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Zoning File #1627 <br />January 11, 1993 <br />Page 3 <br />Planning Commission's optional courses of action include the <br />following: <br />1. Approve wall system as is, with the removal of decks but <br />retaining the stairways as proposed. <br />2. Require modification of the walls for aesthetic purposes <br />to allow better screening. <br />3. Require removal of the walls and deck in their entirety, <br />leaving merely the stairway, applicant to find some other <br />method of bank stabilization besides retaining walls. <br />4. Other. <br />Approval of the request as proposed (with no modification of <br />the walls, decks to be removed, stairs to remain) should be subject <br />to the following conditions: <br />1. Planting schedule shall be adhered to and completed <br />within 12 months of completion of the retaining wall <br />modifications. <br />2. Hardcover variance granted only for the retaining walls <br />and the walkway/stairway system, as well as the 40 s.f. <br />of deck near the house. (Option: require that deck near <br />the house be modified to eliminate all portions <br />encroaching in the 0-75' zone). <br />3. Recommend Council adoption of "automatic lot area <br />variance" resolution (see 3/12/91 memo). <br />4. Applicant to obtain necessary after-the-fact building <br />permit prior to modification of the retaining walls and <br />stairway system. Further, applicant shall obtain the <br />necessary after-the-fact building permits for the <br />additions to the residence (which the Building & Zoning <br />Department has determined meets all pertinent zoning <br />standards). <br />5. Applicant shall agree to hold the City harmless from any <br />liability if the retaining wall fails at some time in the <br />future. <br />Note that applicant did pay the after-the-fact fee for this <br />variance request. <br />ch