07-15-2002 Planning Packet - Laserfiche WebLink

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would not be used for living space. This particular lot is located only 3-4’ above the lake elevation of Lake Minnetonka not allowing for a basement level. The building height variance is being requested to pemiit additional living space. The entire building does not exceed 30’ in overall height. The property owners submitted sketches that would have a 9 ’ ceiling on the 1*' level, 10 ’ ceiling on the 2*^ level, and 8’ ceiling on the 3''* level. They would be willing to lower the ceiling height to 8’ on each level. The total proposed height of the structure, assuming the 8’ ceiling heights, is approximately 28' to the midpoint of the roof. Some height restrictions used by cities were based partly on the ability to provide adequate fire protection, as equipment was only able to reach buildings of a certain height. The proposed individual house is not taller than other houses since it would meet the 30’ standard. The 2 '/j story height limitation versus a 3 story’ house would not change the amount of residential structure that would be visible from the lake. Many lakeshore homes are walkout style homes that have a full 3 levels exposed to the lakeshore. Allowing 3 story houses would mean houses having a walkout level could have as many as 4 levels exposed. Staff Recommendation Staff recommends denial of the application based on the variance requested for building height, fhe height variance recommendation is based on the following: 1 . The granting of a variance to height would be inconsistent w ith the intent of the zoning ordinance. 2. The granting of a height variance would be precedent setting for other lots w ith similar characteristics, such as not having the ability to have a basement level. Allowing 3 story houses would change how the City of Orono has viewed residential development. 3. No hardship has been demonstrated that requires a third level in the house. The request to have more living space may be a convenience to the applicant and not a hardship. Stall supports a scenario of a building that would be constructed within the site plan and not exceeding 2 'A stories based on the following: 1 . The lot was platted prior to current zoning standards. 2. The property has been developed as a residential site. Hennepin County tax records Catimate a construction year of 1900. 3. The property is served by sanitary' sewer. 4. Redevelopment the property as residential is consistent with tlie zoning district and with the development of the surrounding properties. 5. The lot has demonstrated a suitable building site. 6. The amount of hardcover proposed is the minimum amount of hardcover required to serve a house with a 1.500 s.f. foundation and provide a suitable driveway. The only concern is the house does not have any sidewalks or ground level patios in the plan.