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Date Application Received: 10/13/2023 <br />Date Application Considered as Complete: 10/30/2023 <br />60-Day Review Period Expires: 12/29/2023 <br /> <br /> <br />To: Chair Bollis and Planning Commission Members <br /> Adam Edwards, City Administrator <br /> <br />From: Natalie Nye, Planner <br /> <br />Date: November 20, 2023 <br /> <br />Subject: #LA23-000060, Brian Benson, 3600 Casco Avenue - Variances - Public Hearing <br /> <br /> <br />Background <br />The applicant is proposing to demolish the existing home on the property and construct a new home in a <br />similar location. The subject property is uniquely shaped with an extreme average lakeshore setback that <br />does not allow a reasonable building envelope. The existing home on the property is entirely forward of <br />the average lakeshore setback line. The property also contains a wide easement and 355-foot-long <br />driveway that restrict the sites overall building envelope and hardcover. The applicant is requesting <br />variances from average lakeshore setback and to exceed the hardcover maximum of 25% in order to <br />construct a new home. <br /> <br />Practical Difficulties Analysis <br />Applicant Submittal Information: The applicant has identified the property’s unique flag shape and <br />position on a point as practical difficulties. The unique shape of the lot creates a very long driveway that <br />comprises a large percentage of the overall hardcover on the site. The driveway is 355 feet in length and <br />over 15% of the overall hardcover for the site. The orientation of the property in relation to the neighbors <br />is also unique and creates an extreme average lakeshore setback line. There is also a wide utility easement <br />along the southern portion of the property that further restricts the building envelope. <br /> <br />Planning Staff Practical Difficulty Analysis: Staff agrees with the applicant’s assessment. The property is a <br />unique shape and does not have a reasonable building envelope due to an extreme average lakeshore <br />setback. Due to the placement of the neighboring homes, building in front of the average lakeshore <br />setback line would not impact their views of the lake. The neighbor to the north does not currently have a <br />view of the lake due to their reverse flag shaped lot and the neighbor to the south enjoys a view of the <br />inlet bay which is not impacted by the subject property’s home. Development on the lot is further <br />suppressed by the long driveway and utility easement. The long driveway on the property comprises <br />about 15% of the hardcover on the site when a maximum of 25% is permitted. Part of this driveway is <br />used by a neighbor to access their property. The proposed hardcover for the site is 30%, which is a <br />reduction from the current 34% on the site. If the property had a standard driveway length, the property <br />would be in compliance with hardcover. Please find the hardcover analysis found in Exhibit H. Staff finds <br />the variance requests to be reasonable and in character with the neighborhood, as the current home on <br />the site is in a similar location. <br /> <br /> <br /> <br /> <br /> <br />Application Summary: The applicant is requesting variances from average lakeshore setback and hardcover <br />for the construction of a new home. <br />Staff Recommendation: Planning Department Staff recommends approval.