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09-3417 July 20, 2009 Page 4 of 5 Average Lakeshore Setback The application includes a letter from the property owner to the south indicating no objection to the proposed additions. The applicants indicate they are attempting to reach the owner of the property to the north. A row of evergreen trees extends nearly the entire length of the north line of the property. Some are on this property; some are on the property to the north. Hardcover The increase in hardcover in the O to 75 foot zone should be evaluated as a variance. The Commission should consider if there are alternatives to the proposed hardcover. The new retaining wall is necessary to create a ramp to access the door on the rear of the third garage stall. If the front offset of this garage stall were reduced the length of the wall within the Oto 75 could be reduced or possibly eliminated. The usual argument for setback variances for decks is adjacency to the kitchen. Stairways from decks often provide lakeshore access from the upper level. Based on the floor plan shown on the designer's site plan the proposed deck is remote from the kitchen. No stairs are proposed. Currently the cantilevered area appears to be a three-season porch. This area would be opened up to the house and converted to year round living space. It appears to Staff that the deck is proposed to replace some of the functions of this porch. The hardcover changes in the 75 to 150 foot zone can be evaluated on a more practical basis in light of statutory limitations. Use of permeable pavement is not feasible. Staff is exploring other mitigation options. The driveway and some adjacent areas currently drain north to a swale on the adjacent property. The proposal would change drainage patterns. Notwithstanding the variance request, drainage calculations are required to demonstrate the rate of runoff to this property would not be increased. Are there any other issues or concerns with this application? Staff Recommendation Planning Staff recommends: A. Denial of the structural coverage variance. B. Denial of the lakeshore and average lakeshore setback and hardcover variances to allow the deck. C. Approval of a hardcover variance for the retaining wall in the retaining wall in the 0 to 75 foot zone only to the extent necessary after shifting the third garage stall east six feet and increasing the slope of the ramp area as much as is reasonable. (A revised plan with one-foot contours in this area will be required to demonstrate this.) D. Approval of the lakeshore and average lakeshore setback variances as well as the changes in the location and nature of non-conforming hardcover in the 75 to 250 foot zone to allow the garage, entry porch and half story additions. And