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The proposed addition would add 1,446 sq. ft. more hardcover in the 0 ’-75 ’ setback. The proposed <br />additions in the 75-250 ’ setback would not require a hardcover variance. Generally, the City does <br />not approve additional hardcover in this setback. <br />Issues <br />1.The subject lot does not meet the minimum lot area requirements. The lot is wide, yet <br />shallow. The shallowness of the lot prevents it from having a suitable building pad because <br />it cannot meet the 75' lakeshore setback nor the 50' street yard setback. Any additions to <br />increase beyond the 871 sq. footprint to the house require variances. <br />The current one car garage encroaches on the right-of-way. The proposal does not <br />rectify this problem. <br />3.The lot is steep and a portion of the lot is considered to be bluff. A 30' setback is required <br />from the top of the bluff. The proposal encroaches into the bluff setback and further proposes <br />to change the grade on the lakeside of the residence to allow a walk-out patio. A conditional <br />use permit is required to alter the grade in the 0'-75' setback. <br />4.The proposed addition increases hardcover in the 0'-75 ’ setback where the previous variances <br />that were favorably considered added to the rear of the residence, away from the lake. <br />STAFF RECOMMENDATION <br />The subject property does have a hardship in that under current zoning regulations it would not be <br />considered a buildable lot. The shallowness of the lot creates a situation where the lakeshore and <br />street yard setbacks cannot be met. The bluff setback requirements further encumber this lot. <br />However, the proposal places the bulk of the addition in the lakeshore setback instead of away from <br />the lake and retains a substandard garage situation. Grading to allow a walkout patio on the lakeside <br />is also further disruption of the lakeshore setback. Due to the numerous issues with this application, <br />staff does not recommend approval as proposed and suggests that the applicant rework the plan to <br />reduce the impact on the lakeshore and the bluff. <br />Attachments <br />A <br />B <br />C <br />D <br />E <br />F <br />G <br />H <br />Letter to applicant <br />Application <br />Plat map <br />Architect's letter <br />Hardcover <br />Survey <br />Proposed Addition <br />Photos <br />I Floor Plans and Elevations <br />J Previously approved Proposal <br />page —3