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#669 Tonka Lake Properties Pays 2 Proposed Subdivision - PRD Any development, including the existing house, requires a hardcover variance for the driveway (and City street) to access the building site. The developer claims various hardships and propos:s various mitigating factors in his request for hardcover variances necessary to approve any construction on this property. Hardsh+o2s 1. Lake on 3 sides - peninsula location 2. Driveway and street must be located within 75' of shoreline and partially below 931.5 elevation in order to reach buildable triangle. 3. Only 18.5% of the site is above elevation 931.5 and 75' or more from the lake. 4. The existing substandard house location predates the current setback and hardcover regulations. Mitigating Factors 1. Site topography is such that most all drainage flows south so that even though the driveway is within 75' of the north shore, the drainage actually flows 85 to 190 ft to the lake. 2. Holding ponds are proposed to retain direct runoff. 3. The driveway will be relocated farther from the north shore, and resloped to assure drainage away from the near shore to the holding pods. 4. The total hardcover proposed is 16.8% of the gross land area. 5. Excluding driveway area, the structural hardcover is 6600 of, 29.8% of the buildable area(above elevation 931.5 and outside of the 75' setback area). The bottom line is that any development within the buildable area, even one house, will require hardcover variances for the driveway. And the amount of driveway hardcover required is not significantly different for one house than for 4 or 5. Thus the practical approach is to minimize this driveway hardcover consistent with access safety requirements, to redirect driveway runoff to the holding ponds and thense south to the lake the long way, and to determine reasonable density allowances by review of structural hardcover within the buildable area, exclusive of the necessary driveway hardcover.