01-27-2003 Council Packet - Laserfiche WebLink

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U02-2m January 13,2003 Page 2 Background This lot was originally platted in 1965 as part of the Foxhill subdivision and was zoned for 1-acre minimum lot size at that time. The existing house (a 3-bcdroom one-story “patio” home, i.e. no basement) was constructed in 1973. The zoning was changed to 2-acre minimum in 1975. A swimming pool was constructed north of the house in 1976. A new drainfield and pressurized distribution system was installed to replace the original trench drainficld in 1982. The site is currently served by well and septic, as the prior owner chose to not have the house scr\ cd when the Foxhill area was sewered in 1998/99. The applicant has recently purchased the property and intends to tear down the superstructure and re-use the existing footings and slab foundation. This requires a lot area variance and a setback variance to replace the 4-stall garage In the substandard side setback abutting the Dakota Rail corridor. The house will be enlarged to incorporate a second story, including a “bonus room” above the garage which adds a second level of encroachment to the side setback. A proposed second-story deck extending from the cast side of the house will have to meet the required wetland setback. The property is partially within the 500-1000' hardcover zone and partially outside the Shoreland. Hardcover is not an Issue. Lot coverage by structures is proposed at approximately 3250 s.f. or 7.4%, well below the 15% maximum. Lot Area Variance At approximately 0.8 acres dry buildablc, the lot contains about 40% of the required area for the LR- 1 A District. Removal of the superstructure constitutes complete removal of the residence for zoning purposes. However, this is a lot of record and has contained an existing residence for nearly 30 years. Many other developed lots in the neighborhood have similar lot sizes and characteristics. Granting of the lot area variance would be reasonable and consistent with past City practice as long as all other City codes are met. Side Setback V'ariance The existing detached garage is located 23.7' from the west side lot line, which abuts the Dakota Rail corridor, it is expected that this corridor will eventually become a regional trail. Orono has other existing structures near to the trail corridor, primarily in the Navarre area along Crystal Bay Road. The existing 932 s.f. garage as a detached structure actually meets the 15' property line setback required for detached accessory structures; w'hen attached to the house as part of the proposed rebuild, it will become port of the principal structure. From staff s perspective, there is little hardship that supports the side setback variance. The attached garage could just as easily become 3 stalls rather than 4. The house/garage could relatively easily i