11-20-2006 Planning Commission Packet

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: - . � FILE 06-3246 . . . . • November 20,2006 . . Page 4 of 5 � �Issues for Consideration � Retention of shed in the 0-75 foot zone: When removal of the existing house is proposed, a � : variance application is reviewed as if the lot were vacant. Generally all accessory structures must be removed. If an accessory structure complies with applicable regulations and the , ' property,would comply with applicable regulations in some circumstances the accessory . �° structure may remain. Staff would not recommend approving a hardcover variance to a11ow : this shed to remain. . . • : Average lakeshore setback: Because of the sewer lines that cross the property the proposed house cannot be simply moved norkh to this setback. Staff investigated the possibility of ' relocating the sewer�line and found it would be an enormous undertaking. Relocating a sewer line is more difficult than installation a new sewer line since it is impossible to shut down the line. Staff discovered that in addition to the gravity sewer line that serves this ; . - - ' property and other properties along North Shore Drive there is a pressure sewer line that � . carries tlie sewage from the gravity line and from the sewered portion of the City to the west. This sewage plus some from the local line would have to be trucked from Orchaxd Beach � Lane and the property to a point along North Shore Drive east of Highwood Lane while the new sewer lines were connected to the existing lines. Relocating the lines would involve as many as four properties: The property owner at 4209 North Shore Drive (the property to the west)has expressed � concern about loss of views. Because the basement floor ofthe house on the property to the west is roughly at the same elevation as the first floor of the proposed house the degree and extent of the obstruction is different on each level of the neighbor's house. To assist the Commission, Staff prepared diagrams showing the approximate sight lines from each leveL � The Commission may want to consider if some types of encroachments (a deck off the main level for example) might be more acceptable than other types (a two-story portion of the � house). The Commission should consider if the house should be redesigned to utilize more or all of the area between the sewer easement and the average lakeshore setback so the , encroachment can be eliminated or reduced. _ Hardcover variance: It appears hardcover will be more than 33.2 percent when the 250 foot line is corrected. The average for lots with 10,000 to 15,000 square feet in the 75 to 250 foot - zorie is 27.6%. This would be about 550 square feet less than proposed. The sewer easement � . does preclude placing the house closer to the road. If the house were shifted north to the � average lakeshore setback about 200 square feet of driveway could be eliminated. Driveway hardcover could be reduced by changing the garage door to face toward the road and reversing the plan right to left. The garage would be 200 feet from North Shore Drive � and 20 feet below it so the overhead door would not be visible from the street. This would . also reduce the encroachment into the Average lakeshore setback by about five feet. It might � help�resolve some of the grading issues. The Commission should consider what is the appropriate level of hardcover in the 75 to 250 foot zone. � Overall hardcover:. The total hardcover pr.oposed is about 440 square feet more than total hardcover permitted. Removal of the shed would reduce this to 323 square feet. The Commission should consider if it is appropriate to hold the total hardcover on the property to no more than the total allowed hardcover. •