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The Planning Commission should consider the following issues : 1. Will the proposed home be compatible with the surrounding neighborhood ? 2. What is the impact of the creek setback variance on hardcover? 3 . How does the size of the proposed home impact location as it relates to the setback variances as well as the hardcover variances? 4. How may the hardcover impacts be offset? The applicants have proposed native plantings in conjunction with this project between the proposed home and the creek. Precedent has been set regarding approval of the requested lot area variances . The City routinely grants these types of requests when no other land is available for acquisition, the lot was legally created prior to adoption of the current zoning standards, and a house existing on the lot when the current zoning standards were adopted . Planning Staff recommends the following : I. Denial of the hardcover variance and structural setback variance to allow the foot bridge. 2. Approval of the conditional use permit subject to the MCWD requirements for the stream bank stabilization and the City Engineer's recommendations. 3. Approval of the lot area variance conditioned upon the combination of the four lots into one tax parcel prior to the issuance of a building permit and compliance with the wetland buffer requirements. #09-3428 MICHAEL AND MARILYN HUTHW AITE, CONTINUED 4. Denial of the proposed creek, side and street setback variances as proposed. The footprint of the proposed home should be reduced in an attempt to meet some or all of the setback requirements particularly the creek setback. 5. Approval of some level of hardcover variances as the Planning Commission deems appropriate in conjunction with the following: a. Reduction or reorientation of the size of the home to reduce the hardcover within 75 feet of the creek . b. Reduction of the proposed patios and vehicle courtyard as the Planning Commission deems appropriate. I) Provision of mitigation measures including rain gardens and/or native vegetation areas between the home and the creek. 2) Patios, sidewalks , courtyard and driveway to be constructed using pavers. Jeremy Steiner, Attorney-at-Law, stated the applicants do not believe any significant changes to the footprint or orientation of the house are warranted or appropriate. Steiner stated the standards for granting a variance have been met based upon their hardship statement. Variances allow flexibility from the City 's zoning ordinances when a lot is developed prior to the adoption of certain ordinances. This lot