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Zoning File #1566 <br />July 10, 1990 <br />Page 2 <br />lot line being the north lot line. In the LR-IB zone, the <br />required side street lot line setback is 35'. The existing house <br />is approximately 10' from the paved driving surface of Elmwood <br />Avenue on the north side of the house, and the addition will <br />similarly be approximately 10 or more feet from that road. <br />Absent the need for hardcover or lot coverage variances, <br />this lot is still limited by the location of the existing house <br />so near the roadway. Traffic heading southward then eastward <br />along Elmwood might perceive this house after additions as <br />substantially increasing in bulk near the traveled roadway, <br />although there is some minimal existing vegetative screening in <br />that area. <br />Because neighboring adjacent la>>eshore residences are much <br />nearer the lake than the existing house or proposed additions, <br />there is no average setback encroachment. <br />Staff Recommendation <br />Answering the following questions should help the Planning <br />Commission in determining an appropriate recommendation for the <br />proposed variance request: <br />1. Will the completion of the second story above an <br />existing substandard street setback increase the visual <br />density in the neighborhood? <br />2. Will the additional structure located 6.5' from the <br />side street lot line, have a detrimental impact on the <br />neighborhood? <br />3. Can the proposed westerly addition be constructed at a <br />location further from the side street lot line, or is the <br />existing house location sufficient justification for <br />allowing that addition as proposed? <br />Isv <br />• C-0