Huntington Woods planning panel approves Longboat addition; 154-sq-ft variance to go to ZBA after stormwater concerns

The Huntington Woods Planning Commission on a voice vote approved the site plan for a two-story addition and façade updates at 13332 Longboat, while directing the applicant to seek a 154-square-foot variance from the Zoning Board of Appeals (ZBA).

Commission staff and architect Zach Ostroff described the project as a cosmetic exterior renovation plus a rear master-bedroom addition using the existing foundation; no new building footprint was proposed. Staff noted the proposed house size was 2,695 square feet versus a 2,541-square-foot baseline, producing the roughly 154-square-foot variance the applicant will ask the ZBA to grant. Lot coverage calculations shown to the commission put the project below the municipality’s 30% lot-coverage limit.

Neighbors used the public-comment period to press the commission on stormwater and rear-lot coverage. Multiple commenters said plans lacked first-flush calculations, explicit downspout routing, or swale locations and worried that existing nearby patios and driveways concentrate runoff. One speaker asked the city attorney to clarify whether older, larger hardscapes are ‘‘grandfathered’’ under the ordinance; staff replied notices for variance filings are mailed to properties on the notice list and that the addition does not increase backyard footprint.

During technical review staff and commissioners checked elevation numbers and bonus calculations used to determine allowable square footage. The applicants removed a front-porch extension and reduced other elements specifically to avoid increasing lot coverage; staff emphasized that the addition ties into existing roof lines so it does not create a new ridge higher than the current roof. After discussion a commissioner moved to approve the plan subject to ZBA approval of the 154-square-foot variance; the motion was seconded and passed by voice vote.

What happens next: the applicant will file the variance request with the ZBA; the planning department will keep the project file and the commission expects staff to return with any additional legal or stormwater information requested. The commission also signaled it will follow up on its larger stormwater work program in a future meeting.