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#2547 Kimberli & Willi Abbott <br />470 Big Island <br />Variance/CUP <br />November 9, 1999 <br />Page5 <br />Staff Recommendation <br />Staff recommends as follows: <br />1. Approval of land alteration CUP and variance for retaining walls and stairway to remain, <br />subject to: <br />a) Removal of all decks except portions necessary as walkways between stairways. <br />Also, removal of any retaining walls serving merely to support the deck. <br />b) Modification of retaining walls to eliminate all portions in excess of 3-4' high, <br />and to result in terrace widths not exceeding 3'. The intent is to create terraces that <br />can be suitably planted to screen the wall system. Applicant to submit revised plans <br />for City Engineer and Planning Commission approval of additional walls to be <br />constructed between remaining walls. Applicant to provide registered professional <br />engineer certification for the retaining walls. <br />c) Maximum allowed width of remaining walkways and stairs is 4'. <br />d) Applicant to submit a planting schedule to provide for vegetative screening of the <br />remaining retaining walls. Such schedule shall detail the type, location, number and <br />size of plantings. Planting schedule shall be adhered to with completion of plantings <br />within 12 months of completion of retaining wall modifications. <br />2. Approval of a hardcover variance only for the retaining walls and 4' walkway/stairway system <br />(final hardcover percentages to be determined when revised proposal is submitted/approved). <br />3. Applicant to obtain necessary after-the-fact building permit prior to modification of the <br />retaining walls and stairway system. <br />4. Deck near the cabin shall be modified to eliminate encroachment into the 0-75' setback zone. <br />5. Applicant to obtain after-the-fact permit for cabin additions constructed without permit. <br />6. Recommend Council adoption of "automatic lot area variance" resolution in conjunction with <br />resolution of after-the-fact variance/CUP/building permit application. <br />Options for Action <br />Planning Commission may recommend approval subject to staff receipt and approval of design plans <br />as specified in item 1 above prior to scheduling this for Council action; OR Planning Commission <br />may table this item pending receipt of plans for Planning Commission review. Tabling will require <br />an extension of the 60-day review period because there is no December Planning Commission <br />meeting.