02-18-2025 Planning Commission Packet (2)

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Date Application Received: 12/10/2024 Date Application Considered as Complete: 01/07/2025 120-Day Review Period Expires: 05/07/2025 To: Chair Bollis and Planning Commission Members Adam Edwards, City Administrator From: Matthew Karney, Planner Date: 18 February 2025 Subject: #LA24-000067, Northstar Renovations LLC, 2691 Ethel Avenue Variances – Public Hearing Background The applicant proposes a new deck, retaining walls, and landscaping on an LR-1C zoned property located at 2691 Ethel Avenue. Variances were granted in 2023 allowing modifications to the existing home and a new deck lakeward of the average lakeshore setback (LA23-000021; Resolution No. 7372 (Exhibit E). The proposed deck is a modification from the approved plans within the ALS, necessitating additional review by the Planning Commission and City Council. Per the cover letter submitted by the applicant, the previous contractor completed most of the previous project, but exited prior to completing the formerly approved deck improvements. Practical Difficulties Analysis Applicant Submittal Information: The applicant has indicated that the setbacks applicable to the property make it difficult to complete work on the property. The location of the stairs was found to be of issue impacting the lakeview of the property owner to the north/west. The new deck configuration will better screen the stairs from the lake views of adjacent residences. Planning Staff Practical Difficulty Analysis: The adjacent lakeshore neighbor (2697 Ethel Avenue) to the east has an irregular, flag shape with a narrow strip of land providing lake access and a building envelope located behind the subject property. The orientation of this neighbor creates a unique ALS that nearly renders the subject property unbuildable by eliminating the building envelope to the site. Staff agrees the location of the ALS impacting this property is a practical difficulty. LOT ANALYSIS WORKSHEET Section 78-350 & 78-1279 – Setbacks: *Existing Deck refers to the setback measurements of the survey approved with file LA23-000021. Application Summary: The applicant requests an average lakeshore setback (ALS) variance for a deck replacement. Staff Recommendation: Planning Department Staff recommends approval. LR-1C Required Existing Proposed Interior Side (North) 10’ 20.8’ Existing Deck* ~22’ Proposed Deck Interior Side (South) 10’ 33.5’ Existing Deck* ~26’ Proposed Deck Lakeshore 75’ ~84.3’ Existing Deck* ~88’ Proposed Deck Average Lakeshore The existing home is ~25’ lakeward of the ALS line. The proposal will increase this encroachment by ~6’. 227