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� � <br /> FILE#'15-37�9 <br /> October 15,2015 � <br /> Page4ofB <br /> an event when the creek had flooded the rear of the prior garage at an elevatfon around 932'. <br /> The new garage will be located with its floor at 933.5'and would not be expected to flood. <br /> Side Setback Vartance <br /> The proposed side setbatk of 5 feet is much better located than the prior garage which was <br /> within a few inches of the lot line. Moving the garage to meet the 10' side setback woufd result <br /> in an unusable driveway entrance to the garage and rEquire removal of portions of the existing <br /> deck. At 21 feet in width, the garage is about as narrow as possible while still remaining <br /> functional far storage of two vehicles. <br /> Ave�age Lakeshore Setback Variance <br /> The Average Lakeshore Setback variance is necessary because each of the adjacent properties <br /> abut the 929.4'OHWL contour for Lake Minnetonka at the creek bank. The average setback line <br /> runs approximately east-west about 5 feet north of the north wal! of the proposed garage, so <br /> the ent9re garage would be an encroachment. The property ta the Immediate east at 3407 <br /> Eastlake Street will have its Eower views of Stubbs Bay encroached upon by the proposed <br /> garage. While the new garage will encroach lakeward approxtmately 8 feet less than the garage <br /> that was on the property until 20I1, the new garage as designed will have a peak height of <br /> approximateiy 15.5 feet,while the old garage had an estimated peak height of 9.5 feet based on <br /> photos in City files.The impacts on the neighbor's views of the lake could potentially be reduced <br /> by one or more of the following design revisions: <br /> - Decrease proposed roof pitch from 6/12 to 4/12 or 3/12;a pitch flatter than <br /> 3/12 is not recommended, however; <br /> - Re-orient the peak from north-south to east-west; <br /> - Change to a hip roof rather than a gable roaf; <br /> - Reduce the wall height of the garage. <br /> Analysis <br /> This property is severely Ilmited by the size and shape of the lot,the location and orientation of <br /> the existing house, and the limitatlons impos�d by a c�eek that is considered as lakeshore for <br /> zoning purposes. In stafPs opinian the proposed garage location would appear to be reasonable <br /> for a minimum-sized detached 2-stali garage. Attaching a garage to the east slde af the house <br /> could eliminate the average setback variance but would likely require signficant remodeling of <br /> the house, could probabty only be I or 1-1/Z stalls, and still would Itkely require a side setback <br /> varfance. Moving the proposed garage forward and closer to the house would �equi�e a <br /> varEance to the requirement for a id separation between structures. There is slmply not <br /> enough room to place a garage any closer to the street than the existing house. <br /> The fact that a 2-stall garage existed on the site for many decades suggests that replacement <br /> with a new garage at a location that [s not as non-conforming as that of the oid garage may be <br /> reasonable and]ustified. The applicants have worked with staff and their surveyor to minimize <br /> the extent of the side setback variance and to reduce hardcover. The structural coverage <br /> variance is minimal and a �eduction of 15 sf may be feasible but pert�aps unwarranted. <br /> Staff would recommend that the garage design be modified to reduce the magnitude of the <br /> view encroachment if possible. This is a dlscussian Planning Commission should have with the <br /> applicants. <br />