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r <br /> FILE#17-3947 <br /> October 16 2017 <br /> Page 3 of 7 <br /> access from the back lot to the public or private road. Such outlot shall not be allowed as creditable lot <br /> area for either the back or front lots. Front/back lot subdivisions shall adhere to the standards in Section <br /> 82-256.Staff has attempted to provide commentary on each applicable section below: <br /> (1) Applicability. <br /> a. Front/back lot divisions may be used when existing property dimensions are narrow and <br /> deep, such that lot width does not allow for a side-by-side lot split, but acreage is <br /> adequate to provide a front lot and a back lot without requiring an area variance when <br /> the area of the outlot access corridor is excluded. Staff Comment:it is possible to meet <br /> the back lot area standards for 2710 Pence Lane. The proposal presumes a variance <br /> from the lot area standards. The Council should cautiously support area variances in a <br /> front lot/back lot situation as the precedence this introduces is far reaching,and will <br /> serve to justify additional density throughout the community. <br /> b. Front/back lot divisions may be used for individual lot splits but may not be used when <br /> subdividing a large parcel into numerous lots if creation of a back lot is merely a <br /> convenience to the developer rather than supported by unique site factors. Staff <br /> Comment:the proposed 2nd back lot appears to be a matter of convenience to the owners. <br /> c. A front/back lot division shall not be allowed when any existing residence on a neighboring <br /> property abutting the proposed access outlot is located nearer its affected side lot line than <br /> a distance equivalent to the zoning district required front yard depth. Staff Comment:the <br /> applicant is not proposing the creation of an access outlot. A variance has been <br /> requested. <br /> (2) Dimensional standards. Dimensional standards for back lots shall be as follows: <br /> a. Lot area shall be 150 percent of the zoning district requirement.Wetlands may be allowed <br /> as area credit for meeting the 150 percent back lot area requirement, as long as the back <br /> lot contains sufficient contiguous dry buildable land to satisfy the minimum acreage <br /> requirement of the underlying zoning district. Staff Comment:it is possible to meet the <br /> area requirements for 2710 Pence, however the applicant is requesting a variance to <br /> create a 2"d substandard, one acre back lot. <br /> b. Lot width measured parallel to the front or street lot line at the street yard setback line of <br /> a lakeshore back lot, or at the rear of the front yard setback line of a non-lakeshore back <br /> lot,shall meet the zoning district width requirement.The street yard or front yard for any <br /> back lot will be a yard starting where the narrow access outlot corridor ends and the lot <br /> begins. Lakeshore back lots shall meet the lot width standard at the shoreline, at the <br /> lakeshore setback line and at the street yard setback line. Staff Comment: the 140 foot <br /> width is met at the 75 foot setback; however is only 137 feet wide at the OHWL and <br /> approximately 40 feet at the rear/street setback line. <br /> c. The depth of the required street yard or front yard shall be 150 percent of the zoning <br /> district front yard requirement.Staff Comment:defining the rear lot line is difficult as the <br /> property comes to an angled point at the rear and does not abut a road. <br /> d. The required side yard and rear yard depths for back lots shall be 150 percent of the zoning <br /> district yard requirements.The required lakeshore yard of a lakeshore back lot shall meet <br /> the zoning district lakeshore yard requirements. Staff Comment:the proposed home at <br />