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12-3544 ' , <br /> 15 February 2012 <br /> Page 4 of 9 <br /> (Staff also calculated the existing and proposed levels within the 75'-250'zone strictly for an "apples <br /> to apples"comparison. Staff removed the square footage of the area and the square footage of the <br /> shared driveway from the existing numbers resulting in an "apples to apples"existing square footage <br /> of 5,012 square feet(32goJ, or 672 square feet above the proposed level. See Exhibit G.J <br /> --------------------------------------------------------------------------------------- <br /> Rear/Street Setback Variance <br /> The proposed house will be located as close as 33.1 feet from the Ferndale Road property line; <br /> about 5 feet closer than the existing home. The LR-1A zoning district requires a 50 foot rear or <br /> street yard setback. The stone building is proposed to remain as it exists currently, 0 feet from the <br /> rear lot line and 22 feet off the paved,traveled roadway. <br /> Lakeshore Setback Variance <br /> The house is proposed to be set back 47' feet from the lake at its closest point which is a covered <br /> patio with deck above extending 7.1 feet from the home; the shoreland regulations require a 75 <br /> foot setback from the OHWL of the lake. As it is proposed, a 60 foot wide portion of the home will <br /> encroach between 1 and 28 feet into the 75-foot setback,this includes the lakeside deck. <br /> Average Lakeshore Setback Variance <br /> The subject property does not directly abut�'a residential lakeshore lot on the northeast side; <br /> Ferndale Road West right-of-way and Ferndale Marsh are the "neighbors" on the northeast. <br /> Average setback for this configuration is not addressed in the zoning code but is common <br /> throughout the City. In such situations we have consistently defined the required average lakeshore <br /> setback as being equivalent to the existing lakeshore setback of the single adjacent residence. The <br /> average lakeshore setback in this case is determined by the distance between the home to the west <br /> and the lake. The neighbor to the west is set back 76 feet from the OHWL. The proposed home on <br /> the subject property is as close as 47 feet to the lake. <br /> Hardcover Variance <br /> Hardcover in the 0 to 75 foot zone is currently 15.3%.The applicant is requesting 10% hardcover be <br /> allowed in this zone; all of the 1,299 square feet of hardcover proposed within the 0 to 75' zone will <br /> be structural hardcover. Within the 75 to 250' zone the applicant is proposing 28%a; 2,848 square <br /> feet (or 18%a) of this amount consists of structural hardcover. The remaining hardcover is driveway <br /> and walkways. <br /> Wetland Buffer Setback Variance <br /> According to the MCWD map (i.e. the City's official wetland map) there are two Preserve <br /> classification wetlands present on the home site portion of the property. The portions of the <br /> property across Ferndale Road are impacted by the larger Ferndale Marsh which is also a Preserve <br /> wetland. A 50 foot buffer and 20 foot structural setback from the buffer are required from Preserve <br /> wetlands. The survey incorrectly represents Wetland 1 as a Manage 1 wetland; therefore the <br /> relative buffer width shown is not accurate. It appears a portion of the proposed home (garage)will <br /> encroach into the required buffer setback from the western wetland (Wetland 1). It appears the <br /> garage encroaches approximately 14 feet into the required buffer setback. Additionally existing and <br /> proposed structures and hardcover which encroach into the required buffer will require mitigation <br /> of buffer area square footage as impacted. <br />