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i. The property currently contains an existing deteriorating retaining wall <br />system and stairway at the lakeshore. <br />t) The existing retaining walls are located within 30’ of the shoreline but do <br />not extend the ftill width of the property. The shoreline bank extends <br />approximately 18 ’ above lake level, and is exhibiting slump failure. <br />c. The proposed retaining wall system designed by American Engineering <br />Testing, Inc. has been appiovcd by the City Engineer from an engineering <br />standpoint. <br />d. The existing retaining wall system/stairway hardcover including a 43 s.f. <br />existing shed is approximately 2.5%. The proposed retaining wall <br />system/stairway/shed will comprise approximately 5.5% hardcover in the <br />0-75 ’ zone. The majority of 0-75 ’ hardcover is the retaining wall system. <br />e. The applicant has provided a suitable planting and revegetation plan which <br />compensates for the necessary removal of existing juniper type vegetation <br />along the lakeshore bank, which will be removed in order to facUitate the <br />retaining wall project. Further, the planting plan provides sufficient <br />varieties and quantities of shrubbery to provide adequate screening to the <br />new retaining wall system. <br />f Planning Commission finds that approval should appropriately be <br />conditioned on proper erosion controls, appropriate vegetation screening, <br />and a finite time period for completion of the project to minimize erosion <br />potential. <br />The Council finds that the conditions existing on this property are peculiar to it <br />and do not apply generally to other property in this zoning district; that granting <br />the variance would not adversely affect traffic conditions, light, air nor pose a <br />fire hazard or other danger to neighboring properties, would not merely sc^e as <br />a convenience to the applicant, but is necessary to alleviate a demonstrable <br />hardship or difficulty; is necessary to preserve a substantial proj^rty ri^t of me <br />applicant; and would be in keeping with the spirit and intent of the Zomng Code <br />and Comprehensive Plan of the City. <br />Page 2 of 5