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1 Zoning File #1680 September 13» 1991 Page 3 future bedrooms and the situation where the lot line and house location can still be rearranged to avoid setback variances / I would hesitate to grant a septic setback variance unless sewer is a certainty and the substandard setback would only persist for a year or two. Two questions remain - Can the Ziesmer septic sites be expanded to accomodate a 5 bedroom house as originally proposed? If so, can lot lines be arranged so that no setback variances are necessary for either the mounds or the proposed house? 7.Access to the new building site will be via a 450' private driveway extending northward and westward from the north end of Tonka Avenue. Note that the westerly extension of Brook Street from Tonka Avenue has been vacated, hence that is not a viable direct access route. 8.In regard to the requested lot area variance, the standard question to ask is whether additional land is available for purchase to increase the lot size so that a variance is not required. In fact. Lots 3 and 4, Block 3, Bayside Addition, « ^ ^ ^ ^ M ^ * m ^ M . a « ^ mmm % . _i.e. a 100' x 125' pair of lots just south of 225 Tonka Avenue, are expected to go tax forfeit fairly soon. This came to the attention of staff as part of the Stubbs Bay Sewer Study. However, it is unlikely whether those lots will have a significant impact on the septic system situation and would not affect the applicant's house placement. 9.Regarding the lot width variance that technically is required, while the property has 245' of frontage on the undeveloped Brook Street, by definition lot width is measured at the 50' front setback line. The lot width 50' north of Brook Street is 130', requiring a 70' variance. Granting of this variance perhaps should be considered in the context of the lot width at the actual building site and how it relates to the proposed site plan. Discussion Please review applicant's letter of request. In staff's opinion, the lot line rearrangement and area/width variance requests might be reasonable if city sewer was a virtual certainty. To date, it's not. Site evaluator Steve Schirmers tells me that the primary and alternate ziesmer sites cannot be reasonably expanded to accomodate a 5 bedroom house. The Building Inspectors tell me that while the Ziesmer residence had an unfinished basement, the potential for additional bedrooms certainly exists, and it is probably not realistic to expect that the existing house will nevtrr expand above 3 bedrooms, although that point is arguable.