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The adjacent residence to the north is on higher ground, and may currently enjoy minimal views <br />over the existing residence, which may be reduced by the second story addition. However, the <br />main views of the lake for that house are to the east and are not affected. Existing mature <br />vegetation and the change in grade already act to limit the neighbors ’ views hrnce it is unlikely <br />that average lakeshore setback is a significant issue for this property. No neighbors have <br />indicated a problem to staff as of this writing. <br />A hardcover variance is not required for the addition which lies in the 250-500' setback zone. <br />Even though the proposed hardcover in the 250-500 ’ setback zone is 25,586 s.f. (34.3%) over the <br />allowed 22,314 s.f. (30%), the applicant has not used all of the 13,573 s.f. (25%) in the 75-250' <br />setback zone. The City docs allow credit for unused hardcover allotment to be transferred to <br />zones further from the lake. This is referred to as transfer of hardcover allotments from zone to <br />zone. (See Exhibit G). Therefore, a hardcover variance in the 250-500* setback zone is not <br />required. <br />This lot is a lakeshore lot and is sewered. The sewer line is located on the lakeside of the <br />rcjidence and is not an issue with this application. (See Exhibit E). <br />This property has made improvements since 1970. A variance was granted in 1986 for <br />construction of a non-rental guest apartment that is attached to the residence. Another variance <br />and conditional use permit were granted in 1986 for average lakeshore setback to construct a <br />gazebo, tennis court and associated fences. The conditional use permit was for grading work and <br />retaining walls constructed customar>- to tennis court construction (in excess of 100 cubic yards). <br />Statement of Hardship ; <br />Tl)e applicants have included their statement of hardship in Exhibit F. The applicants should <br />also be asked for their testimony regarding this issue. <br />Issues for Consideration ; <br />1. Arc any neighbors ’ views of the lake negatively impacted by construction of the second story. <br />2. The residence was built in the early 1970's in its present location, prior to current zoning <br />ordinances but genet ally in compliance w ith all current codes. <br />3. Structural lot coverage is not an issue w ith the property consisting of over 3 acres. <br />4. Other issues raised by the Planning Commission. <br />Staff Recommendation : <br />Staff recommends approval of the requested variance for average lakeshore seiHack. <br />MOI-7665 Y* A Architects for Cten and Marilyn Seison <br />500 Tonkawa Road <br />Variance <br />S/15'2001 <br />Page 2