HomeMy WebLinkAbout2815 CASCO - Variance NARRATIVE2815 CASCO POINT ROAD - ORONO, MN 55394
VARIANCE APPLICATION NARRATIVE:
Applicants Mark and Lisa Thostenson have purchased the property located at 2815 Casco Point Road –
Orono, MN. They intend to fully remodel and upgrade the existing home and make it their residence.
They also plan to remove the existing old detached garage located adjacent to the Casco Point Road
Right of Way, and build a new 3 car garage addition with living space above, attached to the street side
of the existing home, and build an outdoor living space on the lake side of the existing home.
Per the recent survey the lot is approximately 14,926 square feet, or approximately 0.34 acres. Existing
net hardcover is approx. 4,770 sqft., or approx. 31.96%. The applicant proposes new hardcover of
approx. 4,283 sqft, or approx. 28.69% - a net decrease of approx. 487 sqft.
The existing home generally meets required setbacks, with the exception of the West lot line, adjacent
to the property at 2813 Casco Point Road. Required side yard setback is 7.5 feet – current side yard
setback is approx. 6.9 feet.
Applicants intend to remove and rebuild the existing dilapidated 3 car garage, constructing a new
addition to the street side of existing structure. This new addition generally meets required setbacks,
with the exception of the same West lot line. For visual harmony and simplicity of structure, applicants
plan to follow/extend the existing side wall of the home thru the side wall of the garage addition. At the
front of the garage the westerly corner side yard setback would be approx. 6.2 feet. A secondary
consideration is that the existing front entry will be behind the new garage, a function of the narrow lot,
and this garage location makes the front entry slightly more accessible and less ‘hidden.’
Additionally, applicants would like to construct an outdoor living space/deck attached to the lake side of
the existing home.
The existing home is set back considerably further than the 75’ minimum lakeshore setback.
The home to the West shares a similar lakeshore setback, while the home to the East is setback
considerably further than the subject property. Additionally the subject property has a ‘walk up’ exit
from the lower level, which presents several unique challenges, both in grade changes and in a need to
provide “cover” for this door location.
The nearby average lakeshore setbacks, as is typical of many areas of the lake, show a wide disparity
here. The 3 homes adjacent to the neighbor to the East all have similar approx. 79’ lakeshore setbacks
compared to the 120+ foot setbacks here..
With its larger lakeshore setback, a deck at the subject property, would have minimal, if any, impact to
the viewscape of property to the East – the existing home on the subject property would largely shield
view of any deck.
The property to the West may have some view of the lakeside deck, however it largely shares the same
grade as the subject property, and the deck on the subject property would be primarily at or near grade
on the West portion of the lot – presenting a minimal impact, if any.
The neighbor to the East has indicated their support of Applicant’s plans for this property, including
variances for the garage addition (with its minimal side yard setback variance) and the lake side deck.
Applicant intendeds to remove much of the accessory hardcover, as an example removing the
foundation planting areas and replacing with fabric. A net reduction, from approx. 32% to less than 29%
is proposed.
As part of the garage relocation the existing large and wide concrete driveway at the street would be
removed, replaced with landscaping and yard, and a narrower more residential scale driveway to the
new garage. These changes would significantly improve the street view and serve to reduce congestion
and parking issues along the narrow roadway.
Applicants have worked hard to create an aesthetically attractive project that compliments the
neighborhood, reduces existing non-conformity, helps address congestion adjacent to the road right of
way, and addresses the unique challenges of the subject property, and ask these variances be granted.