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2. The Planning Commission reviewed this application on February 20, 2007 and <br />on a vote of 7 -0 recommended approval of the conditional use permit for <br />reconstruction of retaining walls within the 0-7 5 foot shore land zone based on <br />the following findings: <br />a. The property drops about 23 feet from the street yard of the property to the <br />cove. <br />b. The existing retaining walls on the property have deteriorated and are <br />unsightly. <br />c. Because of the location of the house on this property and the on the <br />adjacent property it is impossible to construct a slope in place of the walls. <br />d. An additional tier will be added, reducing the height of the individual <br />walls. It will be easier to screen the shorter walls with vegetation. <br />3. The Planning Commission also recommended approval of the hardcover <br />variance based on the following findings: <br />a. A conditional use permit has been granted for the retaining walls. <br />b. The additional 51 square feet of hardcover provides for an additional tier. <br />The shorter walls will be easier to screen with vegetation. <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 variance 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