09-18-2023 Planning Commission Packet

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Date Application Received: 08/23/2023 Date Application Considered as Complete: 09/01/2023 60 -Day Review Period Expires: 10/31/2023 To: Chair Bollis and Planning Commission Members Adam Edwards, City Administrator From: Melanie Curtis, Planner MCC Date: 18 September 2023 Subject: #LA23-000048, Sharratt Design, 3548 Ivy Place, Variances Public Hearing Application Summary: The applicant is requesting lot area, lot width, and hardcover variances in conjunction with redevelopment of the property with a new single-family home. Staff Recommendation: Planning Department Staff recommends approval. Background The applicant is requesting variances in order to construct a new home on a narrow lakeshore lot. The new home is proposed to meet all of the required setbacks. The lakeside patio and portions of the pergola are recapturing the footprint from the existing home within the average lakeshore setback and are not considered to be new encroachments. Variances for lot width, lot area, and 35.5% hardcover where 44.4% exists and 25% is permitted are requested. Practical Difficulties Analysis Applicant Submittal Information: The applicant has identified the substandard area and width as practical difficulties supporting the requested variances. Additionally, they have provided a narrative and supporting documentation regarding Practical Difficulties attached as Exhibit B, and should be asked for additional testimony regarding the application. Planning Staff Practical Difficulty Analysis: Regarding practical difficulty, the substandard size (area and width) of the property and its location along the narrow Ivy Place roadway result in challenges to redevelopment. The property currently has 44.4% hardcover. The proposed redevelopment of the property reduces the overall hardcover to 35.5% which results in the property becoming closer to conformance with the 25% limitation. Structural coverage is proposed at 18.6% where a maximum of 20% is permitted. Ivy Place is narrow and does not accommodate any on -street parking. Further, due to the constricted width of the roadway, maneuverability in the neighborhood is also challenging. LOT ANALYSIS WORKSHEET Section 78-350 & 78-1279 — Setbacks: LR -1C Required Existing Proposed Street/Rear 30' ±118' house 32' detached garage 61.2' North Side *7.5' 3.7' 8' South Side *7.5' 9.6' 8' Lakeshore 75' 73' 88.5' Average Lakeshore The proposed home will comply with the ALS requirement. *Staff has applied the side setback flexibility to this lot allowing for a 7.5 foot side setback (10% of the lot's width but not less than 7.5 feet)