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Front/ Street/ Side Street Setback Variances FILE #16-3845 July 13, 2016 Page 5 of 6 The front setback variance is for a setback of 20.4 feet for the porch, with the bulk of the house being 26 feet from the street lot line. This setback is generally in line with the existing house to the immediate north, and is typical of many other lots in the neighborhood, which have front setbacks ranging from 17-18 feet to as much as 40-50 feet. The need for the shortened setback may have to do with the topography of the lot and its relation to the 'lookout' configuration. In a ½-acre zone the front setback would be 30' minimum; applicant should be asked to review whether the setback can be increased to 30' or if not, define the reasons why. With regard to the side setbacks of 25' and 23', these place the house generally centered on the lot, which will avoid visual crowding in the neighborhood. Note that under ½-acre standards these would be conforming setbacks. Driveway Standards Variances The proposed attached garage will be located 26 feet from the street lot line where a 50' front setback would normally be required for garage stalls (Code Section 78-1511 generally requires that garage stalls not be located within a required front yard, i.e. SO' in the RR-1B district). However, the garage doors will be approximately 45 feet from the paved roadway of Arbor Street, hence ample off-street parking would appear to be available. With regard to the driveway itself, the location in the north half of the lot yields a setback from the Arbor/Minnetonka intersection of approximately 60 feet, and while not meeting the 100' standard of Section 18-136(e), is acceptable given the low-volume, low speed traffic within this neighborhood. Additionally, the proposed driveway width at the property line is shown at 26 feet. This should be reduced to 20 feet in order to meet the requirements of Section 18-136(b). Analysis Construction of a new home on this lot has long been anticipated by staff and most likely by the neighborhood. Staff believes the character of the neighborhood will not change if the variances for lot width and lot area are granted and a home is built on the property. The side setback variances for the proposed house are typical of the neighborhood and while in a 2-acre lot setting would be extreme, at this location they would seem to be reasonable in order to avoid a very narrow house. Whether the front setback can be increased to 30 feet is a point for discussion with the applicant. This increase would be a benefit for additional off-street parking, given the fairly narrow street, and would help to keep an open space feel in the immediate neighborhood. Practical Difficulties Statement Applicant has filled in short answers to the Practical Difficulties Documentation Form attached as Exhibit D, and should be asked for additional testimony regarding the application. Neighbor Comments As of this writing the City has received no comments from neighboring property owners, but the abutting owners to the north and east, as well as the owner directly west across Arbor street, have all signed the neighbor acknowledgement forms (Exhibit J).