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LA23-000042 <br />August 21, 2023 <br />Page 2 of 5 <br />repaired or even reconstructed in-kind, per City code. Any expansion of the deck and patio are <br />not permitted and would further disturb the sensitive area of the bluff. While staff is supportive <br />of the removal of nonconforming improvements and reduction in hardcover, staff cannot <br />support the proposal as applied. <br />LOT ANALYSIS WORKSHEET <br />Section 78-350— Setbacks: <br />DISTRICT 1_11-113 <br />Required <br />Existing <br />Proposed <br />Rear (Street) <br />30' <br />30' <br />30' <br />Side (West) <br />7.5' <br />10' <br />10' <br />Side (East) <br />7.5' <br />11' <br />11' <br />Lakeshore <br />75' <br />99' <br />99' <br />Bluff Building Setback <br />30' from Top of Bluff <br />10' <br />8' <br />Bluff Impact Zone <br />20' from Top of Bluff <br />10 <br />8' <br />Average Lakeshore <br />Met <br />Section 78-350 — Lot Area/Width: <br />DISTRICT LR -1B <br />Lot Area <br />Lot Width <br />Required <br />43,560 s.f. (1.0 acres) <br />140' <br />Actual <br />11,157 (0.26 acre) <br />60' @ 75'/ 60' @ OHWL <br />Section 78-1680 and 78-1700 — Hardcover Calculations: <br />Stormwater <br />Allowed <br />Existing <br />Overlay District <br />Total Area <br />Hardcover <br />Hardcover <br />Proposed Hardcover <br />Tier <br />Tier 1 <br />11,157 s.f. <br />2,789.25 s.f. <br />3,338 s.f. <br />3,185 s.f. <br />(25 %) <br />(28.4%) <br />(24.5%) <br />Applicable Regulations: <br />Bluff Setback (Section 78-1279) <br />The City Code prohibits the construction of buildings or structures within 30 feet of a top of <br />bluff. The code also defines the most sensitive area as a bluff impact zone, which is defined as <br />20 feet from the top of bluff. Regulations are in place to protect bluffs in order to reduce the risk <br />of slope failure and minimize erosion and sediment in the waterways. The subject property has <br />existing improvements within the bluff impact zone and in front of the bluff setback line. The <br />proposed project expands the existing deck and at -grade patio within the bluff impact zone. The <br />application also proposes the removal of a large patio and fireplace that are also within the bluff <br />impact zone. <br />Governing Regulation: Variance (Section 78-123) <br />In reviewing applications for variance, the Planning Commission shall consider the effect of the <br />proposed variance upon the health, safety and welfare of the community, existing and <br />anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect <br />on values of property in the surrounding area. The Planning Commission shall consider <br />recommending approval for variances from the literal provisions of the Zoning Code in instances <br />where their strict enforcement would cause practical difficulties because of circumstances unique <br />to the individual property under consideration, and shall recommend approval only when it is <br />