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FILE#16-3877 <br /> November 15,2016 <br /> Page 2 of 8 <br /> Staff agreed and after consulting with the City Attorney it was recommended that the <br /> developer apply for a `blanket' average lakeshore setback variance on behalf of the owners <br /> of the seven lakeshore lots. <br /> This same issue was discussed during the more recent final plat approval for Tanager Estates <br /> and those lots were exempted from the average setback rules subject to a number of <br /> conditions related to the preservation of lakeshore views, which is the basis for the average <br /> setback ordinance. <br /> Review of Potential Average Lakeshore Setback Impacts <br /> Please review the sketches (Exhibits D) depicting the house locations reviewed with the <br /> Mooney Lake plat. For a majority of the lots the likely house sites are relatively limited, <br /> but in some cases shifts of a few feet or many feet forward or back are possible and could <br /> impact the average setback line for adjacent future homes. Note that each new home must <br /> meet the minimum setbacks of 100' from Mooney Lake, 30' from side lot lines, and 50' <br /> from the street lot line. <br /> Example 1: Lot 1 —The proposed house location on Lot 1 is approximately 220 feet from <br /> Mooney Lake and sits 40 feet above the lake. Based on the location of the home to the <br /> immediate east in Plymouth, there is no encroachment or potential encroachment of the <br /> average setback,and this house location does not impact lake views enjoyed by neighboring <br /> lots. A lakeward shift of the house site on Lot 2 could slightly impact the views for Lot 1. <br /> A southward shift of the house site on Lot 1 could result in an average setback encroachment <br /> for Lot 2 <br /> Example 2: Lot 2—On Lot 2 the proposed house site is just below the top of a steep slope <br /> about 30 feet above the lake and 200 feet from the shoreline. Placing the house any further <br /> lakeward would start to encroach the average setback line and would require extensive <br /> grading or filling of the slope. Septic sites are also a limiting factor. It is not likely that this <br /> house would move nearer the lake, but if it did so there could be a slight impact on lake <br /> views enjoyed by Lot 1. <br /> Example 3: Lot 3—The proposed house location is about 150 feet from Mooney Lake and <br /> is quite restricted due to the wetland in the southwesterly half of the lot as well as by septic <br /> sites locations. As proposed,the house encroaches past the average setback line as defined <br /> by proposed house locations on Lots 2 and 4,but the encroachment will have no impact on <br /> lake views enjoyed by those two adjacent lots due to the curvature of the shoreline and <br /> differences in elevation. Even if the home on Lot 3 was pushed up against the 100-foot <br /> lakeshore setback line (which would be a significant encroachment of the average setback <br /> line)there would be no impact on the adjacent Lots' views of the lake <br /> Example 4: Lot 4 — The proposed house location on Lot 4 is very near the road, <br /> approximately 400 feet from Mooney Lake. A graded house pad is proposed. The plan for <br /> this site leaves a long expansive lakeshore yard between the house and the wetland abutting <br /> the lakeshore. As proposed, the house site on Lot 4 somewhat impacts the average setback <br /> line for Lots 3 and 5. The relative distance between homes and the shape of the lakeshore <br /> here means that no lake views enjoyed by Lots 3-4-5 will be affected by other homes. If a <br /> purchaser of Lot 4 was to opt to build further east on the site,ignoring the proposed building <br />