Narrative 05-11-2015 OLDMay 11, 2015
Bob Generous
Community Development Department, City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Variance Findings Statement :
We are seeking a variance to reduce the required reverse north and south (side)
required yards from OHW of Lake Minnewashta from 75 feet to 35 feet and 70 feet
to allow the construction of a new detached 2 -car garage with studio space above.
The site is zoned RSF and is on a private road on a peninsula jutting eastward into Lake
Minnewashta, and currently has no garage.
Applicant :
Pat Mackey
Mackey Malin Architects
5200 Washburn Avenue
612-220-6190
Owner:
Gregg and Kellie Geiger
3603 Red Cedar Point Drive
Chanhassen MN 55317
We submit the following justification for compliance for granting a variance:
a) Variances shall only be permitted when they are in harmony with the
general purposes and intent of this chapter and when the variances are
consistent with the comprehensive plan.
The granting of the variance would be consistent with the purposes and intent of the
comprehensive plan and this property's use as a single family home.
b) When there are practical difficulties in complying with the zoning ordinance.
"Practical difficulties", as used in connection with the granting of a variance,
means that the property owner proposes to use the property in a reasonable
manner not permitted by this Chapter. Practical difficulties include, but are
not limited to, inadequate access to direct sunlight for solar energy systems.
The property is bordered by shoreline on 2 sides of a narrow peninsula. Enforcement
of the required yard setbacks results in 387 s.f. of allowable buildable area, with the
vast majority of that being covered by existing structure or roadway. The lot is
essentially unusable if following required district setbacks.
Alternative garage locations have been investigated:
1. Attaching the garage to the west side of the house would provide only 8' to the
neighboring lot line, and less than 14 feet of separation from the neighboring house.
Furthermore, an attached garage placement to the west side of the existing house
would require a 3 -property re -alignment of the existing road which serves an
additional residence further down the peninsula.
Mackey Malin Architects 1 5200 Washburn Avenue South Minneapolis MN 55410 1 612. 220. 6190
2. An attached garage at the east side of the existing house would require an extensive
reconstruction of one end of the existing house, also require a re -alignment of the
existing road and the relocation of an existing fire hydrant and water line. The same is
true with a detached garage at the east of the house with an adequate fire separation
distance.
3. An additional potential space for the garage is the former site of a now -removed
fuel oil tank, which contains poor soils and the remediator's strong advisory to not build
upon (this location is also very close to the south shoreline).
4. Finally, several stands of mature trees on site reduce the options for garage
placement which doesn't alter the character of the lot and surrounding area.
The proposed garage placement walks the best line between these obstacles while
maximizing distance from both shorelines and minimizing disruption of existing site
elements (road, house, utilities, and view).
c) That the purpose of the variation is not based upon economic considerations
alone.
The sole purpose of the requested variance is that the homeowners may have a garage
for the existing single family home on the site. Currently the homeowners are parking
several vehicles outside and do not have full use of the property in the context of the
neighboring properties.
d) The plight of the landowner is due to circumstances unique to the property
not created by the landowner.
The property has a unique situation bordered by shoreline on 2 sides of a narrow
peninsula. The existing structure was built in 1918 and pre -dates the zoning ordinance.
All current construction on the property and adjacent properties pre -dates the current
landowner.
e) The variance, if granted, will not alter the essential character of the locality.
The essential character of the locality will not be altered. The surrounding area is
overwhelmingly single-family detached residences with a variety of attached and
detached accessory structures/ garages. As seen from the street, the water, and the
air, the density and scale of buildings on this lot (including the proposed garage) is
considerably less than at the remainder of the peninsula.
f) Variances shall be granted for earth sheltered construction as defined in
Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with
this chapter
Not Applicable to this property.
Site plan, Survey, and exterior elevations are attached.
Mackey Malin Architects 1 5200 Washburn Avenue South Minneapolis MN 55410 1 612 . 220 . 6190