04-15-1996 Planning Packet - Laserfiche WebLink

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Zoning File #2098 January 8, 1996 Page 2 Section 10.03, Subd. 14(C): Lot coverage by structures limited to 15% or 1,500 s.f. whichever is greater. E.xisting lot coverage = 690 s.f. or 8.1% Proposed lot coverage = 1,795 s.f. or 21.0% 3.Sections 10.22, Subd. 2/10.56, Subd. 16(L): Hardcover limited to 25% of 75-250’ zone. Existing 75-250’ hardcover = 29.7% or 1,452 s.f. Proposed = 46% or 2,551 s.f. 4.Section 10.75, Subd. 3: "Additional heights on sloping lots. On any lot sloping downhill from the street, which has an average ground slope on that portion of the lot to be occupied by the main building of 25% or more (measured in the general duection of the side lot lines) an additional 12’ of height may be permitted in such main building and the garage or parking space may be in the required front yard provided a yard of 10’ or more is maintained.": The average slope of the northerly 1/3 of the lot is 25%, although the area to be occupied by the garage/house structure has a slope of only 20%. It can therefore be argued that this code section does not apply and a front (street) setback variance is required. (Note also that staff has determined this is not a bluff situation.) Discussion Please review the applicants' statement of hardship and description of unusual property conditions, E.xhibit D. A significant number of variances are requested for construction of a new house to replace the existing residence structure on the property. The lot area and lot width variances are not, of course, created by this specific house proposal, although the small lot area impacts the hardcover and lot coverage percentages, and the minimal lot width results in the need to construct a relatively narrow residence. The steep slooe downward from the road clearly has a significant impact on the house location, suggesting the appropriate use of a spancrete floor garage with living space below it. The 25% slope provisions of zoning code Section 10.75, Subd. 3 (if applicable) would allow the garage to encroach into the 30 ’ front (street) yard to within 10’ of the street right-of-way. In this case a 25’ setback is proposed which will leave enough depth for off-street parking of two vehicles side by side in front of the garage The proposed 8’ side setback (2’ variance) on the northeast side still leaves a setback of approximately 25’ from the adjacent residence of A1 Seran. which was recently rebuilt. However, on the southwest side, the corner of the proposed attached garage will be