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compensate for the proposed addition. There is an existing stairway for lakeshore access, and there are two terraced areas with randomly spaced flagstones located in the 0-75' zone. Note that on an overall basis, hardcover on the property is substantially less than the allowed maximums, except for the small percentage in the 0-75' zone. Staff Reco=endation - Staff would recommend approval of the variance for average setback, based on the finding that no lake views currently enjoyed by neighboring properties will be reduced. Staff would recommend approva; of the conditional use• permit for regrading in the 0-75' zone including installation of a drain tile/wet well system to transfer runoff from the 0-75' zone to the 75-250' zone, subject to final eetai 1 plan approval by the City Engineer. Regarding the lakeshore setback variance, Planning Commission in the past has adhered fairly consistently to the position that no new additions should extend closer to the shoreline than the existing !louse. The proposed greenhouse would extend approximately 2' closer to the lake than the existing house, but this occurring only at the very corner of the greenhouse. Planning Commission could bare approval of the lakeshore setback variance on the location of the existing hcuse and the fact that the bulk of the proposed additicn, except for one corner, is no closer to the lake than the existing house. Regarding hardcover, Planning Commisison might consider finding that the proposed drainage system transferring runoff from the 0-75' zone to the 75-250' zone for dispersement, is a suitable mitigation of the additional 1.9% hardcover it the 0-75' zone. Alternatively, it would be consistent with past Planninq Commission policy to require rer,ova l s of existing hardcover in the 0-75' zone, resulting in no net percentage increase. The fact that the majority of drainage from the house already drains or can be directed to drain away from the eastern shoreline, makes this property unique in that respect, and may be an additional finding to support a recommendation for approval.