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Zoning File #2163 <br />August 15, 1996 <br />Paee 2 <br />W <br />Discussion <br />A. Average Setback. <br />The proposed revision from a slightly pitched roof to a deck with railing would appear <br />to have minimal impact on either neighboring propeny owner. To the south, dense <br />existing vegetation will screen the deck from the neighbor during the summer months. <br />Also, that neighboring house is significantly higher in elevation and its views likely <br />Vvould not be impacted by the deck. <br />The adjacent neighbor to the north would have virtually no views impacted by this <br />addition. <br />Based on applicants' submitted survey, the degree ol actual average setback <br />encroachment may be inaccurately defined because only the nearest portions of the <br />adjacent houses are shown. Relying on the topographic maps of the City, however, it <br />would appear that there may in fact be no average setback variance required, since our <br />policy is to measure from the points on each of the adjacent houses, that is closest to <br />the lake (see Exhibit ). There is too much vegetation at this time to accurately <br />determine the location of the neighboring house come'’ visually. <br />B. <br />C. <br />Lake Setback <br />The proposed deck encroaches 12' past Cm 75' lakeshore setback line. This constitutes <br />new construction in the 0-75' zone, ' .d therefore requires a variance. The impact of <br />this construction however may be rctatively minor, in that it merely revises an existing <br />pitched roof into a flat roof with deck above. The point at which the pitched roof abuts <br />the existing house is approximately the same height above floor level as the top rail of <br />the deck railing would be. It would appear that the greater visual impact from the lake <br />will be the additions happening outside the 0-75' zone. <br />It app>ears from the plans that new windows will be installed in the existing porch, but <br />the existing ceiling joists and foundation will reniain. <br />Hardcover <br />Technically, while there will be new structure in the 0-75' zone, there already is a one <br />story porcb in the area proposed for the new second story deck encroachment, hence <br />no new haidcover areas will be added to the property. Also note that the 0-/5' zone <br />contains a 9' x 30’ landscaped area constituting 270 s.f of hardcover which should be