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Staff Recommendation <br />In summary , Planning Staff recommends the following : <br />09-3428 <br />14 October 2009 <br />Page 5 of 5 <br />1. Denial of the hardcover variance and structural setback variance to allow the foot <br />bridge . <br />2 . Approval of the conditional use permit subject to the MCWD requirements for the <br />stream bank stabilization and the City Engineer's recommendations . <br />3 . Approval of the lot area variance conditioned upon the combination of the 4 lots into <br />one tax parcel prior to the issuance of a building permit and compliance with the <br />wetland buffer requirements. <br />4 . Denial of the proposed creek , side and street setback variances as proposed . The <br />footprint of the proposed home should be reduced in an attempt to meet some or all <br />of the setback requirements particularly the creek setback. <br />5. Approval of some level of hardcover variances as the Planning Commission deems <br />appropriate in conjunction with the following : <br />a . Reduct ion or reorientation of the size of the home to reduce the hardcover <br />within 75' of the creek . <br />b . Reduction of the proposed patios and vehicle courtyard as the Planning <br />Commission deems appropriate . <br />1) Provision of mitigation measures including rain gardens and or <br />native vegetation areas between the home and the creek . <br />2) Patios , sidewalks , courtyard and driveway to be constructed using <br />pavers . <br />Planning Commission should discuss the 5 points and make recommendations specific to <br />each and provide clear direction to the applicants. Staff recommends that Planning <br />Commission table the application to allow the applicants to make the appropriate changes to <br />the plan .