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retaining walls and you will note that the house sits quite high <br />above the lake. The amount of hardcover associated with those <br />retaining walls, stairways, walkways and storage she, amounts to <br />only 400 square feet or 2.1% hardcover. <br />4. This property is bounded on the east by Camp Teko and no camp <br />buildings are visible from applicant's house. The proposed <br />revision L[ screen porch will encroach no further into the <br />existing vii%- line than the current structure, which generally is <br />screened so as to not be visible from the neighboring property to <br />the northwest. While technically a variance to average lakeshore <br />setback is probably required here, the proposal does not increase <br />the existing technical encroachment on that average setback. <br />5. There is a municipal sewer easement located approximately 10 <br />feet from the proposed screen porch location. The revised screen <br />porch will have no effect on that sewer line nor will it encroach <br />the easement. <br />Discussion <br />This project is for the most part a replacemen+- of existing <br />structure in kind, with very minor revisions from t'ie existing <br />layout. <br />Staff would <br />ask the Planning <br />Commission to take note of <br />the <br />landscaping changes proposed on the east and west ends of <br />the <br />house per Exhibits <br />F-3 and <br />F-4. Exhibit F-5 shows <br />the <br />relationship <br />netween existing <br />and proposed construction. <br />In <br />Exhibit F-6, <br />note that the proposed balcony deck already exists <br />and is merely <br />a replacement of <br />that deck. <br />Staff Reca endation <br />Staff would recommend approval of hardcover variance to allow <br />31.9% hardcover in the 75-250' zone, and would recommend approval <br />of the necessary average lakeshore setback variance, finding no <br />additional encroachment on any existing views enjoyed by <br />neighboring property owners. <br />2 <br />