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To: Planning Commissi-'n Members From: Michael P. Gaffron, Assistant Flanning & Zoning Administrator Date: August 1.1, 1986 Subject: #1060 J.F. Fleischhacker, 2775 Shadywood Road - Variance - Public Hearing Zoning District - LR-IB Application - Variances for hardcover, average lakeshore setback, structure in 0-75' setback zone. List of Exhibits Exhibit A - Application Exhibit B - Plat Map Exhibit C - Property Owners List Exhibit D - Survey Exhibit E - Proposed Deck Plans Exhibit F - Hardcover Calculations - rrEvr;c_ f� to-ls -Se_ Pertinent Facts: Hardcover 0-75' existing +/- 10 s.f. or 0.1% 0-75' proposed 276 s.f. or 3.7% 75-250' existing 6,253 s.f. or 38.1% 75-250' proposed 6,268 s.f. or 38.1% (with patio removal = 6,168 s.f. or 37.5%) Encroachment into 75' setback zone = 20' Average lakeshore setback encroachment = approximately 10' Discussion: Applicants wish to construct a two -level deck in their lakeshore yard in order to gain access from their upper floor level to the rear yard without blocking any windows, hence their proposed design with a stairway system mostly in the 0-75' setback zone. Please read applicant's letter of request. The structural encroachment into the 0-75' zone is about 201, and encroachment into the average setback zone is about 10' (based on the curvature of the lake). Applicant's letter indicates the deck is proposed to have non -hardcover surfaces underneath, and recent Council decisions indicate that 2nd-story decks witl �" board opening and permeable surfaces below will not be considered as hardcover. The portion of deck which extends into the average setback are- is proposed to be 31" above grade with a lattice skirt, and will surround 1-'ot' existing tree on the site. Staff's site inspection indicates that existing shrubbery somewhat screens the proposed decks from the most affected neighbor, and no substantial view encroachments will be sustained. Staff Recommendation: The question here really comes down to how much of an encroachment into the 75' setback zone is justifiable. The upper desk total area is over 400 square feet. The lower deck/landing is over 100 s.f. Any recommendation for approval or partial approval sl.,)uld make findings justifying the magnitude of encroachment allowed, and should define standards for the 2nd story decking if it is to be considered non -hard- cover, i.e. no future hardcover below or above deck, maximum 12:1 board width/space width ratio, minimim spaces �". a r.