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#2547 Kimberli & Willi Abbott 470 Big Island Variance/CUP November 9, 1999 Page4 In spring 1993 staff met with McCloud's representatives on site, but no further activity occurred. Staff letters to McCloud in 1994 and 1997 yielded no action. The pending sale of the property now provides the City with an opportunity to resolve this long-standing violation. Review of Current Application The Abbott application is simply a request for retention of the walls and stairway. Their request does not clearly specify whether they will accept removal of most of the decking, and the current application does not provide the plans that were required per the 1993 Planning Commission direction. It would be inappropriate to merely require removal of portions of the deck system without having information confirming that the deck removal will not have negative structural effects on the retaining wall system. The need for the retaining walls is apparent; the bank is steep, it eroded in 1987 and would likely continue to do so absent some form of retention system. The need for the stairway is also apparent; again, the bank is steep, and the City has long acknowledged that lakeshore properties with steep shorelines should be allowed a means of pedestrian access to the shoreline, subject to keeping such access stairs limited in width and visual impact. No need or hardship has been demonstrated for the extensive decking in the 0-75' zone, in staffs op1ruon. Hardcover Review The original surveys in 1991 indicated 0-75' hardcover of 1,315 s.f. or 10.1 %. Staffs 1991 review indicated it slightly higher at 1,408 s.f. or 10.9%. The structure reductions proposed in the City Engineer's letter of3-11-91 would result in a reduction to approximately 419 s.f. or 3.2%. Hardcover in the 75-250' zone is approximately 8%, well under the 25% limit for this zone. See Exhibit F4b. Cabin Addition The 20'x30' cabin addition constructed without permits meets all required setbacks. Staffs recollection is that the foundation and underpinnings of this addition could not be suitably inspected, and the addition permit was never issued. A permit should be issued after the fact, with a disclaimer regarding the structural integrity unless suitable information can be supplied .. Lot Area Variance In 1983 each Big Island Record Lot was given the opportunity to be granted an 'Automatic Lot Area Variance'. McCloud returned the paperwork for this in 1985 but it apparently was never finalized. Staff recommends that the lot area variance be granted for this one-acre lot.