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- FILE#05-3136 <br /> 17 February 2006 <br /> Page 3 of 5 <br /> Average Setback Anllysis <br /> � Applicant has located the house so that its greatest encroaclunent past the average setback <br /> line is 100', defined by the two adjacent lakeshore homes (1910 Heritage Drive to tlie <br /> east, 1950 Heritage Drive to the west). Based on discussions at the September 26 and <br /> October 10 Couiicil nieetings, he has located the house to meet an average setback line <br /> defined by the immediately adjacent hoine to the east, and the second adjaceiit home to <br /> the west (1900 Shoreline Drive). The basis for this is that the Coward residence at 1950 <br /> Heritage Drive is located approximately 200' fiu•ther back from the lakesliore than the <br /> neighboring homes along Shorelii�e Drive, being the anomaly among lakeshore lots in the <br /> neighborhood. Further, Mr. Coward has suggested�liat a location fiu�ther froin lus home, <br /> as is now proposed, would help inaintaui open space in lus inunediate neighborhood. <br /> Likewise, the Charriers at 1910 Heritage have suggested that the previous proposal <br /> placed the Broitzman house in a position where it overlooked and overwhelmed their <br /> back yard, again having a negative inipact on the open space character of the <br /> neighborhood. Planning Commission should review the newly proposed house <br /> placement, confirm that the adjoining property owmers find this acceptable and <br /> . appropriate, and make a reconuuendation to Council. <br /> Driveway Relocation <br /> Applicant is proposing to remove the existing driveway to Shoreline Drive and create a <br /> new driveway to Heritage Drive. at the rear, similar to the layout of his two adjacent <br /> � lakeshore neighbors. The proposed driveway meets the City's 26' wetland setback that <br /> was in effect at the time this application was made. Relatively minor grading is required <br /> to accommodate tlus proposed driveway location. Construction of this driveway, as it <br /> was part of the �application for the rebuild on the site, does not trigger the need for <br /> creation of a wetland buffer which would make its construction more di�cult, as this is a <br /> "Preserve" FAW Classification that would require a 35' buffer if triggers are met. <br /> Future Detached Garage _ <br /> Applicant has indicated that he eventually intends to replace the existing detached garage <br /> at the rear of the propei�ty with a new larger detached garage, accessing the new driveway <br /> aild including a second level storage or workspace. Per Zoning Code Section 78-1434(2), <br /> that garage will have to be no greater than 1,000 s.f. footprint, because the lot is less than <br /> 2 acres in area. Additionally, because this is a"through" lot,per Section 78-1431(1),this <br /> garage inust meet principal stiucture setbacks. Finally, per Section 78-1432, no permit <br /> can be issued for this garage Luitil tlle new principal struchue exists on the site. Tl�e City <br /> policy on this is that tlie new principal st�ucture will be considered as existing when ifis <br /> fiaining has beeii completed. <br /> It should also be noted that adding the detached garage into the initial application would <br /> bring the new wetland orduiailces into play for the initial application; at the time the <br /> detached garage is forinally applied for it may trigger the establislunent of wetland buffer <br /> if that proposal exceeds 50 cubic yards of earth moveinent, since it definitely would meet <br /> the other 2 conditions to be considered as having the "potential to adversely impact a <br /> wetland" as defined in Section 78-1601(4). <br /> 3 <br />