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TO <br />FROM: <br />DATE: <br />Planning Commission <br />Michael P. Gaffron, Assistant Zoning Administrator <br />June 12, 1985 <br />SUBJECT: #932 Ward E. Edwards, 2474 Carman Street - Variance <br />Zoning District - LR-IB <br />Application - Lakeshore Setback and Hardcover Variances <br />List of Exhibits <br />Exhibit A <br />Exhibit B <br />Exhibit C <br />Exhibit D <br />Exhibit E <br />Exhibit F <br />Exhibit G <br />Application with letter of request <br />Plat Map <br />Property Owners List <br />Survey with hardcover calculations <br />Staff sketch CO <br />Letters from adjacent property owners <br />Airphoto <br />L <br />Ward Edwards is requesting to locate his new home at a distance of 50' <br />from Lake Minnetonka. He has a very unique lot which actually fronts <br />on County Road 15 but extends acros'. a lagoon to the proposed building <br />site which is accessed by a d,.iveway easement over an adjoining <br />property (see Exhibit E). <br />The dry buildable land area of the building site is approximately <br />30,000 square feet or 0.69 acre. <br />• <br />The dry buildable land north of the lagoon is approximately one acre. <br />Since this is a lot of record, the definition of lot area in the zoning <br />chapter excludes the lagoon as dry buildable, but would seem to allow <br />the crediting of dry non-contiguous lands within the same lot. If <br />this was a subdivision application, the dry buildable would have to be <br />contiguous. The question to be answered is, should the applicant be <br />required to forever credit a portion of his dry buildable land north of <br />the lagoon toward the buildable area, which would limit his future <br />subdivision capability? He may need or want to keep the northerly <br />portion as-is anyway, since it is his only road frontage. <br />Interestingly, the northerly 496 feet of the property, or in effect the <br />entire portion of dry buildable land north of the lagoon, is zoned LR- <br />lC-1, not LR-IB as the building site is. <br />Now, looking only at the building site, note that we have to deal with <br />two75' setbacks. The hardcover numbers presented by the applicant' s <br />surveyor take into account only the lake setback, not the lagoon <br />setback. Hence, the total area of the building site within 0-75' of <br />shoreline is actually 18,750 square feet, with only about 11,250 <br />square feet in the 75-250' setback area. This mathematically raises <br />the 75-250' hardcover percentage but lowers the 0-75' percentage.