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the 0-75 foot zone consists merely of the 30 foot x 8 foot deck. Hardcover in the 75-250 foot zone includes the house, sidewalks, garage (built as a result of a variance in 1979) and asphalt garage apron and a gravel parking area. Total 75-250 foot hardcover is 50.4%. Discussion - The addition proposed with the current application apparently has the objective of incrFasing the space within 2 existing bedro ,rs on the second floor. The space to be enclosed is currently usable as a second story deck area which will no longer function as such. The existing "wing walls" on either side of the enclosure location would serve to mask any view the neighbors might have of the lake and would already tend to encroach to some degree on light, air and open space enjoyed by the neighboring properties, hence no new encroachment would occur as a result of the proposed project. Staff would note that the elevation view and the cross section view of the bedroom addition are somewhat misleading in that the existing doorway and windows on the lakeside of the house do no match those shown on the plan, and the existing deck has no railing. Given the existence of a deck that was never approved and was apparently built without permits, staff would ask Planning Commission t(- consider what sanctions, if any, are appropriate in this matter. The following may be options to consider: 1. Approve the proposed addition and ignore t '^ , allowing it to remain with no further action. 2. neny the variance on the grounds that it wi: A to create a n(-ed for more open deck space somewhere_ �_lse on the property. 3. Approve the addition subject to removal of the deck and reconstruction of a 6 foot x 7 foot stairway as was originally approved by the City C^uncil in 1978. 4. Approve the addition subject to the applicant applying for an after -the -fact variance in order to al'ow consideration of retention of the illegal deck. Staff Reco endation Staff recommends approval of the proposed addition finding that th-re will be no significant new encroachment into any light, air or open space in the neighborhood and no added hardcover as a result of the project. The approval is for a side setback to allow a 4.2 font sine setback at this location. Staff would recommend that approval be conditioned upon removal of the 8 foot x 30 foot deck, to be replaced with a smaller deck and stair system not to exceed 6 feet by 7 feet in dimension. 2