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FILE#12-3556 � <br /> June 11,2012 <br /> � Page 4 of 5 <br /> the proposed house to meet the average setback would have a much greater impact on the <br /> woods. Frankly, absent the average setback issue, the best house location to preserve the <br /> wooded area would be to place it even more lakeward of the defined average setback line than <br /> proposed. <br /> Applicant also notes that setting the house further back will increase the costs of connecting to <br /> sewer as well as require additional driveway. These factors are inherent to the lot regardless of <br /> the size/shape of any house located to meet the average setback. <br /> Perhaps the most critical issue, however, is whether views of the lake enjoyed by neighboring <br /> property owners will be impacted by the proposed residence. Applicant notes that the lake <br /> views from 1900 Shoreline will not be impacted by the proposed structure, and this appears to <br /> be clearly evident from the materials presented. Whether views of the lake enjoyed by 1920 <br /> Shoreline are impacted is a more difficult question. Applicant has provided a number of photos <br /> of the property from various perspectives. One perspective that is not shown is from the <br /> windows at 1920 during winter leaf-off conditions. Applicant also notes that existing pine"trees <br /> on the applicant's property already block 1920's views year-round. Applicant has discussed the � <br /> ��:::, .., <br /> proposed house location with the neighboring property owners, but as of this writing staff has <br /> not had direct communications from the most affected owner at 1920 Shoreline. A letter <br /> opposing the variance has been submitted from the owner at 1900 Shoreline (Exhibit L). <br /> Note that the home on the property at 1950 Heritage Drive sits to the rear of the house at 1900 <br /> Shoreline Drive, but could technically also be considered as a `residence building on the - <br /> immediately adjacent lakeshore lot', because 1950 Heritage also extends to the shoreline just <br /> east of 1900 Shoreline. Whether the owner of 1950 Heritage has any concerns is unknown -we <br /> have not received any written comments to date. <br /> Issues for Consideration <br /> This application is rather unique based on the location and orientation of adjoining lakeshore <br /> homes. With that in mind, Planning Commission should consider a number of factors in <br /> determining whether to recommend approval of the requested variance: � <br /> � 1. Are there existing views of the lake from the neighboring residence structure at <br /> 1920 Shoreline Drive? If so, what impacts does applicants' proposed house location <br /> have on those existing views? � <br /> 2. Are there existing views of the lake from the neighboring residence that would be <br /> `seasonal only' due to the types of vegetation present? Over which property are <br /> those views, 1910 or 1920? If that vegetation was to be removed or changed for <br /> whatever reason, how would such removal or change impact those views? Note <br /> that the City does not regulate the tree removal or preservation except within the <br /> 0-75' setback zone, which in this case is mostly encumbered by the County Road <br /> and its right-of-way. The woods to the rear of the property enjoys no special <br /> protection other than the 50' buffer abutting the wetland is required to be <br /> maintained as-is. <br /> 3. Are there potential negative impacts to the surrounding neighborhood other than <br /> regarding lake views if the variance is granted? Are there other negative impacts to <br /> the neighborhood if the variance is not granted? <br />