03-21-2016 Planning Commission Packet

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FILE#16-381'f � March 17,2016 Paye 4 of 5 5. The conditions do not apply generally to other lar►d or structures in the district in which the land is located. The standarcls applicable to this property apply to all ather property in the neighborhood; however, in order to be allawed the 35% hardcover that other deve[oped simllar-slzed lots are afforded,a varlance to [ot area and width is required. 6. The granting of the applicatian is necessary for the preservation and enjoyment of a substantial property right of the applicant. In the opinlon of staff,the property rights af the owner will be diminished if the variances are not granted, as the new resldence would nat be able to have the 3596 hardcover that neighboring sirnilar-sized lots are allowed. 7. The granting of the proposed variances will not in any way impair health, safety,comfort or morals, or in any other respect be cantrary to the intent of this chapter. Granting of the varlances wauld not impalr health, safety, comfort or morafs and would not be cantrary the intent of the zoning code. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable dlificulty. In the opinton of staff,granting of the variances will allevlate a practical dtfflculty by allowing the property to re�levelop under the same hardcover allowance as other simifar-sized developed lots in the neighborhood. The Commission may recommend and the Council may impose conditior.s in granting of variances. Any conditions imposed must be directl� related to and must bear a rough proportionality to the impact created by the variance. �Jo variance shall be gran�ed ar changed beyond the use permitted in this chapter in the dist�ict where such land is!ocated. Analysis: Lot Area and Width Varlances The Navarre Heights neighborhood consists of single family homes located on Lyric Avenue, Livingston Avenue and Crystal Place, between Shadywood Road and Blaine Avenue. In this neighborhood, 42 homes are on single lots; 22 homes are on double lots; 5 homes are on triple lots; and one home is on a combination of 4 lots. The applicanYs property has contained a single family residence for many decades. The ability to rebuild on the property in the same manner as other existing deveioped properties in the immediate neighborhood would be limited if the area and width variances are not granted. The applicanYs proposed site plan indicates all required LR- iC setbacks will be met, and the proposed hvuse is well under the 1500 s.f, rtructural coverage allowance for lots less than 10,000 s.f.in area. Two items worthy of note: the property abuts the City's Navarre playground, which is partially screened from this property by a row of arbor vitae along the west line of the park. Additionally, applicant's property cantains two mature oak trees (30" and 35"}which provide afternoon shade to the park. !t is hoped that one or both of these trees can be preserved during the demolition/rebuild process. Practical Diffculties Staten�ent Applicant has submitted a partial Practical Difficulties Documentation Form attached as Exhibit E, and should be asked for additiortal testimony regarding the application. Neighbor Comments As of this writing the City has received no written camments from neighboring property owners, although some neighbors have called or stopped in the office to review the plans.