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#15-3789 November 19, 2015 Page 3 of 4 Lakeshore Setback Variance The existing house footprint is 49 feet from the lakeshore where the shoreline angles southwesterly on the west side of the house. The proposed main house structure will maintain this 49-foot setback. The proposed house addition will encroach the 75’ setback line just at its northwest corner, being 73’ from the shore at that point. The proposed deck will be 65.8 feet from the 929.4 contour. It has been relocated further east along the north side of the house to reduce its degree of encroachment of the 75’ setback line, as compared to the original deck layout reviewed by the Planning Commission. With the proposed house addition, a functional deck that does not encroach the 75’ setback would have to be located at the east end of the addition. Applicant notes this would not work well with the interior layout. Average Lakeshore Setback Variance Because there is no residence directly west of the property, the average setback line is defined as the distance from the shoreline of the house to the immediate east. That house is 68.7 feet from the 929.4’ contour, so any part of applicants’ proposed house and deck that is less than 68.7 feet from the shoreline is technically an average setback encroachment. Due to the shoreline contour west of applicants’ house, the average setback line cuts through the garage wing of the existing/ proposed house. This area does not impact the neighbor’s view and is visually inconsequential. A small corner of the proposed deck also will encroach past the defined average setback line (see updated survey), but again it would appear to not impact the neighbor’s views of the lake. Planning Staff Recommendation Planning staff recommends approval of the side and street setback variances. Additionally, staff would suggest that the average lakeshore setback variances are approvable given the nature of the shoreline and the lack of actual view encroachments resulting from the variance. With regard to the lake setback, staff supports the variance for rebuilding the residence within its existing footprint, as well as the minor encroachment of the house addition. However, the addition of a 10’x18’ deck of which approximately 2/3 will encroach lakeward of the 75’ setback line is worthy of further discussion. It is also noteworthy that the updated survey indicates the existing lower garage has a floor elevation of 931.3’, i.e. a few inches below the 931.5’ flood elevation. Rebuilding the house will require that the lowest floor elevation of the garage and basement levels be no lower than 932.5 feet, with no openings below 933.5 feet. Applicant is intending to re-use the existing garage wing as it is newer and has what he believes to be a stable foundation. The remainder of the foundation will likely require engineering review prior to its re-use. COUNCIL ACTION REQUESTED Council is requested to provide staff with direction regarding the variances for side setback, street setback, lakeshore setback and average setback. A resolution will be drafted reflecting Council’s conclusions. Optionally, Council could refer this back to Planning Commission given the new survey information; this would then be reviewed by the Planning Commission in mid- January.