03-28-1988 - Agenda Packet City Council - regular meeting

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Zoning File #1223 March 8, 1988 Page 8 of 8 A3 we have stated before, given that the environmental impacts are neutral, Council and Planning Commission should consider this application based on the visual impact of the project on the character of the neighborhocd, remembering that the applicant certainly has a hardship to the property in that some degree of excavation work is necessary to restore the lakeshore bank. Planning Commission and Council must determine whether or not it is appropriate based on the restoration method proposed to allow additional excavation all the way to the house. Regarding the related issue of a deck on the lakeside of the house, applicant proposes a 5'x29' deck area located at the existing grade, which would be 3' above the proposed grade. There would appear to be no significant view encroachment on neighboring properties' views of the lake, however a variance would technically be required for the encroachment in the average lakeshore setback, since the dec': would need a railing. The increase in hardcover in the 0-75' zone with this proposed deck would be from 19.95E existing to 21.361, if the deck near the lakeshore remains in place. The net hardcover increase in the 0-75' zone would be approximately 79 s.f. or about 1.41%. Planning Commission previously recommended approval of a ground -level deck for the property, subject to removal of the deck at the lakeshore. Staff would note that applicant does not wish to remove the lakeshore deck because it is still functional, and suggests that the foundation of that deck structure gives the existing bank some added stability, considering that this is one of two areas where erosion did not occur (the other is under the stairway structure). City Engineer Glenn Cook feels that the stability is enchanced due to the depth of the posts and Oe_ fact that they are structurally tied together as a unit, but the decking itself may be of little consequence. Planning Commission and Council are left to determine whether the advantages or the deck structure outweigh the effects of the hardcover increase of 1.41% (or increase of 0.64% if the deck stays but the concrete half -circle iof questionable value) is removed). Applicant's grading plan would change slightly if the deck was removed. The point appl ican : makes in his letter regarding decks not being valid hardcover is a concept we have reviewed before but hive never accepted f,-)r various reasons.