04-17-2023 Planning Commission Packet

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FILE#LA23-000014 17 April 2023 Page 2 of 5 Practical Difficulties Analysis Staff agrees with the applicants that the unique orientation of the properties along the lakeshore channels creates an extreme average lakeshore setback across the subject property restricting development near the lake. Although the applicants' proposed location will likely not adversely impact views of the lake currently enjoyed by the owners of the West Branch property it does not render the property unbuildable. There is a conforming building envelope on the property to support the applicant's proposed home footprint. LOT ANALYSIS WORKSHEET Section 78-330&78-1279-Setbacks: LR-1B Required Existing Proposed Rear 30' NA ^'250' North Side 10' NA —10' South Side 10' NA —10' Lakeshore 75' NA —75' The required setback varies between approximately 120-feet and 200- Average Lakeshore feet from the lake. The proposed home is shown at approximately 75- foot setback which results in an approximate encroachment of 50 to 100 feet for the new home lakeward of the average lakeshore setback. Section 78-350-Lot Area/Width: LR-1B Lot Area Lot Width Required 43,560 s.f. (1.0 acres) 140' Proposed 65,113 s.f. (1.49 acres) ±150' Section 78-1403-Structural Building Coverage: The property will be required to adhere to the 20%structural coverage limitation. Section 78-1680 and 78-1700-Hardcover Calculations: The property will be required to have a conforming hardcover level of 25%or less. Applicable Regulations: Average Lakeshore Setback Variance (Section 78-1279) The Blue Lot is situated at the end of a narrow channel off of the lake.The surrounding properties also share this unique shoreline.The neighboring home to the north (4455 West Branch Road)fronts the lake via a different channel; it is unclear whether or not this property has a dock accessing the lake.The West Branch home is separated by approximately 500-feet from the proposed home location.The line from the West Branch home is draw across the subject property to the existing home on the 1003 Wildhurst Trail property.The result is a large average lakeshore setback over the subject property. Based on the location of the average lakeshore setback line, locating the home behind the average lakeshore setback line may impact the applicants'views of the lake significantly. Governing Regulation:Variance(Section 78-123) In reviewing applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health,safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend