05-15-2006 Planning Commission Packet

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,� � Pat McNaughton . Apri15,2006 � , Page 2 e) With regards to the 25%haxdcover limit in the 75-250' zone, it would be prudent to show a proposed house location in order to establish the actual buildability of the new lakeshore lot, given the constraints of lot area, lake setbacks, street setbacks, etc. that result in a some�vhat oddly-shaped buildable envelope. If the potential conforming house locations and required access location result iri the need for driveway hardcover that eats up an inordinate portion of the 75-250' hardcover allotment,that might be a basis for a 75-250' ha.rdcover variance. However,I would not expect the Council to formally mant such a variance unless you or a buyer have a detailed proposed house design and site plan for them to review. It seems more likely that, if a hardcover variance is potentially warranted, that you would gain an acknowledgement by the Council that a hardship exists tliat might warrant some level of hardcover variance if requested by a firture buyer. fl Average setback is normally defined by a line between the adjacent lakeshore homes on either side. Because there is an adjacent home on only one side,the normal standard would be that your home can be no closer to the lake than the home on the one side. To place a house on the new lot closer to the lake than that neighboring home would requixe an average setback variance. The key determinant for such a variance is whether that neighbor's views of the lake are blocked by your house location. It would seem that due to the curvature of the shore,you could place a house closer to the lake and have no blockage of the easterly neighbor's lake views, Based on the above discussions,the following is a brief summary of the submittals that would be required for this application(I believe you have the appropriate application packages): 1. A single Gertificate of Survey showing Lot l,Block 1 and Outlot A of Blue hill and Lot 1, Block 2, Dragonfly Hill. The survey should include topography; the � required building setbacks;the 75' and 250' lake setback lines; confirmation of the lot area of each parcel; proposed driveway access location; and both the `existing' and `proposed' legal descriptions. 2, A completed subdivision application form with property owners list(350'), plat ' map and labels obtained from Herulepin Couniy. 3. Completed va.riance application form and hardship statement describing the need and the basis for the lot area variance request for each of the two resulting lots. 4. Narrative describing the potential need and reasons for average setback variance, 75-250' hardcover variance, and 250-500' hardcover variance. A site plan with a conceptual house plan, showing sidewalks; decks, driveways, etc, would be usefiil to illustrate the variance situatiori.