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12-3581 ' <br /> 14 November 2012 <br /> Page 4 of 4 <br /> applicant be required to remove enough square footage to conform to the 1989 level? <br /> Should the planning commission require any hardcover removals? <br /> 4. If the Commission recommends approval of the requested variances is it appropriate to <br /> impose conditions in order to mitigate the impacts created by the granting of the <br /> requested structural coverage and hardcover variances? If the variances are approved, <br /> should the hardcover which exceeds the 1989 approvals be mitigated for? <br /> 5. Are the structural and hardcover levels supported by practical difficulties? Is there <br /> room to reduce other areas on the property without reducing functionality or creating <br /> additional practical difficulties? <br /> 6. Are there any other issues or concerns with this application? <br /> Staff Recommendation � <br /> Staff does not find a practical difficulty supporting the requested increase in structural coverage or <br /> hardcover. Staff recommends approval of variances according to the following: <br /> 1. The applicants should redesign their plan to conform to either the current levels (reduce <br /> proposed deck by 45 square feet); or <br /> 2. The applicants should redesign their plan to conform to the previously approved hacdcover <br /> level(1989 variance); or <br /> 3. The planning commission should grant a hardcover variance at a level between 1 & 2 above <br /> as deemed appropriate. <br /> Finally, staff recommends that the further structural coverage increase proposed should not be <br /> allowed. <br />