03-19-2007 Planning Commission Packet

Home Browse Search

� � FILE 06-3246 ' November 20,2006 Page 4 of 5 Issues for Consideration Retention of slied in the 0-75 foot zone: When renioval of the exisfing hoi.ise is proposed, a variance applicltioii is reviewed as if the lot were vacant. Generally all accessory structures must be reinoved. If an accessory strucri.ire complies with applicable regulations and the � propei�ty would comply with applicable regulations iii soine circunistances the accessory struchire may remain. Staff would not reconunend approving a liardcover variance to allow tliis shed to remaiii. Average lakesl�ore setback: Because of the sewer lines that cross the property tlie proposed house caimot be simply moved north to tlus setback. Staff iiivestigateci the possibility of relocating the sewer�liize and found it would be aii enormous unciertaking. Relocating a sewer line is more difficult than installation a new sewer line since it is impossible to shut down the Iuie. Staff discovered that in addition to the gravity sewer luie that serves this propei�ty and other properties along North Shore Drive tliere is a pressure sewer line that carries the sewage froin the gravity line and from the sewered portion of the City to tlie west. This sewage phis some from the local line wouid l�ave to be trucked from Orchard Beach � Lane and the propei�y to a point along North Shore Drive east of Highwood Lane wlule the new sewer lines were coruiected to the existing lines. Relocating the lines would involve as many as four properties. The property ov�mer at 4209 North Shore Drive (the property to the west)has expressed concern about loss of views. Because the basenient floor of the house on the property to the west is roughly at the same elevation as the fust floor of t�ie proposed house the degree aiid extent of the obstniction is different on each level of the neighbor's house. To assist the Conunission, Staff prepared diagrams showing the approxiinate sight lines fiom each level. The Commission may want to consider if some types of encroaclunents (a deck off the main level for example) might be more acceptable than other types (a two-story portion of the house). The Coinmissioii should consider if the house should be redesigned to utilize more or alI of the area between the sewer easemeiit aiid the average lakeshore setback so tlie encroachmeiit ca.n 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 zone is 27.6%. Tlus would be about 550 square feet less tlzan proposed. The sewer easement . does prechide placing the house closer to the road. If the house were sllifted north to the average lakeshore setback about 200 square feet of driveway could be elinunated. Driveway hardcover could be reduced by changing the garage door to face toward the road and reversing the plan riglit to left. The garage would be 200 feet from North S11ore Drive and 20 feet below it so the overhead door would not be visible fi•oin the street. This would also reduce the encroaclunent iiito the Average lakeshore setback by about five feet. It inight help resolve some of the grading issues. The Coirunission should coiisider wliat is the appropriafie level of hardcover in the 75 to 250 foot zone. Overall hardcover: The total hardcover proposed is aUout 440 square feet inore tlian total hardcover periiiitted. Reinoval of the slZed wotild reduce this to 323 squ�re feet. The Coirimission should consider if it is appropriate to hold the fotal hardcover on the property fo no more than the total allowed hardcover.