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#05-3159 4017 North Shore Drive <br /> January 12,2006 <br /> Page 2 <br /> . <br /> Background <br /> The applicant requests lot area and lot width varia.nces to replace the existing residence on the <br /> property with a new hoine and detached garage. The site is located just east of Highwood Road, <br /> and has a relatively steep drop at the proposed house location about 60'-80' back from North <br /> Shore Drive. The proposal includes a two-story walkout, with an apparent 4' x 18' underground <br /> tunnel option for connecting the house to the detached garage. <br /> A proposed grading plan has been subniitted that has been reviewed and found acceptable by the <br /> City Engineer. Staff has reviewed the building height and finds the plans conforming to the <br /> standard height limitation of 30' and 2-1/2 stories. Hardcover in the 75-250' zone is proposed at <br /> 24.78%,just meeting the 25% limit. A 6'x8' shed near the shoreline in the 0-75' zone shows up <br /> on the existing survey; if that shed still exists, it must be removed as part of this approval. The <br /> driveway and sidewalks have been confirmed to just ineet the minimum dimensions established <br /> in Resolution No. 5179. <br /> The proposed garage is being considered as detached, because its connection to the house is <br /> entirely below grade. As a side-loading detached garage, on this lakeshore lot it is allowed to be <br /> located in the street yard, 10' from the side lot line and 10' from the street lot line. The gazage <br /> shown on the survey is 845 s.f. in area; applicant was recently advised that this garage must be <br /> reduced to no more than 750 s.f. or it will have to meet a 15' side setback per Section 78-1436. <br /> Applicant has agreed to reduce the garage to 750 s.f., and will be providing a revised plan <br /> indicating a smaller garage. <br /> Approval of this variance request should be conditioned on that reduction, and also that no <br /> above�round connection between the house and �ge can ever be made; the premise is that this <br /> would make the garage attached, in which case both the house and garage would have to meet a <br /> 35' street setback. <br /> LOT ANALYSIS WORKSHEET <br /> Lot Area/Width: <br /> LR-1B Lot Area Lot Width <br /> Required 43,560 s.f. (1.0 acre) 140' <br /> Actual 27,595 s.f. (0.63 acre) 102' @ shoreline; 111' @ 75' setback <br /> Structural Covera�e: Allowed= 15%; <br /> 3360 sf house+ garage + lst story deck/27,595 sf= 12.2% <br /> Including huinel: 3360 + 72 =3432 sf/27,595 sf= 12.4 % <br />