03-15-1999 Planning Commission Minutes

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ORONO PLANNING COMMISSION MEETING MINUTES FOR MARCH 15, 1999 • (#10) #2467 BOHLAND DEVELOPMENT, HAVING AN INTEREST IN 1025 BROWN ROAD SOUTH, CLASS III SUBDIVISION, 10:28 p.m. - 11:02 p.m.—(continued) subject to the recommendations outlined in the Landscape Architect's memorandum of March 14, 1999, and further subject to the right-of-way being from Brown Road south to King Street, and access for Lots 5 and 6 be prior to the cul-de-sac. VOTE: Ayes 5, Nays 0. (#11) #2468 BRUCE AND BETSY NUSBAUM, 3480 NORTH SHORE DRIVE -VARIANCES, 11:03 p.m. -11:37 p.m. Bruce and Betsy Nusbaum, Applicants,were present. Weinberger stated the Applicants are proposing to remove the existing residence located on the lot and construct a two-story house. The existing residence is a non-conforming structure as it is located on an undersized lot and encroaches into the required side yard setback. The house is located on a lot line. The new proposed structure would be placed to meet all required setback. Weinberger commented this property is located in the LR-1C district, One Family Lakeshore Residential District, which has a minimum of half an acre. This lot is comprised of approximately .22 acres. Weinberger stated at the rear of the property line there is located a two-car garage with an attached lean-to structure. The Applicants are proposing to retain that existing structure. Typically the zoning code does not allow any accessory structures to remain on a lot without a principal • building, and the Applicants are requesting a variance to allow this structure to remain on the property during construction. Weinberger remarked the proposed addition would raise the total structure above the allowed coverage for the lot for a total of 20.49 percent. The zoning code presently allows a maximum of 15 percent in structural coverage. Currently existing on the property is hardcover in the amount of 2,965 square feet, or 45 percent, and this proposal will reduce hardcover to 2,247 square feet, which is a significant reduction in hardcover but the structural coverage will increase on the property. Weinberger stated the curb cut on Birch Lane is presently 44 square feet, which will be reduced to meet the maximum of 20 feet allowed by the City. The proposed location of the house is also beyond the 75 feet required for structure from the lakeshore of Lake Minnetonka. Weinberger stated due to the high water table on this property, a basement will not be supported, which does pose a hardship. Weinberger noted the Applicants have explored other options of adding on to the present structure but the present foundation does not support any addition. Nusbaum stated the garage suffered storm damage last year and a new roof was put on the structure. Chair Smith noted that the Applicants are proposing to make significant reductions in the hardcover, but the Planning Commission likes to see new structure conform to the 15 percent structural coverage limit whenever possible. Nusbaum commented that this plan has been revised once already to reduce hardcover and his architect has recommended this size of structure to keep the residence within the character of the rest of the neighborhood. III Page 19