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FILE # LA25-000042 <br />20 October 2025 <br />Page 2 of 5 <br /> <br /> <br />Practical Difficulties Analysis <br />Applicant Submittal Information: The applicant has identified the lot shape and long driveway, the existing <br />improvements, and the topography as practical difficulties supporting the requested variances. Additionally, they have <br />provided supporting documentation regarding Practical Difficulties attached as Exhibits C & D, and should be asked for <br />additional testimony regarding the application. <br /> <br />Planning Staff Practical Difficulty Analysis: Regarding practical difficulty, Staff finds that the nonconforming size and <br />width of the property and the existing improvements may create difficulties for development. The lot is long and <br />narrow, which restricts the building envelope. The applicant designed a slightly larger home, with an attached garage, <br />in a similar footprint to the existing home. However, they should consider revising the proposal to be closer to <br />conformance with the city code (hardcover regulations). They should consider adjusting the proposed improvements <br />to meet the side yard setbacks. Considering the hardcover percentage proposed, the applicant should explore options <br />to further reduce the hardcover on the property. Additionally, the applicant could explore implementing stormwater <br />improvements on the site to offset the proposed hardcover. <br /> <br />LOT ANALYSIS WORKSHEET <br /> <br />Sections 6.12.1550 & 6.12.6240 – Setbacks: <br />The existing sidewalk and deck extend up to and/or over the north side property line. The proposed sidewalk and <br />patio/terrace are proposed 4.5 feet from the north side lot line. The applicant should demonstrate that the new patio <br />will be an in-kind replacement of a portion of the existing condition. “In-kind,” as defined in City Code Section <br />6.12.010, means: <br /> In-kind, when used in the context of replacement of a nonconforming building or structure, <br />means the replacement of a building or structure completely within the limits (location, height, <br />width, and depth) of the previous building or structure. <br /> To be considered an in-kind replacement, the new terrace/patio should fit within the footprint of the existing home, <br />deck, and sidewalk. <br /> <br />LR-1C DISTRICT Required Existing Proposed <br />Rear/Street 30’ House <br />30’ Detached Garage* <br />155’ House <br />11.4’ Detached Garage* <br />House 7.5’ <br />Detached Garage - No change <br />North Side 7.5’ House <br />10’ Patio <br />House 1.8’ <br />Deck 0’ <br />House 7.58’ <br />Terrace/Patio 4.5’ <br />South Side <br />7.5’ House <br />7.5’ Detached Garage <br />10’ Patio <br />House 8.8’ <br />Detached Garage 10.8’ <br />House 7.5’ <br />Detached Garage - No change <br />Lakeshore 75’ House 125’ House 123.9’ <br />Average Lakeshore The existing home and the proposed home meet the ALS. <br />*City Code Section 6.12.1550 (b)(1) permits side yard setback flexibility for buildings, not structures. <br />** If the doors of a detached garage face the street, the garage must meet the principal building setback of 30 feet. (Sec 6.12.7050) <br /> <br />Section 6.12.1550 – Lot Area/Width: <br />LR-1C DISTRICT Lot Area Lot Width <br />Required 21,780 s.f. (0.5 acres) 100’ <br />Actual 19,798 s.f. (0.45 acre) 60’ @ 75’ / 60’ @ OHWL <br /> <br />Section 6.12.6930 – Structural Building Coverage: <br />Total Lot Area Total Structural Coverage <br />19,798 s.f. (0.45 acre) Allowed: 3,959 s.f. (20%) <br />Existing: 2,405 s.f. (12%) <br />Proposed: 3,393 s.f. (17%) <br />107