10-16-2017 Planning Commission Packet

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FILE#17-3947 October 16 2017 Page 2 of 7 5. A variance from City Code Sec. 18-136 which allows up to two residential lots to be served via a private driveway(triggered by the addition of the third residential lot) and 6. A variance from the requirement that a 30-foot wide back lot access outlot, or 50-foot wide private road outlot (with a minimum of 24 feet in paved width) be created to serve the three lots. *Back lots created after 1994 are subject to the special requirements in Sections 78-1380 and 82-256. The properties are zoned LR-1B One Family Lakeshore Residential. Three homes, 2701 Pence(Randall), 2710 Pence (Dunkley),and 2715 Pence (Hueler)are currently served by Pence Lane. The northern 147 feet of Pence is within platted right of way, approximately 30 feet wide. The remainder of the driveway is within a private easement through 2710 Pence. The paved surface of the driveway is approximately 12 feet wide. An existing entrance gate is proposed to remain, approximately 170 feet south of the Pence/Kelly intersection. The Dunkleys current residence at 2709 Walters Port Lane is served via Walters Port Lane. The Huelers property 2715 Pence is considered a back lot, it does not have frontage on a public or private street. Number of lots off of a private drive The proposed boundary line adjustment will increase the size and lakeshore frontage of their Walters Port property to support additional development there. They also desire to access via the Pence Lane driveway,eliminating the Walters Port access. This would bring the number of lots served by the private driveway of Pence to 3. According to City Code Section 18-136,only two homes may be served via a private driveway.The addition of a third home (the Dunkleys'Walters Port residence)triggers the need to create a private road within a platted outlot for access. Their preference to maintain the private driveway following the additional third lot served requires approval of a variance. To meet requirements for lot configuration, provided in Section 82-281,a private road outlot must have a platted width of 50 feet and a minimum paved width of 24 feet with a 100 foot diameter cul-de- sac(80 foot paved diameter).The access road requirements are provided to preserve access and maneuverability for emergency vehicles, delivery, and garbage trucks. In lieu of the required width,the applicants propose a bypass lane south of the gate. No cul-de-sac is proposed. New Back Lot: Currently 2710 Pence has frontage on Pence Lane; 2715 Pence Lane (Hueler)does not. 2715 Pence is considered a legal nonconforming back lot(by virtue of lot area). The boundary line adjustment proposed will transfer the majority of the land and the Pence Lane frontage from 2710 Pence to 2709 Walters Port.This lot line change will in effect make 2710 Pence a second back lot,a variance is required. The proposed lot line division between 2709 Walters Port and 2710 Pence results in 2710 Pence containing approximately 1.0 acre in area where, as a back lot, 1.5 acres is required to meet the 150% area standard.Additionally,the required 140 foot lot width minimum is met at the 75-foot setback, however it is not met at the ordinary high water level (OHWL).The minimum width for a lakeshore lot must be met at both the OHWL and the lake (75-foot)setback.A variance is required. Regarding front/back lot subdivisions (Section 82-256), easement back lots shall not be created. Front/back lot divisions shall be allowed only in conjunction with the creation of an outlot to provide