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'E�3834 <br /> June 76,2016 <br /> Page 3 of 5 <br /> Lot Coverage Variance <br /> :�orthgate Two is a Planned Residential Development which created building pads sized to <br /> accommodate the homes expected to be built, surrounded by a large common area of open space <br /> that resulted in the overall R-lA development density of 1 unit per acre. Within the 7 building <br /> pads the owners are allowed to b�ild to the property boundazies, per the provisions of the <br /> original PRD plat approvals. However, since 1989 the individual lots have techo.ically been <br /> subject to the structural lot coverage standards of Zoning Code Section 78-1403 which allows lot <br /> coverage of 1500 s.f. for any lot less than 10,000 s.f. in area, but limits Iot coverage to 15% for <br /> lots of 10,000 s.f. or greater and less than 2 acres. The existing house, garage and pool area <br /> comprise approximately 3,328 s.£ and the proposed additaon will add 216 s.f.,yielding a fiziallot <br /> coverage of appro�umately 3,544 s.f. or 47.5%. <br /> Note:Staff will recommend to the Council that the lot coverage ordinance be amended to not be <br /> applicable to existing and new PRD developments in whrch the building pad lots are sized to <br /> match the approximate perimeter of the prvposed homes, where yards are part of the common <br /> space. <br /> Lot Anaiysis Table <br /> � Lot Area Strurtaral Lot Coverage i <br /> ' � Ezisting Proposed Eaisting ' Atlowed Proposed ! <br /> i <br /> Lot 1,Block 7 � 7,462 s.f. 7,462 s.f. � 3,328 s.£. 1,500 s.f. 3,544 s.f. I <br /> , (44.6%) {47.5%} <br /> Outlat C � 205,336 s.f. 205,336 s.£ ; NA � NA NA <br /> Governing Regulahons: Va�ri.ance(Sec. 7$-123). <br /> In reviewing applications for variance, the Planning Commission shall consider the efJ`'ect of the <br /> proposed variance upon the health, safery and welfare of the community, existing and <br /> anticipated traf�`'ic conditions, light and air, danger of ftre, risk to the public safety, and the e,�j`'ect <br /> on values of property rn the surrounding area. The Planning Commission shall consider <br /> recommending approval for varaances from the literal provrsions of the Zoning Code in <br /> instances where their strict enforcement woudd cause practical di�culties because of <br /> circumstances unique to the indivrdual properry under consideration, and shall recommend <br /> approval only when it is demonstrated that such actions will be in keeprng with the spirit and <br /> intent of the Orono Zoning Code. Economic cansiderations alone do not constitute practical <br /> difficulties. Practical difficulties also include but are not limited to inadequate access to direct <br /> sunlight for solar energy systems. Variances shall be granted far earth-sheltered construction as <br /> defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the <br /> council may not pernut as a variance any use that is not permitted under this chapter for property <br /> in the zone where the affected person's land is located. The board or council may permit as a <br /> variance the temporary use of a one-family dwelling as a two-family dwelling. <br /> According to i�i'�T §462.537 Subd. 6(2} variances shall only be permitted when (staff <br /> commentary in bold type): <br /> 1. The variance is in harmony with the general intent and purpose of the Ordinance. Single <br /> family residences are a permitted use within the R-1A zoniag district and allowed <br /> by the Northgate Two PRD approvais. The proposed garage addition will be within <br /> the newly established lot boundaries which meets the ;�orthgate T`wo PRD <br /> standards. <br />