br />5. Technically, an average la)ceshore setback variance is <br />required. However, the most affected neighboring residence <br />is more than 200* away and this greenhouse will have no <br />impact on lake views enjoyed by that property. <br />Discussion - <br />This is an approximately 3 acre parcel, and the majority of <br />runoff from the house and driveway areas already flows generally <br />away from the eastern shoreline. The proposed tile/wet well <br />surface drainage system would appear to compensate for not only <br />the proposed additional hardcover, but may help to decrease the <br />impact of existing runoff flows. <br />The applicants have stated that the grading work directly <br />east of the existing house and proposed greenhouse is to help <br />redirect drainage and provide additional suppo ’-t for the steep <br />slope area. Some slumping apparently is already occurring, as <br />can be witnessed by a dip in the hedge line at the ridge. <br />The applicant ’s stated intent is to preserve the existing <br />vegetation on the steep slope. Planning Commission may wish to <br />address the potential for screening the retaining walls to <br />minimize its visual impact from the lake. <br />The applicants have noted that other than the existing house <br />and existing embankment walls in the 0-75’ zone, there is very <br />little additional hardcover which could conceivably be removed to