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Zoning File #1618 January 16, 1991 Page 3 The Planning Commission is asked to provide conceptual direction to the applicant regarding applicant's proposal to apply for 4 separate variance applications to allow the development of each building site. Some of the lots as combined will meet the required 1/2 acre in acre. Remember, total gross area above the Ordinary High water Mark is at 2.76 acres. The variance applications would involve excessive hardcover and lakeshore setback variances. Proposed Lot 1 (review Exhibit G) does not have a building envelope as it is completely located within the 75' setback area from both shorelines. Lot 2 will require not only excessive hardcover but lakeshore setback variance!. Lots 3 and 4 would require hardcover variances. The hardcover variances sought would be excessive. If access is to be achieved via private easement, the area of the easement must be excluded fron, the lot area. Per Section 10.03, Subdivision 6 (b) the areas divided from building site portions of lot must also by excluded. Lot area variances may be required for Lots 2 and 3. Unlike the PRD proposal of the recent summer, the severely limited building envelope cannot be employed to support building sites because the platted parcels require setbacks from lot line. The applicant has not submitted conceptual house plans for the sites but it would appear from the very defined roof designs shown on the preliminary plans and the given elevations that excessive amounts of fill would be eqi,;red to develop each site. Based on applicant's drawings it would appear that the building pads are located above the 931.5 elevation. The turnaround and looped entrance roadway are shown n site plan - how is applicant proposing to dedicate turnaround as public. right-of-way. In previous sketch plan reviews, the City has consistently advised that the most efficient way to develop the remaining property on Baldur Park penninsula would be through the PRD allowing for the clustering of homes within limited building envelopes. It was based on the uniqueness of the penninsula given the total gross area at 120,395 s.f. or 2.76 acres. It was understood that hardcover variances would have to be granted because of the limited building envelope of .5 acres and need to provide a legal access road. Issues for Consideration 1. Per Section 11.02, Subdivision 4 (c) and Section 11.33, Subdivision 4 noted above, can the City legally issue a building permit for a lot that does not have a legal approved access?