11-19-2024 Planning Commission Packet

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Date Application Received: 10/23/2024 Date Application Considered as Complete: 11/05/2024 60-Day Review Period Expires: 01/04/2025 To: Chair Bollis and Planning Commission Members Adam Edwards, City Administrator From: Matthew Karney, Planner Date: 18 November 2024 Subject: #LA24-000058, Tim Brown, PHI Decks,975 Wildhurst Trail, Variances – Public Hearing Background The applicant proposes a two-level deck/porch addition (“deck addition”) that includes extension of an existing Juliet-style deck over a newly expanded and enclosed lower deck area, within 75’ of the Ordinary High Water Level (OHWL). Stairs are proposed from the upper level to the yard, but a portion of the deck that wraps around the house on the north side will be removed, lowering the hardcover of the deck by approximately 18 square feet (s.f.). Due to the property’s location as a corner-lake lot, all improvements on this lot will be impacted by the Average Lakeshore Setback (ALS) set by the adjacent home sites. Practical Difficulties Analysis Applicant Submittal Information: The applicant has indicated that there are practical difficulties affecting the property. The existing residence and decks are severely impacted by the lot’s size and configuration, making it difficult to improve existing conditions without relief. The proposal does involve increasing the massing of the existing residence, by enclosing the lower deck as a porch, but allows the owners to get more beneficial use of their property while not encroaching further lakeward. Planning Staff Practical Difficulty Analysis: The existing decks are located within the 75’ lakeshore setback, roughly 49 feet from the OHWL, and all improvements of the lot are within the ALS, severely limiting the ability of the property owner to develop their property without needing relief from the Zoning Regulations. The enclosure of the lower deck by extending the upper deck will increase the building footprint, but the structural coverage will be approximately 10%, where up to 20% is allowed. Staff views the unique characteristics of the property as a practical difficulty, with the overall reduction of hardcover as a sufficient offset for the increase in structural massing with the enclosure of the lower deck. LOT ANALYSIS WORKSHEET Section 78-305 & 78-1279 – Setbacks: LR-1B Required Existing Proposed Interior Side (West) 10’ 15’ Existing Home No Change Interior Side (South) 10’ 16.3’ Existing Home No Change Application Summary: The applicant requests 75-foot lake setback and average lakeshore setback variances for a new two-level deck/porch addition, and new hardcover within 75 feet of the OHWL. Staff Recommendation: Planning Department Staff recommends approval. 68