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, � <br /> FILE#11-3521 <br /> 10 August 2011 <br /> � Page 3 of 4 <br /> also included was driveway hardcover which does not exist on the subject property. In short, <br /> the hardcover calculations were inaccurate and neither the percentage nor the square footage <br /> should be used as a reference. Staff recently conducted a comparison of the 1991 survey and <br /> the as-built survey submitted by the applicant in order to resolve the inconsistency with the <br /> numbers (Exhibit G). It appears little on the property has changed since the 1991 survey. Thus <br /> the current survey and hardcover calculations, minus the landscape areas lined with plastic <br /> and/or fabric, reflect the actua11995 approved hardcover level. Staff believes 5,095 square feet <br /> or 30.5%to be the actual level of hardcover approved with the 1995 resolution (Resolution No. <br /> 3571). This number will be used as the basis for staff's hardcover analysis. . <br /> The applicant is proposing to remove a 32' x 12' portion of the upper level, lake-side deck, <br /> construct a new smaller portion of deck to fill in the corner behind the garage and construct a <br /> 555 square foot garage addition on the street side of the home. Due to the change in the nature <br /> of the existing, approved hardcover(as adjusted from the 1995 variance) from non-structural to <br /> structural hardcover a variance is required. <br /> Average Lakeshore Setback Variance <br /> The existing home is situated partially ahead of the average lakeshore setback line. The <br /> shoreline curves in this area of Casco Point and while the applicant's property is nearly in line <br /> ` with the home to the east, it sits ahead of the home on the west. � . <br /> The applicant is proposing to construct roof dormers on the lake side of the home in the place of <br /> existing skylights in order to improve the appearance. No additional living space is proposed in <br /> this area. The dormers would not extend closer to the lake than the existing roof, however the <br /> dormers would be considered an upward expansion of the existing non-conforming roof and <br /> va7iance is required. � ' . <br /> The applicant would also like to remove portions of the deck from within the average lakeshore <br /> setback on the east side of the property and relocate it partially in the notch at the rear of the <br /> garage. The new portions of the deck would continue to be ahead of the average lakeshore <br /> setback, yet would not encroach further than the existing deck. As illustrated by the attached <br /> photos taken by staff, there is a considerable amount of vegetation along the west side of the <br /> applicant's property line. This vegetation screens the applicant's property from the neighbor to <br /> the west. The applicant should be asked to address whether or not the vegetation will be <br /> maintained or enhanced as part of the discussion. <br /> Practical Difficulties Statement <br /> Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, <br /> and should be asked for additional testimony regarding the application. <br /> Practical Difficulties Analysis <br /> In considering applications for variance, the P/anning Commission shall consider the effect of <br /> the proposed variance upon the health, safety and welfare of the community, existing and <br /> anticipated tra�c conditions, light and air, danger of fire, risk to the public safety, and the <br /> effect on va/ues of property in the surrounding area. The P/anning Commission shall consider , <br /> recommending approval for variances from the litera/ provisions of the Zoning Code in <br /> instances where their strict enforcement would cause practical di�culties because of <br /> circumstances unique to the individua/ property under consideration, and shall recommend <br />