11-17-2008 Planning Commission Packet

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� #08-3388 � November 17,2008 . Page 4 of 4 Issues for Consideration • If this lot was a more typical lot with 100 feet of lakeshore and the street opposite the lakeshore, the area within the 75 to 250 zone would be 15,628. This would allow 3,907 square feet of hazdcover. . The addition could be placed on the west side of the house. It would not encroach into the wetland building setback but would require additional hardcover for driveway. In pre-application meetings the applicant and the owners spoke of the difficulties of the existing structure. This information is not included in the Hardship Documentation Form. The Commission should ask the applicant about these difficulties. The Commission should discuss the size of the proposed addition and if it could be reduced in size and still accomplish the owners' goals. Staff is inclined to think that a 28 foot deep garage is larger than necessary. Staff would also note that if the 24 foot wide portion of the addition was offset toward the.street another two or three feet the amount of hardcover would also be reduced. . The survey shows a shed that is partially on the Hermans' property and partially on the adjacent property. The owner of the adjacent property (the City) intends to require the shed be removed from its property. If the shed is relocated to the property there would add around • 100 square feet of hardcover. � . Are there any other issues or concerns with this application? Staff Recommendation Planning Staff recommends: A. Approval of a hardcover variance conditioned on the following reductions in hardcover � from proposed levels: 1. The shed being removed from the property. 2. The proposed addition being reduced in size and shifted closer to Cherry Avenue. B. Approval of buffer averaging conditioned on: 1. The applicant providing a plan, acceptable to the City's wetland consultant, showing where the buffer averaging would occur. 2. The elimination of the front sidewalk's proposed encroachment into the 50' impervious surface setback. All subject to submission revised house plans and a grading plan reflecting a minimum • basement floor elevation of 932.5 and a lowest opening of 934.1.