11-16-2015 Planning Commission Packet

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FILF�15-3788 , + November 12,2015 Page4of5 Side Setback Variance Reduction of the garage width by 1 foot will allow it to be 6 feet instead of 5 feet from the east side lot line. This is much better than the prior garage which was within a few inches of the lot line. Moving the garage to meet the 10' side setback would result in an unusable driveway entrance to the garage and require removal of portions of the existing deck. At 20 feet in width, the garage is as narrow as possible while sti11 remaining functianal far storage of two vehicles. Average Lakeshore Setback Varlance The Average Lakeshore Setback variance is necessary because each of the adjacent properties abut the 9�9.4'OHWL contour for Lake Minnetonka at the creek bank. The aVerage setback line runs approximately east-west about 5 feet north of the north wali of the proposed garage, so the entire garage would be an encroachment. The property to the immediate east at 3407 Eastlake Street will have its lower views af Stubbs Bay encroached upon by the proposed garage.While the new garage wlll encroach lakeward approximately 9 feet less than the garage that was on the property until 2011, the new garage pe� the revised deslgn will have a peak height of approximately 13.5 feet,while the old garage had an estimated peak height of 9,5 feet based on photos in City frles.The revisions are a cfirect result o#the concerns expressed by the adjacent neighbor regarding views of the lake. Analysis This property Is se�erely limited by the slze and shape of the lot,the location and o�ientation of the existing house, and the limitations imposed by a creek that is considered as lakeshore for zoning purposes. In stafPs opinion the proposed garage location would appear to be reasonable for a minimum-sized detached 2-stall garage. Attaching a garage to the east side of the house could eliminate the average setback variance but would likely require significant remodeling of the house, could probably only be i o� 1-I/2 stalEs, and stlll would likeiy require a side setback variance. The differential in costs between the detached garage and attach�ng a garage is substantial. Moving the �roposed garage forward and closer to the h�use without attaching it would require a variance to the requirement for a 1d separation between structures. There is simply not enough room to place a garage any closer to the street than the existing house. The fact that a 2-stall garage existed on the site for many decades suggests that replacement with a new garage at a location that is not as non-confertning as that of the old garage may be reasonable and justEfiecl. The applicants have worked with staff and their surveyor to minimize the extent of the side setback variance and to reduce hardcover. Practical DFfRcultles Statement Applicarrts have completed the Practical Difflculties Documentation Form attached to the October Planning Cammissfon packet as Exhibit B, and have submitted a new narrative describing the basis for their submittal. Malysls(PracticaE Difficulties} Staff would offer the foilowing with regard to the 12 practical difficulties oonsiderations: i. Tfie property owner is proposing to use the property in a reasonable manner very simflar to how it is currently and has historically been used. 2. The plight of the property owner is due to having a small aot in a developed neighborhood of similariy small lots,and which is physically constrained as to e�ansion due to required setbacks,conditlons not created by the property owner.