11-19-2007 Planning Commission Packet

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r `j � FILE«zoning_file» cPC_meeting_date» Page 3 of 3 Is there something about this lot that requires the proposed level of hardcover? The Commission might want to consider typical ways hardcover can be reduced: • Place the house farther from the lake than required. This narrows the view of the lake, especially if the houses on both sides are closer to the lake than the proposed house. The house could be shifted about ten feet farther from the lake, which would reduce hardcover by about 150 square feet. While the houses to either side are at the same approximate setback,the view to the northeast may be seasonally impacted by a two level boat house on the adjacent property. • A common arrangement on lakeshore lots that are partially within the 250 to 500 foot zone is to place a detached garage on that portion of the lot in place of the third or fourth attached garage stalls. That arrangement would be possible on this lot (see Exhibit G). This would reduce hardcover by perhaps 400 square feet. • Construct a two-story house. The applicants indicate they may be caring for their elderly mothers so wish to have"one-level living". This is a laudable goal. However the floor plan has only one bedroom, the master bedroom, on the main level. The Commission may wish to ask the applicant if the house will have accessible features. . ! Orient the gaxage to minimize the size of the driveway. For aesthetic reasons side load garage is preferred to a front load garage. But it usually requires more haxdcover. The proposed garage stall closest to the road is only 18 feet deep so it will be the two stalls closest to the house that will be for everyday use. The City Engineer indicates it will be difficult to get a full size vehicle into the sta11 closest to the house and close to impossible to get any vehicle out of it. Additional driveway area will be required. It may be possible to reduce the width of the driveway near the outlot to offset this increase. Are there any other issues or concerns with this application? Staff Recommendation Planning Staff recommends denial based,on the following fmdings: � 1. While the lot is of unusual shape, it is conforming for width and area. 2. Because of the unusual situation that a portion of the driveway within the 75 to 250 foot zone is within an outlot, the property is actually allowed more hardcover than it would be if the driveway was entirely within the lot. 3. The applicants have failed to demonstrate than it would not be possible to make reasonable use of the property without the variance.