Agenda Packet Cc - regular meeting 7/11/1988

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Zoning File #1278 Page 2 of 2 Discussion In 1977, a former owner of this property applied for and received a varivnce to construct an attached garage, which was completed, and received approval to construct a 12' by 12' free-standing deck, which was never constructed. When those variances were granted, the City was not reviewing hardcover in nearly as much detail as is done today. There is no indication that ar.y spec "ic percentage of hardcover was ever approved. The current proposed construction is all more than 75' from the lake. There is no significant hardcover in the 0-75' zone. The hardcover in the 75-250' zone includes an excessively large driveway area that is entirely gravel, only a portion of which appears to be driven on often enough to eliminate all vegetative growth. There are also substantial areas of decorative rock beds underlaid by plastic. Hardcover on the property also includes a 16' by 24' concrete patio at the lower walkout level. Staff feels that in order to approve the hardcover created by the deck, it would be appropriate for Planning Commission to recommend that specific portions of the driveway gravel and a large percentage of the plastic areas be made non -hardcover, as indicated in Exhibit H-2. This will decrease the final 75-250' hardcover to just over 38% .rather than the 46% that would be maintained under applicant's propoeal. Regarding the average lakeshore setback encroachment and diminished views, the neighboring residence to the east is somewhat higher in elevation, hence a deck with 36" railing will have only a minor effect on those views. However, any future enclosure of this deck to make it a covered porch, would have a significant effect on those views. Staff Recos ndation Staff recommends approval of the hardcover variance and average lakeshore setback encroachment, finding that the effect of the additional hardcover created by the deck can be reduced by eliminating various other hardcover on the property, and finding that based on topography in the neighborhood, the proposed deck and standard 36" railing will have no significant effect on views enjoyed by the neighboring property owner at 4480 North Shore Drive. Staff would recommend the following conditions on that recommendation for approval: 1. Removal of existing hardcover in the amount of 1,003 s.f., leaving a final approved hardcover in the 75-250' zone of 4,915 s.f. or 38.2%. 2. Applicant is advised that Enclosure of any portion of this approved deck that will encroach fast the existing sightline from the property at 4480 North Shore Drive, as defined by the existing corner of the apf 1 icant's house, will require a formal variance application.