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Zoning File #1968 September 15, 1994 Page 3 The DNR has been notified of the application and as of this writing has not submitted comments. Potential for Alternate Access Locations Staff has discussed with a number of potential buyers of this property the possibility of gaining access from adjacent properties rather than developing a new driveway on the steep roadside slope. Perhaps the most likely alternative would be a shared driveway with property to the west. However, staff is unaware whether the Bangert's have approached neighboring property owners regarding the possibility of such an access easement, and are led to believe the Bangerts would like to avoid a shared driveway. Issues for Discussion • Absent the access issue, is there sufficient hardship for granting the lot area and width variances? If variances were not granted, how would this property be used? • Should variances be granted for hardcover, tree removal and extensive grading in the 0- 75' setback zone? • From a "visual impact" standpoint, if the driveway is constructed, what specific plantings will be added to soften the impact of the retaining walls and remaining steep slopes? • The City Engineer's letter clearly shows great concern about the safety of this driveway and its impact on neighboring properties and the road, as well as slope stability concerns. Please review his comments. If the driveway proposal is approved, a revised plan addressing all the Engineer's concerns should be submitted by applicant and approved by the City Engineer before this is presented to the City Council. • If Planning Commission concludes that the negative impacts of this proposed driveway outweigh the justifications given for granting the necessary variances, what other options does the property owner have? Is Planning Commission interested in withholding approval until property owner or applicant have explored all other options? Is Planning Commission convinced that all other possibilities have been exhausted? • Please review the applicant's letter of request carefully. Options for Action 1. Recommend approval subject to the applicant providing a revised plan addressing the issues of concern noted in City Engineer Glenn Cook's letter of September 14, 1994.