04-21-2025 - Agenda Packet Planning Commission - Packet

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FILE #LA25-000012 21 April 2025 Page 2 of 5 Planning Staff Practical Difficulty Analysis: Regarding practical difficulty, Staff agrees with the applicant’s assessment that the property's topography and existing conditions create difficulties for the development of the property. The boathouse does not meet the floodplain regulations; an in-kind rebuild is not allowed. The applicant proposes the minimum fill necessary to meet the floodplain regulations. The resulting vertical expansion is a result of the fill. The variance to permit the minimal upward volume expansion is solely to conform to the floodplain regulations. Except for the one-foot increase, the building will be reconstructed in the same footprint and volume as the existing building. The overall hardcover within the 75-foot setback is decreasing with the project. LOT ANALYSIS WORKSHEET Section 78-330 & 78-1279 – Boathouse Setbacks: LR-1B Required Existing Proposed Street/Rear 30’ 138’ 138’ North Side 10’ ~180‘ No change Wetland 40’ MCWD buffer ~100’ No change Lakeshore 75’ 20’ 20’ Average Lakeshore The proposed boathouse will encroach approximately 70 feet lakeward of the average lakeshore setback. Section 78-330 – Lot Area/Width: LR-1B Lot Area Lot Width Required 43,560 s.f. (1.0 acres) 140’ Actual 89,449 s.f. (2.05 acre) +500’ @ 75’ / +680’ @ OHWL Section 78-1403 – Structural Building Coverage: The property has 89,449 square feet or 2.05 acres in area and is not subject to maximum structural building coverage limitations. Section 78-1680 and 78-1700 – Hardcover Calculations: As proposed, the plan reflects a 155 square foot reduction in hardcover within the 75-foot lake setback. Stormwater Overlay District Tier Total Area in Zone Allowed Hardcover Existing Hardcover Proposed Hardcover Tier 1 89,449 s.f. 22,362 s.f. (25 %) 12,445 s.f. (14%) 1,792 s.f. w/in 75’ 16,683 s.f. (18.6%) 1,637 s.f w/in 75’ Applicable Regulations: Floodplain Rescue Bench Variance (City Code Section 78-1125(a)) The boathouse is located within 20 feet of the OHWL. Floodplain filling and mitigation are proposed so the new boathouse can be elevated one foot to comply with the minimum elevation regulations required by the City and MCWD. The Code requires an elevation bench set at 931.5’ around the perimeter of the building to be elevated on fill. The proposed grading plan provides the required rescue bench on three sides of the building, but can only accommodate this elevation for 8.5 feet on the lake side (from the covered porch), however, it meets or exceeds 15 feet as measured from the building. Lake Setback and Average Lake Setback Variances (Section 78-1279) The existing boathouse is located lakeward of the average lakeshore setback and the 75-foot lake setback, 83