Agenda Packet Cc - regular meeting 9/12/1988

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Zoning File #1311 August 11, 1988 Paage 2 of 3 If the Council continues to treat such rockbeds/permeable fabric as hardcover, the percentages are as follows: 0' - 75': 21.6% (1708 sq. ft.) ---' 75' -250': 28.2% (2493 sq. ft.) 3. The proposed addition encroaches approximately 10' additional distance past the average lakeshore setback line. However, due to topography and site layout, no lake views enjoyed by either adjacent property owner will be decreased due to the proposed addition. 4. The applicants have given no written justification or hardship for their request to expand the house toward the lake. Staff would anticipate that floor layout of the house, topography generally sloping eastward, and substantial natural screening along the west lakeshore, might all be suggested by the applicants as justification f,)r the request. 5. The current proposal would require a revision to the 0'-75' hardcover maximum previously approved for this property, since the existing house, proposed addition and lakeshore deck and stairs in total comprise a larger square footage of permanent structural hardcover than was previously approved for the 0'-75' zone. Again, the justification that was previously used, and which may still be valid, is that the bulk of the rainfall that hits the existing house and proposed addition generally flows or can be directed to flow eastward through the front yard area. DISCUSSION: As of this writing, applicants were out of town and could not be r4ached for discussion of the project. The previous hardcover variance review of this property was quite rigorous, and the applicants have included a letter from that previous application which states their position regarding hardcover. To date, the applicants have complied with the letter and intent of the 1985 variance approval. City Staff continue to support the concept that landscape beds underlain by permeable, geotechnical fabric certainly will meet the intent of the hardcover ordinance if properly used and maintained. The applicant is advised that the current City Council has taken a conservative position on the use of permeable fabric under landscape areas, and generally continues to treat such areas as hardcover, because it is virtually impossible for City Staff to enforce the maintenance of those areas as non -hardcover. Working under the assumption that the applicants' landscape areas with fabric are not hardcover, the current proposal results in an increase in hardcover in the 0'-75' zone over what was previously approved. Notwithstanding the hardcover issue, the proposal does ask for additional encroachment near the lake on the west side, within the 0'-75' zone. The City has generally encouraged property owners in similar situations to