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Zoning File #2072 <br />September 14, 1995 <br />Page 3 <br />City Engineer's Comments <br />The City Engineer in his letter of September 13th advises that the proposal to add an additional <br />course to the existing riprap, install sand behind riprap and plant native grasses, is acceptable <br />from an engineering standpoint. He also noted verbally to staff that the proposal to place <br />additional boulders to support existing walls may increase their longevity and is okay from an <br />engineering standpoint. <br />He also suggests that the concrete patio blocks be removed prior to installing the sand layer. <br />If not, that area should be considered hardcover (this would leave final hardcover at about 3,170 <br />s.f. or 12.5%). He also suggests that top soil may be more appropriate than sand for <br />establishing grasses and that erosion control should be installed along the areas to be graded, if <br />any. <br />Applicant's landscape architect, Dale Gustafson, has indicated that native grasses can easily be <br />established within the sand as proposed (see Exhibit E), and that near the dock area it is <br />proposed to leave approximately a 10'x20' area of sand exposed to provide a "beach" character. <br />Issues for Consideration <br />1. What is Planning Commission's opinion regarding the hardcover status of patio blocks <br />under 6-12" of sand? This generally would be considered hardcover under past City <br />practice. Ap:i:Hcant is willing to remove, but notes that they may provide some stability <br />in this area of ,10reline where waves apparently commonly surmount the height of the <br />riprap and wash into the flat walkway area ... <br />2. Does Planning Commission have any concerns about the width of the walkway to the <br />dock, which is proposed at 5' rather than the standard 4' width allowed by code? <br />3. Does Planning Commission have any other concerns about this project? <br />Staff Recommendation <br />Any recommendation for approval should address the removal of the deck platform, the addition <br />of a lateral v.·alkway ~long the shoreline leading from the existing steps to the new dock location; <br />and should .1ac'ress 1e prop0::;ed sand fill and new stone retaining wall support proposal. The <br />recommendation should also specify the hardships and justification for allowing the hardcover <br />variances as well as the variance (if one is granted) to the 4' stairway width standard and the <br />need for excess length to extend to the new dock location.