01-16-2024 Planning Commission Packet

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LA23-000062 January 16, 2024 Page 2 of 6 setback measurement of 107.6’ coupled with the required bluff setback of 30 feet from the top of bluff create a very small building envelope making up about 10% of the entire lot size to be considered buildable. Planning Staff Practical Difficulty Analysis: Staff finds that the bluffs present on the property and the required average lakeshore setback creates a limited building envelope. Staff is supportive of the average lakeshore setback variance seeing that the proposal should not impact lake views for the neighbor and they have submitted a letter of support. Furthermore, the proposed home is located at a similar distance to the existing home and therefore not increasing the average lakeshore setback encroachment. Staff recognizes that the existing home is nonconforming and encroaching into the bluff. Due to the sensitive nature of the bluff, staff does not support any portion of the new home to be located within the bluff setback. All other improvements such as retaining walls, patios, and walkways are also prohibited from being located within the bluff impact zone or bluff setback. Allowing these improvements would require grading and construction activity in a protected area which is not permitted by the City Code. Staff recognizes the need to access the property and can support a minimal driveway in the bluff setback and impact zone, similar to what exists today. However, due to the sensitive nature of the bluff and the numerous improvements within the bluff (highlighted in Exhibit J), bluff impact zone, and bluff setback, the proposal as applied is not supported. The applicant’s choice of home design, location and amenities lead to new encroachments within the bluff setback and bluff impact zone and are out of convenience for a chosen home design. The applicant should redesign the project to a new location or smaller footprint to meet the needs of the property. LOT ANALYSIS WORKSHEET Section 78-350– Setbacks: DISTRICT LR-1B Required Existing Proposed Rear (Street) 30’ 212’ 202’ Side (East) 10’ 62’ 23.6’ Lakeshore 75’ 95.6’ 95.7’ Bluff Building Setback 30’ from Top of Bluff 18’ 28’ Bluff Impact Zone 20’ from Top of Bluff 18’ 28’ Average Lakeshore 107.6’ Not Met (95.6’) Not Met (95.7’) Section 78-350 – Lot Area/Width: DISTRICT LR-1B Lot Area Lot Width Required 43,560 s.f. (1.0 acres) 140’ Actual 65,801 (1.5 acre) 585’ @ 75’ / 705’ @ OHWL Section 78-1403 – Structural Building Coverage: Total Lot Area Total Structural Coverage 65,801 s.f. (1.5 acres) Allowed: 13,160.2 s.f. (20%) Existing: 2,541 s.f. (3.9%) Proposed: 4,555 s.f. (6.9%) 94