05-21-2012 Planning Commission Packet

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1 threshold marginally found in areas near the wetland that cause this to be defined as a bluff" ■ "the area at the bottom of the bluff, often a concern for lakeshore bluff management, is not at risk for erosion from waves, ice or even standing water, as a result of thickly developed vegetation throughout the wetland area." Additionally, based on the suggestion of planning commission and city staff members, we have evaluated the alternative potential placements for a building site on the Lot: ■ Seeking a side lot variance toward the east would position the house closer to both an existing driveway located along the Lot boundary and the steeper area of the bluff and areas above the blufF,thereby worsening any potential concerns over erosion. ■ Seeking a side lot variance toward the west would position the house closer to the neighboring property's tennis court, which nearly touches (within 5 feet) the Lot boundary near the buildable area of the Lot. ■ Seeking an expanded front lot variance (beyond the reduction to 30' requested) would � position the house so near to the shared cul de sac and neighboring tennis court as to make it completely out of character with the neighborhood and a potential eyesore to adjacent neighbors. Forcing a house to be placed in this location effectively renders the Lot unbuildable. ■ Seeking an expanded front lot variance (beyond the reduction to 30' requested) would � position the house above the natural walkout grading of the Lot, thereby causing excess grading of soil and/or forcing the construction of an excessively tall house that could serve as a potential eyesore to adjacent neighbors that is out of character with the neighborhood. ■ Reducing the footprint of the structure to 1,500 s.f. in total (including garage), as proposed by city staff, would create a house dramatically smaller (less than half the size) than a�other home in the immediate neighborhood and/or force the construction of an excessively tall house that could serve as a potential eyesore to adjacent neighbors that is out of character with the neighborhood. As stated in our initial application, we are seeking approval of a variance request that meets the objectives of new regulations imposed after the Lot boundaries were established, while providing reasonable allowances for the uni•que circumstances to meet the intended and approved use of the Lot. The proposed-thoughtful positioning of the modest (approx. 1,600 s.f. main level, plus garage) house minimizes the potential for erosion by taking advantage of the stability from the unique driveway bed, the natural contour of the land above the bluff and the protective tree vegetation immediately below the driveway bed.