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compensate for the proposed addition. There is an existing <br />stairway for lakeshore accessr and thore are two terraced areas <br />with randomly spaced flagstones located in the 0-75* zone. Note <br />that on an overall basis, hardcover on the property is <br />substantially less than the allowed maximums, except for the <br />small percentage in the 0-75* zone. <br />Staff Recommendation - <br />Staff would recommend approval of the variance for average <br />setback, based on the finding that no lake views currently <br />enjoyed by neighboring properties will be reduced. <br />Staff would recommend approval of the conditional use permit <br />for regrading in the 0-75* zone including installation of a drain <br />tile/wet well system to transfer runoff from the 0-75* zone to <br />the 75-250* zone, subject to final detail plan approval by the <br />City Engineer. <br />Regarding the lakeshore setback variance. Planning <br />Commission in the past has adhered fairly consistently to the <br />position that no new additions should extend closer to the <br />shoreline than the existing house. The proposed greenhouse would <br />extend approximately 2* closer to the lake than the existing <br />house, but this occurring only at the very corner of the <br />greenhouse. Planning Commission could base approval of the <br />lakeshore setback variance on the location of the existing house <br />and the fact that the bulk of the proposed addition, except for <br />cne corner, is no closer to the lake than the existing house. <br />Regarding hardcover, Planning Commisison might consider <br />finding that the proposed drainage system transferring runoff <br />from the 0-75* zone to the 75-250* zone for dispersement , is a <br />suitable mitigation of the additional 1.9% hardcover in the 0-75* <br />zone. Alternatively, it would be consistent with past Planning <br />Commission policy to require removals of existing hardcover in <br />the 0-75* zone, resulting in no net percentage increase. The <br />fact that the majority of drainage from the house already drains <br />or can be directed to drain away from the eastern shoreline, <br />makes this property unique in that respect, and may be an <br />additional finding to support a recommendation for approval. <br />I