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compensate for the proposed addition. There is an existing <br />stairway for lakeshore access, and there 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 perc�-,:,tage in the 0-75' zone. <br />Staff Recoa endation - <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 r1ral,, <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 th, lake than, the existing <br />house, but this occurring only at t.,e 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 />one 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 wi:.h 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 />