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2. The Planning Commission reviewed this application at a public hearing held <br />on June 19, 2006 and recommended approval of the variance based on the <br />following findings: <br />a. The proposed steps would replace a set of steps approved in Zoning File # <br />94-1867 that have deteriorated. An asphalt path to those steps approved in <br />Zoning File # 95-1992 has already been removed. <br />b. The hardcover associated with the new steps would be less than the <br />hardcover associated with the existing steps. <br />c. The proposed steps would have less visual impact than the existing steps. <br />3. The Planning Commission also recommended approval of the conditional use <br />permit for land alteration within the 0-75 foot shoreland zone based on the <br />following findings: <br />a. The grading will provide a path that will facilitate access to the dock by <br />persons using wheel chairs and person who have difficulty negotiating <br />stairs. <br />b. There will be no hardcover associated with the path. <br />4. The City Council has considered this application including the findings and <br />recommendations of the Planning Commission, reports by City staff, <br />comments by the owners and the public, and the effect of the proposed <br />variance on the health, safety and welfare of the community. <br />5. The City Council finds that the conditions existing on this property are peculiar <br />to it and do not apply generally to other property in this zoning district; that <br />granting the variances would not adversely affect traffic conditions, light, air <br />nor pose a fire hazard or other danger to neighboring property; would not <br />merely serve as a convenience to the owners, but is necessary to alleviate a <br />demonstrable hardship or difficulty; is necessary to preserve a substantial <br />Page 2 of 5