08-11-2003 Council Packet - Laserfiche WebLink

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# kft. ff03-2901 4l25HighwoodRoa<l May 15,2003 Page 3 General Conformity to Zoning Code and Comprehensive Plan The site plan centers the new house within the 75*250' zone, meeting all required lot line setbacks but encroaching slightly past the average setback. The new house will encroach only 2-3 ’ further past the average setback line than the existing house, and will have insignificant impact on neighboring views of the lake. The house location approximately 107' from the lakeshore meets the intent of the Comprehensive Plan for new structures. The existing detached garage is less than 20 years old and is in good condition. It contains a storage area below which fits well with the topography of the site. The primary concern is the hardcover variance request. The Planning Commission and Council have been fairly consistent in denying hardcover variances for new construction unless a distinct hardship can be demonstrated. Structural coverage (excluding decks which are currenily not above 6') is proposed at approximately 2370 s.f. or 8.3 %, well within the 15 % limitation. Lot Area This record lot consists of 3 combined platted lots. The lots were originally platted prior to current zoning standards, and developed lots in the neighborhood typically consist of 1 lot, in a few cases 2 or 3 lots combined. This is one of the larger properties in the neighborhood. The site has contained a single family home for many years. The substandard lot area is inherent to the property. No adjoining land is available to make the lot larger. While the substandard lot area somewhat limits the re-use of the property for construction of a replacement home, a replacement home could be constructed that meets all other zoning code standards, hence the area variance should be granted. Average Setback The proposed replacement home is in approximately the same location as the existing house, with a very minor additional average setback encroachment of 3-4' past the existing house. This will have virtually no impact on neighboring views of the lake due to the orientation of the adjoining house to the west and the topography. The average setback variance should be granted. Accessory Structure Without Principal Structure Dunng the period between demolition of the existing home and completion of the new home, the detached garage will technically have the status of an accessor^ structvje without a principal structure, not in compliance with Section 10.03, Subd. 9(A). This variance should be granted, subject to removal of the detached garage i f z principal structure is not commenced in a timely manner after demolition of the existing house. I 1 4