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L <br />8.The graining of such variance will not merely serve as a convenience to the applicant, <br />but is necessary to alleviate demonstrable hardship or difficulty. <br />Due to the peculiarity of the configuration of the adjacent property to the south, the <br />subject property is subject to an interpretation of the average lakeshore setback <br />requirement that makes the lot unbuildable without the granting of variances. <br />Issues <br />1. The property meets all zoning requirements except average lakeshore setback. <br />The location of the residence immediately to the south results in the subject property <br />being essentially unbuildable without a lot area variance. <br />3. The bay window will not further encroach upon the average lakeshore setback or <br />diminish existing views. <br />4.An average lakeshore setback variance was granted in 1992 to allow the construction of <br />the new residence. At the time, hardcover was proposed at less than 25% in the 75' to <br />250 ’ lakeshore setback. <br />5.A small amount of hardcover exists in the O' to 75 ’ lakeshore setback, mostly due to the <br />retaining wall and steps leading to the lakeshore. A disproportionate amount of <br />hardcover exists in the 250' to 500' lakeshore setback due to this being the "panhandle" <br />portion of the lot containing the driveway. <br />6.The 27 s.f. .shed and deck located near the lakeshore appears to have ben built without a <br />permit or variances since the residence was constructed in 1992. <br />STAFF RECOMMENDATION <br />Staff recommends approval of an average lakeshore setback variance to allow <br />construction of a bay window 61.6' ahead of the average lakeshore setback line where the <br />existing residence encroaches 83' in ifont of the average lakeshore setback line and where <br />no encroachment is allowed. <br />Staff recommends that as a condition of approval, the applicant remove the non- <br />conforming 27 s.f. shed with a deck near the lakeshore prior to the issuance of a building <br />permit. <br />• Staff recommends approval of the application subject to the condition. <br />Attachments <br />U2320 Mitchell and Asia Gersovitc <br />having an interest in 3650 Casco Circle <br />Variance <br />1/20/98 <br />Page 4