04-15-2024 Planning Commission Packet

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Date Application Received: 03/11/2024 Date Application Considered as Complete: 03/20/2024 60-Day Review Period Expires: 05/19/2024 To: Chair Bollis and Planning Commission Members Adam Edwards, City Administrator From: Melanie Curtis, Planner mcc Date: 15 April 2024 Subject: #LA24-000015, Patrick & Anne Sutter, 200 Big Island Variances Public Hearing Background The applicants are new owners of 200 Big Island. They would like to construct a new 1 ½ story seasonal cabin on the property. The footprint of the cabin is proposed to be 32’ x 40’ or 1,280 square feet. The property is one half acre in area and has a defined width of 102 feet at the OHWL and 100.69 feet at the 75-foot setback. The RS, Seasonal Recreational Zoning District has graduated rear and side yard setback requirements based on the width of the subject property ( 50 feet, 30 feet and 10 feet). For this property, the 30 foot rear and side yard setbacks apply. The applicants are requesting side yard setback variances to permit a 26.9 foot setback on the north side (to a partially covered porch/deck) and 26.5 feet on the south side where 30 foot setbacks are required. On the north side, the measurement to the home is shown to be conforming at 32.5 feet. The home is proposed to be 9 feet from the existing small shed/outhouse where a 10-foot setback is required. Practical Difficulties Analysis Applicant Submittal Information: The applicant has identified the existing condition of the lot, the small discrepancy in the width resulting in the application of the larger setback, and the angled lakeshore (impacting the measurement) as practical difficulties supporting the requested variance(s). Additionally, they have provided supporting documentation regarding Practical Difficulties attached as Exhibit C and should be asked for additional testimony regarding the application. Planning Staff Practical Difficulty Analysis: Measuring the lot width at the 75-foot setback using a measurement perpendicular to the lot lines rather than parallel to the shoreline (as required by Code) results in a width of 99.9 feet. Staff finds that the negligible and somewhat imperceptible difference between a 100-foot-wide lot and a 99-foot-wide lot results in a significant impact on the building envelope (application of a 30-foot side and rear yard setback versus a 10-foot side and rear yard setback). In the RS District, a lot width closer to conforming may be considered a practical difficulty as greater setbacks are applied as the lot widens. The variance to allow a 9-foot separation between the buildings will not create a massing effect on the property as the 25-square-foot shed/outhouse building is minimal. Application Summary: The applicant is requesting side yard setback variances to construct a new seasonal cabin on the property. A variance to permit a 9-foot separation between the new home and the existing 25-square-foot shed/outhouse where a 10-foot setback is required. Staff Recommendation: Planning Department Staff recommends approval. 70 PC Exhibit A