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HomeMy WebLinkAboutVariance NARRATIVE - updated 8-16-20222815 CASCO POINT ROAD - ORONO, MN 55394 – UPDATED AUG. 16-2022 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 significantly upgrade the existing home. The demolition of existing garage, remodeling of the existing home and construction of the now conforming garage addition is included in , and will be completed under a separate Building Permit. As part of that building/remodeling permit application process, existing hardcover was reduced to meet the 25% requirement. The hardcover variance requested here represents the additional net hardcover for construction of the deck. Since original submission of this variance request Applicant has also worked with staff to revise the request to address staff and neighbor concerns. The plans and survey have been updated to reflect these changes and reduce the variance requested. The changes from the original variance application include;  Moving the new garage construction to meet current setbacks. The setback was originally proposed to match existing setback (appx 6.2 feet), the revised setback is approximately 8 feet.  All new construction meets height requirements, with a Defined Building Height of appx 25’  Eliminated a 2nd floor addition that encroached in the average lakeshore setback  The hardcover has been adjusted to reduce from the approximately 32% existing to approx. 27.3%.  Adjusted new driveway to meet required sideyard setback.  Proposed new construction is denoted on plans by a key in lower right corner of pages. The updated variance request is now for the deck within the average lakeshore setback, for a new gable roof over existing house, and for hardcover exceeding 25%. Upon approval of this variance request the building permit would be amended to reflect approved variance changes. In the event this variance is not granted The owners 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. The recent survey shows 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 net hardcover of approx. 3,990 sqft, or approx. 26.73% - a net decrease of approx. 780 sqft. (See survey for exact final numbers). 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. Owners have revised plans so that new garage construction setback is approx.. 8.1 feet, exceeding the minimum required setback. 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 fully meets required setbacks. Owners have revised plans on West exposure to address neighbor concerns, by adding architectural detail, boxed windows, differing siding, and similar. Applicants propose replacing the existing dated hip roof with a new gable roof matching the garage addition. The existing hip roof structure is in generally poor condition, and will likely need to be replaced as part of the remodeling and new construction. Owners would like to replace the existing hip roof with a gable roof matching the addition. The defined building height for the proposed new gable roof over existing house is approx. 14” taller than the existing hip roof. The visual impact from ground to neighboring properties is unchanged as the soffits and fascia are the same for both roof – the new gable roof runs front to back, the same as existing hip roof. The gable roof proposed is simpler to build and install, and substantially improves the visual and architectural appeal of the property. This is especially true of the lake facing rear elevation. The proposed new gable roof building height is substantially lower than the maximum allowed, and is similar in mass and scale to most newer construction on similar lake sites. Additionally, applicants would like to construct an outdoor living space/deck attached to the lake side of the existing home. A significant portion, closest to neighbor, is proposed to be largely at grade. Owners propose glass railings (or rope wire) to largely eliminate changes to view. The subject 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 outdoor living space on the property to the West is on the opposite side of their lot to the subject property. Applicant intention to use glass panel or rope wire railing further helps preserve views. The neighbor to the East has expressed no concerns regarding Applicant’s plans for this property. Applicant intendeds to remove much of the accessory hardcover, as an example removing foundation planting areas and replacing with fabric. A net reduction, from approx. 32% to less than 27% 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 (that meets sideyard setbacks) 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.