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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,November 16,2015 <br /> 6:30 o'clock p.m. <br /> 2. 15-3769 CHRIS LAPPEN AND KALLYN BIALOWAS,3409 EAST LAKE STREET, <br /> VARIANCES,6:32 P.M.—6:56 P.M. (continued) <br /> The proposed hardcover to remain or be reconstructed includes the house, deck, steps, the new garage, a <br /> narrowed driveway, and some selected areas of landscaping materials. <br /> Gaffron stated it would appear there are very few ways to further reduce hardcover on the site without <br /> removing the rear deck or attempting to relocate the garage as an attached structure,which would likely <br /> be only one stall at best if moved forward, and would require remodeling the east side of the house and <br /> might still need a side setback variance. <br /> The applicant has also provided estimates showing the cost difference between the proposed detached <br /> garage and an attached garage. Gaffron noted one of the discussion points at the last meeting was <br /> whether or not a garage could be attached to the house. If the applicants were to have an attached garage, <br /> they would lose a bump-out window on that side of the house and side setback variances would still be <br /> required. The cost of an attached garage is approximately twice as much as a detached garage. <br /> As it relates to the lake setback, the proposed garage will be approximately 19 feet from the creek. The <br /> new garage will be located with its floor at 933.5' and is not expected to flood. Photos in City files <br /> document an event when the creek had flooded the rear of the prior garage at an elevation around 932'. <br /> Gaffron noted the prior garage was within a few inches of the side lot line and the applicants are now <br /> proposing six feet from the property line. The average lakeshore setback variance is necessary because <br /> each of the adjacent properties abut the 929.4' OHWL contour for Lake Minnetonka at the creek bank. <br /> The average setback line runs approximately east-west about five feet north of the north wall of the <br /> proposed garage, which results in the entire garage being an encroachment. The property to the <br /> immediate east at 3407 Eastlake Street will have its lower views of Stubbs Bay encroached upon by the <br /> proposed garage. While the new garage will encroach lakeward approximately nine feet less than the <br /> garage that was originally on the property,the new garage will have a peak height of approximately 13.5, <br /> which will reduce the impact to the neighboring house. <br /> Staff would offer the following in relation to the practical difficulties analysis: <br /> 1. The property owner is proposing to use the property in a reasonable manner very similar to how it <br /> is current and has historically been used. <br /> 2. The plight of the property owner is due to having a small lot in a developed neighborhood of <br /> similarly small lots and which is physically constrained as to expansion due to required setbacks, <br /> conditions not created by the property owner. <br /> 3. Construction as proposed will not appreciably alter the character of the neighborhood since the <br /> new garage replaces a garage in approximately the same location that existed until 2011. <br /> 4. Economic considerations are not a factor in this request. <br /> Page 2 of 29 <br />