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Building setbacks in a residential district are intended to advance a few goals: one is to preserve 41 useable space and to preserve private space in side yard and rear yards; another is to maintain 42 some uniformity in placement of homes relative to street frontages and to locate accessory uses 43 beside or behind the residence on the property. Such reasoning can also be attributed to the 44 goals of the 1979 Shoreland Ordinance where setbacks and possibly dimensional standards were 45 established as a means to not infringe on the “public” water and to minimize possible impacts 46 along the shoreline, although most boathouses were constructed near the water’s edge. 47 Although the Planning Division and Building Department see few permits for boathouses or 48 water-oriented accessory structures, there are 6 such structures within close proximity to the 49 Biggs property, and these structures serve an important purpose for the homeowner and City by 50 providing an appropriate place to store a boat and/or other water/yard-related items. 51 It is also worth noting that the existing regulations under Chapter 1017, Shoreland, Wetland, and 52 Storm Water Management are 35 years old and most likely include some attributes and nuances 53 that could be updated to better suit/reflect the circumstances of today. 54 VA ARIANCENALYSIS 55 RV: Section 1009.04C of the City Code establishes 56 EVIEW OF ARIANCE APPROVAL REQUIREMENTS a mandate that the Variance Board make five specific findings about a variance request as a 57 prerequisite for approving the variance. Planning Division staff has reviewed the application and 58 offers the following draft findings. 59 a. The proposal is consistent with the Comprehensive Plan. Planning Division staff finds 60 that the proposed boathouse is generally consistent with the Comprehensive Plan in that 61 it represents continued investment in a residential property in a way that is compatible 62 with the surrounding lakeshore neighborhood. Moreover, the Comprehensive Plan’s 63 Residential Goals and Policies chapter encourages maintenance, reinvestment, and high- 64 quality development and design of the City’s residential structures, and the 65 Environmental Protection Goals and Policies speaks to protecting and enhancing 66 environmental resources. Planning Division staff concludes that the replacement of a 67 dilapidated boathouse and relocating the structure further away from a neighboring tree 68 and the shoreline makes strides towards achieving these goals and policies. 69 b. The proposal is in harmony with the purposes and intent of the zoning ordinances. As 70 indicated above, minimum required setback distances from a shoreline and maximum 71 dimensional standards have been deemed previous tools intended to protect the public 72 resource and to minimize any possible impacts. Planning Division staff believes that the 73 proposal would be consistent with the intent of the zoning ordinances since the applicant 74 is seeking to replace a pre-existing non-conforming structure that could otherwise be 75 replaced at the exact size and location. While the proposal boathouse is slightly wider as 76 viewed from the water (approximately 12.5 to 14.25 feet versus 12 feet), includes a 77 greater square footage (315 versus 250 square feet), is set closer to the ordinary high 78 watermark or shoreline than permitted (4 versus 10 feet), and is set closer to a side 79 property line than permitted (5 feet versus 20 feet), the proposed relocated boathouse 80 reduces the potential of adverse impacts to the existing trees (especially the tree on the 81 neighboring property). The proposal also reduces the impact on the shoreline, and 82 stabilizes the shoreline in front of the new boathouse, which will eliminate future eroding 83 of the soil under the structure and allow for the construction of a modest upgraded 84 structure for the home owners to store their water-related items. 85 PF14-028_RVBA_0110514 Page 3 of 5