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Date Application Received: 06/13/2024 <br />Date Application Considered as Complete: 07/01/2024 <br />60-Day Review Period Expires: 08/30/2024 <br /> <br /> <br />To: Chair Bollis and Planning Commission Members <br /> Adam Edwards, City Administrator <br /> <br />From: Natalie Nye, Planner <br /> <br />Date: July 15, 2024 <br /> <br />Subject: #LA24-000034, Matthew Tierney, 2285 & 2305 Bayview Place – Variances – Public Hearing <br /> <br /> <br />Background <br />The applicant owns the properties located at 2285 and 2305 Bayview Place. Both properties are <br />substandard for the LR-1C zoning district. 2305 Bayview Place contains a single-family home, while 2285 <br />Bayside Place is currently vacant. The properties are uniquely configured and both have frontage on <br />Bayside Place and Navarre Lane. The applicant is proposing a lot line adjustment between the two <br />properties to improve the shape of the lots and therefore create more usable building envelopes. The lot <br />line adjustment is an administrative application, however, due to the lots being substandard in size and <br />width, variances are required. The applicant is seeking lot size and width variances for both 2285 and 2305 <br />Bayside Place, as well as a front yard setback variance for 2305 Bayview Place due to the location of the <br />existing home. No additional variances are requested for 2285 Bayview Place, once the vacant lot is built <br />upon, it will need to conform to all required setbacks. <br /> <br />Practical Difficulties Analysis <br />Applicant Submittal Information: The applicant has identified the irregular shape and substandard size of <br />the properties as practical difficulties. The proposed lot line adjustment would create two standard <br />shaped lots with improved setbacks. The proposal would allow for a conforming expansion of the existing <br />home (2305 Bayside Road) and a usable building envelope for the vacant lot (2285 Bayside Road). <br /> <br />Planning Staff Practical Difficulty Analysis: Staff agrees with the applicant’s assessment. The properties are <br />substandard for the LR-1C District, which requires 0.5 acres in size and 100 feet in width as minimums. The <br />existing configuration of the lots impacts their buildability. The proposed lot line adjustment improves the <br />building envelopes for both lots and eliminates the challenges brought on by the unique shapes and <br />multiple frontages. The lot line adjustment would make both homes front on Navarre Lane, which would <br />improve existing setbacks for the current home at 2305 Bayside Place. <br /> <br />LOT ANALYSIS WORKSHEET <br /> <br />Section 78-350 LR-1C District Setbacks: <br /> Required Existing Proposed <br />2305 Bayview Place <br />(existing home) <br />Front 30’ 16.2’ (Bayview Place) 26.9’ (Navarre Lane) <br />Interior Side 10’ 10’ 10’ <br />Corner Side 15’ 26.9’ (Navarre Lane) 16.2’ (Bayview Place) <br />Rear 30’ 50’ 43.3’ <br />Application Summary: The applicant is requesting variances for lot area, lot width, and front yard setback to <br />support an administrative lot line rearrangement between the properties. <br />Staff Recommendation: Planning Department Staff recommends approval. <br />10