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1300 Bracketts Point Road Variance Application 1 <br /> <br />December 13th, 2017 <br /> <br />Halvorson Variance Application – Practical Difficulties <br /> <br />Property Address: <br />1300 Bracketts Point Road <br />Orono, MN 55391 <br />Submitted by George & Laurie Halvorson along with Rehkamp Larson Architects <br /> <br />The following verbiage responds to questions #1-12 on the Practical Difficulties Documentation Form <br />of the attached Variance Application: <br /> <br />1. “The property owner proposes to use the property in a reasonable manner not permitted by the <br />Zoning Chapter” <br />The entire home is nonconforming as it is within the string test so any change to the volume <br />requires a variance. These requests for improvement are only vertical as the footprint is not <br />affected. The homeowner would like to adjust the style of the home by altering 2 roof lines and <br />a front entry canopy height. They would also like to add a family room that captures views to <br />the west. <br /> <br />2. “The plight of the landowner is due to circumstances unique to his property not created by the <br />landowner” <br />The parcel is located such that the string test setback required by Sec. 78-1279(6) and the <br />location of the lakeshore create an atypical zoning condition which places the existing home <br />entirely within a non-conforming area. <br /> <br />3. “The variance, if granted, will not alter the essential character of the locality” <br />Correct. The essential bones of this house remain intact. The small addition and refinements to <br />the roofs are improvements that will not alter the already eclectic character of the neighboring <br />properties. The views of neighbors will not be adversely affected by these improvements. <br /> <br />4. “Economic considerations alone do not constitute practical difficulties if reasonable use for the <br />property exists under the terms of the Zoning Chapter” <br />The home is entirely within the string test set back/average lake shore setback precluding any <br />improvements to the existing aging structure without a variance. The homeowners chose to <br />invest in this existing home and do a significant remodel rather than tear down. <br /> <br />5. N/A <br /> <br /> <br />6. “The board of Appeals and Adjustments or the Council may not permit as a variance any use that <br />is not allowed under this Chapter for property in the zone where the affected person’s land is <br />located” <br />The home’s use is to remain a single-family residence. Hardcover is unaffected. <br /> <br /> <br />7. N/A