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#2370 -O'Keefe May 14, 1998 Page 6 in granting the magnitude of variances requested? Is there a basis to suggest that the hardcover overall should not be increased above the current square footage on the site (approximately 6,765 sf)? 2. Is it appropriate to allow grading within 5' of the lot boundaries and within the 0-75' zone to lower the hill 2-3'? The grading appears to amount to taking 2-3' off an area 50x100' and filling from 2' to 5' deep on the road side of the house to make a larger level building pad; the total amount of earth movement would appear to be in the 500-1000 cubic yard range, a portion of which is required to protect the house foundation. It is a close call as to whether a CUP is needed merely based on excavating in excess of 500 cy; a key factor should be the potential impacts on drainage. The plan appears to not direct new flows toward the neighboring properties. It would also be helpful to know whether the grading plan requires any importation or exportation of fill, or if it's balanced between cuts and fills. Any approval should require the standard erosion control requirements. 3. Is there sufficient justification to allow excavation in the 0-75' zone to create a walkout? Please review the minutes from the prior variance approval, and the included Comprehensive Plan review and excerpts. Staff Recommendation 1. Staff recommends approval of a hardcover variance for the southerly 0-75' zone to accomodate a driveway. The variance to allow 40% hardcover in the 75-250' zone for a complete rebuild is not necessarily in keeping with the City's normal practice of holding new construction to a higher hardcover standard than when an existing home is added onto. The primary factor that supports some degree of hardcover variance is that the 75-250' zone is reduced in size by having lake on both ends of the lot. The fact that so much hardcover will be required to accomodate a side loading garage suggests that hardcover might be reduced by having an end-load garage, but due to topography it would have to be at a lower level to end up with a reasonably sloped driveway. Planning Commission must weigh all these factors in reaching a recommendation. 2. Because of the loss of mature trees in the 0-7 5' zone, staff has difficulty recommending approval for lowering the hill. Conceptually, this proposal to help limit the potentially imposing impact of this residence on the neighborhood is a positive step, but the need to change the natural look of the 0-75' zone to accomplish that, is the problem. If Planning Commission recommends approval, it should be subject to City approval of the grading and drainage plan to ensure no impacts to neighboring properties, subject to a confirmation that cuts and fills are balanced to limit the importation/exportation of fill, and subject to erosion controls.