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;-./ :J 2.4 The house design that the applicant is proposing for the site is a modified rambler with 1,937 square foot ofliving area on the main floor, 1,482 square feet ofliving area with a side walk-out on the lower level, and a three-car garage. The size and mass of the proposed house is similar to other homes and lot coverages in this neighborhood. The home design uses a side walk-out on the east to blend in with the topography of the property to the east. The garage is placed on the west side of the property and is set further back to allow for a longer driveway and a more gradual slope, which creates more impervious surface. The only alternative to reduce the driveway area is a tuck-under garage with a shorter drive-way. 2.5 A survey with current topography and a proposed grading plan was presented at the Planning Commission meeting. The applicant has also indicated that less then 2,000 cubic yards of fill will be removed from the site; however, no indication was given as to how much material will be moved/regraded on the site. The grading plan also shows drainage and the location of retaining walls. 2.6 Section 1016.26 indicates that the impervious surface of a site in a shoreland district shall not exceed 25% unless storm water is conveyed to an on-site or regional ponding facility. Section 1016.25(A)(2)(d) indicates that a permit from the City Council is required for any filling or excavating on undeveloped land zoned R-1 where the site is less than one acres and the proposed fill/excavation exceeds 2,000 cubic yards. Section 1013.02 outlines the procedure for considering a variance. 3.0 Staff Comment and Findings 3.1 In reviewing this request, staff made the following findings. 1. Since 1996, Section 1016.26 ofthe City Code has required a maximum impervious surface coverage of 25% of a site in the shoreland management district of Lake Josephine unless storm water is conveyed to an on-site or regional ponding facility. Storm sewer is located in Belair Circle and the parcel is a non-riparian parcel with indirect drainage to Lake Josephine through a series of retention ponds. 2. The steep road-side topography of the parcel creates a physical hardship for the applicant, as it requires regrading of the site and an extended driveway to reduce the slope of the driveway on the site. The regrading of the site will undoubtedly have an adverse impact on the lot's mature stands oftrees. 3. The existing topography of the site has been compared with the proposed grading plan, which will alter the elevations of the entire lot. The lot was approved in 1978, prior to adoption of the current shoreland management ordinance. The proposed grading plan shows that the majority of drainage will not be diverted to adjacent properties; however, this should be verified in the field at the time of construction. PF3086 - RCA (12/14/98) - Page 2 of3