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LA23-000042 August 21, 2023 Page 2 of 5 repaired or even reconstructed in-kind, per City code. Any expansion of the deck and patio are not permitted and would further disturb the sensitive area of the bluff. While staff is supportive of the removal of nonconforming improvements and reduction in hardcover, staff cannot support the proposal as applied. LOT ANALYSIS WORKSHEET Section 78-350– Setbacks: DISTRICT LR-1B Required Existing Proposed Rear (Street) 30’ 30’ 30’ Side (West) 7.5’ 10’ 10’ Side (East) 7.5’ 11’ 11’ Lakeshore 75’ 99’ 99’ Bluff Building Setback 30’ from Top of Bluff 10’ 8’ Bluff Impact Zone 20’ from Top of Bluff 10 8’ Average Lakeshore Met Section 78-350 – Lot Area/Width: DISTRICT LR-1B Lot Area Lot Width Required 43,560 s.f. (1.0 acres) 140’ Actual 11,157 (0.26 acre) 60’ @ 75’ / 60’ @ OHWL Section 78-1680 and 78-1700 – Hardcover Calculations: Stormwater Overlay District Tier Total Area Allowed Hardcover Existing Hardcover Proposed Hardcover Tier 1 11,157 s.f. 2,789.25 s.f. (25 %) 3,338 s.f. (28.4%) 3,185 s.f. (24.5%) Applicable Regulations: Bluff Setback (Section 78-1279) The City Code prohibits the construction of buildings or structures within 30 feet of a top of bluff. The code also defines the most sensitive area as a bluff impact zone, which is defined as 20 feet from the top of bluff. Regulations are in place to protect bluffs in order to reduce the risk of slope failure and minimize erosion and sediment in the waterways. The subject property has existing improvements within the bluff impact zone and in front of the bluff setback line. The proposed project expands the existing deck and at-grade patio within the bluff impact zone. The application also proposes the removal of a large patio and fireplace that are also within the bluff impact zone. 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 approval only when it is