10-16-2023 Planning Commission Packet

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FILE #LA23-000051 16 Oct 2023 Page 3 of 8 Section 78-1680 and 78-1700 — Hardcover Calculations: Stormwater Total Area in Allowed Overlay District Zone Hardcover Existing Hardcover Proposed Hardcover Tier Tier 1 33,042 s.f. 8,260 s.f. 9,822.8 s.f. 5,166 s.f. 8,145 s.f. 4,638 s.f. (25 %) (29.7%) w/in 75' (24.6%) w/in 75' Applicable Regulations: Lot Area and Lot Width Variance (Section 78-330) Zoning Code Section 78-72 provides options for the redevelopment of lots which do not meet the minimum area or width requirements for the respective zoning district. Substandard properties within the Shoreland Overlay District, such as the subject lot, are able to be redeveloped without variances if specific standards are met; such as: 1. All setback requirements can be met; 2. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public sewer; and (The property is served by City sanitary sewer). 3. The impervious surface coverage meets all hardcover location and square footage restrictions of this chapter and the total square footage of hardcover does not exceed 25 percent of the entire lot area. 4. All other zoning district standards can be met. The applicant's request for variances results in the property's inability to conform to all of the administrative approval standards above. Therefore, lot area and lot width variances are also required in order to redevelop the property. The ability to develop the property consistent with other existing developed properties in the neighborhood would be limited if the area variance is not granted. 75-foot Lake Setback and Averaee Lakeshore Setback Variances (Sections 78-330 and 78-1279) The property has a narrow 5,700 square foot buildable rectangle located outside the 75-foot lake, side and rear setbacks. The applicant is proposing to build a new home on the existing foundation as they find this to be the most suitable location to build due to the site constraints. The site constraints include the channel setback of 75 feet, the 75-foot lake setback on the west, the narrow width, the existing home location, and the low elevation areas of the property (impacted by floodplain regulations). The existing home is a low, walk -out rambler with a peak height (from first floor) of approximately 16.5 feet. According to the comparison plans, the applicant is proposing to increase the height of the new rambler -style home by approximately 14 feet overall including fill and increased height of the home. The home comparisons can be seen in Exhibit E. The applicant's original plan included increasing the height of the home in order to raise the ceiling heights in the basement (8') and on the main level (9'). However, some of the volume expansions shown on the proposed plans are the result of the floodplain regulations relating to the minimum low floor requirement (932.5') and the MCWD's minimum low opening requirement (933.5'). The basement floor elevation of 930.3' in the existing home is nonconforming with respect to FEMA regulations. The current plans reflect a conforming basement floor elevation of 933.5'. 75-foot Hardcover Variance (Section 78-1279: 78-1680: and 78-1700 Approximately 70% of the property area is within the 75-foot setback from the lake and channel. The applicant is proposing to reduce the total site hardcover by 1,677 square feet including the 528 square foot reduction within the 75-foot setback. The driveway was reoriented and reduced, the lakeside sport court has been removed, the paver patio has been removed, and the lakeside deck has been reduced by half.