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Zoning File #2163 <br />August 15, 1996 <br />Page 3 <br />removed. The area referred to is the plastic lying under the shrubs just north of the low <br />deck. <br />Finally, note that because the 75-250’ zone proposal met the 25% hardcover limit and <br />because there is no additional hardcover proposed in the 0-75' zone, the Building <br />Inspector felt justified in granting a permit for the work in the 75-250' zone, which is <br />underway. <br />Existing hardcover in the 0-75' per staff calculation is 9.3% (note that applicants' <br />submittal indicated a 7,500' 0-75' zone area, but staff calculates it at 8,336 s.f). This <br />includes the 315 s.f existing porch, a 192 s.f grade level deck, and 270 s.f of <br />landscape underlain by plastic. Based on the City's standard policy, the 270 s.f of <br />landscape area must be converted to non-hardcover, and that should be e condition of <br />any approval granted for this application. <br />The remaining question then is whether there is any other existing hardcover in the 0-75' <br />zone (or in the 75-250' zone, for that matter) that could be removed to mitigate the <br />overage in the 0-75' zone. Note that applicants just this spring removed a sidewalk in <br />the 0-75' zone, which was probably the only extraneous hardcover on the site other than <br />the large driveway parking area. <br />Issues for Discussion <br />1.Are there adequate hardships to support the average lakeshore setback variance, if in <br />fact one is needed? Will the proposed railing have a negative impact on neighboring <br />properties' views of the lake? <br />Does the replacement of a pitched roof with a deck and railing in the 0-75' zone have <br />any impact on the bulk of the structure as viewed from the lake? Does the conversion <br />from a pitched roof to a deck with railing constitute an intensification of structure in <br />the 0-75' zone? Is the lakeshore setback variance supported by adequate hardships? <br />3.Is this change in the nature of the hardcover an intensification of hardcover? Given that <br />no hardcover will be added to the 0-75' zone, what additional hardcover mitigation <br />should be required of the applicant in the 0-75' zone, if any? In the 7J-250' zone? <br />4.Does conversion of the existing porch structure add to the "permanence" of this non- <br />conforming portion of the existing residence? <br />1