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� <br /> ' FILE#12-3556 <br /> June 11,2012 <br /> Page 5 of 5 <br /> 4. Does the Commission find it necessary or appropriate to impose conditions in order <br /> to minimize or mitigate the impacts created by the granting of an average setback <br /> variance? For instance, revising the house location or design to reduce the <br /> impacts? Or requiring permanent removal of specific vegetation elements on <br /> applicant's property to replace any lost views due to house location? <br /> 5. Does the Planning Commission find that that the property owner proposes to use the <br /> property in a reasonable manner which is not permitted by an official control? <br /> 6. Does the Planning Commission find that the variances, if granted, will not alter the <br /> essential character of the neighborhood? <br /> 7. Are there any other issues or concerns with this application? <br /> Staff Recommendation <br /> Staff recommends approval of the lot area and width variances. <br /> The specific intent of the average setback ordinance is to protect the lake views of adjoining <br /> _:;.� <br /> lakeshore lot owners when a new lakeshore Fiome or accessory structure is built. In this <br /> application PC must first determine whether there are existing or potential views enjoyed by the <br /> neighbors that would be negatively impacted by granting of the variance. If so, Planning <br /> Commission must then make a recommendation as to whether the variance should be granted <br /> as requested. If it so chooses, Planning Commission can recommend changes to the proposed <br /> house location and/or can recommend measures to mitigate the loss of views if that is <br /> appropriate. <br /> Staff recommends that Planning Commission review the information presented; hold the public <br /> hearing and accept comments; and determine whether views of the lake enjoyed by adjacent <br /> property owners are negatively impacted by placement ofthe proposed home. <br /> - If there are no negative impacts a recommendation for approval would be appropriate. <br /> - If there are negative impacts consider whether they can be minimized or resolved by <br /> relocating or redesigning the proposed house; or be mitigated by some other actions or <br /> conditions. <br /> - If there are negative impacts that cannot be recti�ed,consider a denial recommendation. <br />