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Zoning File #1122 June 2, 1987 Page 2 of 4 E. There shall be no setback exceptions permitted that reduce any required setback to less than 10 feet. F. Therc shall be no setback exceptions permitted for any horizontal bui ldine addition or hardcover increase of any kind within 75 feet of the shoreline or within 25 feet of any wetland. G. There shall be no setback exceptions permitted without a Council approved variance in cases where any existing building is being replaced by a new building, or where the props----d addition, remodeling and/or renovation work constitutes 50 percent or more of the assessor's fair market value for '-%e existing building. In these situations, the new work 11 conform to all required setbacks. H. The exceptions authorized by this Subdivision apply only to setback requirements and do not authorize variance of any lot area, hardcover, building height, building area or any other zoning or building code performance standard. Status of Application No. 1122 - Council acted on the first phase of this application on April 27, 1987 witii the granting of a conditional use permit (Resolution 2162) for the overnight camping use of the work crews from April through September 30, 1987. The remaining review phases as established and agreed to by staff and board members were to be conceptual direction to applicant on future camp use (response to specific plan proposed in Exhi'.,:ts G & H) and the more lengthy intermediate phase of the rehabilitation of structures to r-r in with the opening of the camp to the public for limited use (tenting, use of rehabilitated structures). The Planning Commission has now toured the facility and after much discussion on the island and many questions posed to staff, the Planning Commission has amended the or-ginal course of action recommended by staff. The Planning Commission has unani-ously recommended that all hazardous conditions be removed at the facility prior to any discussion regarding the fu -re plans for the island camp site. Planning Commission has advised the applicant that the proposed level and type of year round facility proposed for the future (Exhibits G & H) is in complete conflict with the intent of the RS districts. The camp must be operated as a seasonal/summer fa^ility. The camp can not be opened to the public until all hazardous conditions are removed. The Planning Commission established October of 1989 is a rear�onable deadline date for complete rehabilitation. Council members in attendance recommended that a staged evaluation with deadlines be established within the two year time frame.