Agenda - Environmental Policy Board - 05/16/2016

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vegetation removal and shoreland alterations (grading and filling). The City,however,does not specify a setback requirement for the Shore Impact Zone. Observations/Alternatives: Variance Proposal The Applicant is proposing to construct a 720 square foot accessory structure within the fifty(50)foot Ordinary High Water(OHW) setback. In the location proposed,the southwest corner of the structure is 26.3 feet from the OHW and the southeast corner is 16 feet from the OHW line. The OHW line is located at an elevation of 858.1. The location of the proposed structure is at a high elevation of 861.1 feet and the lowest elevation is 858.9 feet. The water's edge was recorded at an elevation of 857 feet on April 13,2016 per the Applicant's survey. The Applicant has stated that the proposed location provides an opportunity to preserve several of the properties 100+year-old oak trees-two of which are approximately 8 feet from the proposed structure-and that siting the structure further from the OHW setback would require the removal of several of these trees. Another limitation of the property,as noted by the property owner,concerns topography. Siting the structure within the lawn area near the home (outside of all setbacks and easements)would require"excessive fill'or would result in an "unmanageable driveway." Zoning Requirements The Applicant gave mention to an additional driveway that would provide access to the accessory structure from the west;however,the Site Plan does not include a proposed driveway. The R-1 Residential(MUSA)district does not allow for more than one driveway(unless it is a corner lot,which the Subject Property is not),and the Shoreland Overlay regulations prohibit driveways within the Shore Impact Zone when other reasonable/feasible placement alternatives exist. If no alternatives exist,a driveway may be placed within the shore impact zone but must be designed to minimize adverse impacts. (Sec.117-225 (g)(3)(b)). All other Zoning requirements appear to be met. During the Development Review meeting held on 05/10/2016, concerns were raised in regard to potential drainage issues and the likelihood of occurring during wetter than normal years. This was raised as a concern because there have been past examples in which the City had to rework and/or redesign grading to eliminate water issued in a basement and/or a septic system. It appears that siting an accessory building almost anywhere on the Subject Property would likely require a variance. Staff would be more supportive of the a variance to locating the accessory building nearer the front property line than to the OHW. Funding Source: All costs associated with this request are the responsibility of the Applicant. Action: Motion to recommend approval/denial of the requested variance. Attachments Site Location Map Site Plan Images 1-3