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F <br />r ■ <br />I <br />Zoning File #1692 <br />October 14, 1991 <br />Page 2 <br />Applicant's Stated Bardshlps/Onusal Property Conditions <br />1. <br />2. <br />Due to contour of the lake, a corner of proposed addition <br />falls within 0-75' setback area. Existing living area of <br />house falls within 0-75' making it impractical to add on <br />outside 0-75'. To tie into existing home and preserve <br />architectural style requires nlnor enroachment of 0-75'. <br />Site is long, steeply sloping lot requiring a large driveway <br />surface to access house. We propose to reduce by rebuilding <br />garage at higher elevation. Existing home built within 0- <br />zone. <br />Issnss to Consider <br />1. <br />2. <br />3. <br />4. <br />Is the proposed 493 s.f. xeduction in 75-250' hardcover a <br />sufficient justification to allow a 136 s.f. hardcover <br />increase in 0-75' zone? <br />Does the pre-existing location of the house provide a <br />reasonable hardship to justify a 90 s.f. portion of the <br />addition to be located within the 0-75' zone? <br />Could the additions be redesigned to eliminate any new <br />structural encroachments in the 0-75' zone? <br />Are there items of existing structure or hardcover in the 0- <br />75' zone that could be eliminated to result in no 0-75' <br />hardcover increase? <br />Dlscassion <br />The existing house is perched on a terrace level about 15' above <br />Maxwell Bay. The proposed garage revision is Intended to make for a <br />more functional garage access. The existing driveway is fairly steep <br />near the house. <br />Where the additions encroach the 0-75' zone, mature trees dot the <br />slope in the 0-75' zone, such that during the summer leaf-on <br />conditions, the 0-75' addition will be barely visible from the lake. <br />As you stand at the site of these additions, the lake is perceived to <br />be perhaps 150-200' distant due to extensive wetlands (see 1989 air <br />photo). It is not known whether these wetlands will disappear as the <br />current near-normal lake level conditions persist. <br />Lot coverage by structures is about 5% and not an issue. The <br />average setback line is far lakeward of the house due to a curved <br />shoreline. Average setback is not an issue. <br />— - ^