Residents ask planning staff for lot-line change and ADU variance to build larger house

A pair of homeowners told the Fielding Town Council they want to reconfigure two adjoining parcels so they can build a larger primary residence while keeping the existing small house as an accessory dwelling unit (ADU) or otherwise avoid bulldozing it.

The homeowners said the combined property is roughly 0.74 acres and that an engineer working with the health department and Hansen Engineering drew a proposed lot line that would make parcel B about 0.46 acres and still preserve existing septic locations. A staff member confirmed the health department inspected and mapped leach fields and that Bear River (sewer/water representative) had been consulted.

Why it matters: Council and planning staff cautioned that local ADU rules, septic approvals and lot-size minimums constrain options. The town’s detached ADU rule referenced during discussion requires 0.75 acres, and the ADU-size cap requires the existing small house to be no more than 40% of the new primary residence if the owners pursue the ADU route. The homeowners said the existing house is about 1,900 square feet and that, under the 40% rule, the new primary would need to be roughly 4,700 square feet if the old house remained the ADU.

Details and options discussed

- The homeowners said the health department located two existing septic systems and that Hansen Engineering drew a revised lot line intended to provide at least the health-department minimum area for a functional septic on the new parcel.

- Staff suggested pathways: (a) apply for a variance from the 0.75-acre detached ADU requirement; (b) submit plans showing the new primary residence and record a deed restriction or agreement ensuring the two lots remain under common ownership; (c) combine the two parcels into a single parcel before building; or (d) build the new house and record a permit condition requiring demolition of the older structure before final occupancy.

- Council and staff noted constraints: a detached ADU requires 0.75 acres under local ordinance while an attached ADU has lower acreage requirements, but attaching the existing building may be impractical because of septic locations. Staff also said the town would expect a site plan showing building location, driveway and septic placement for planning-commission review.

Speakers and attributions

- Resident (homeowner): described the lot sizes, the health department’s inspection of septic locations and an engineer’s revised lot line; said they “want to stay here” and prefer not to bulldoze the older house.

- Planning commissioner (unnamed): described the planning-commission concerns about septic approval.

- Staff member (unnamed): explained the ADU ordinance thresholds and recommended next steps including submission of plans and possible variance application.

Next steps and constraints

Council and staff recommended the homeowners return to the planning commission with a site plan showing the new house, septic locations and driveway. Staff suggested combining the two parcels or filing a recorded agreement as ways to address neighbors’ concerns about later subdivision and sale of a small nonconforming parcel. The homeowners said their preferred path would be to seek a variance or record an agreement so they can build the new house without demolishing the older dwelling immediately.

Ending

Planning staff said they would outline the formal steps required for a variance application or lot-combination and asked the homeowners to provide a proposed site plan for the next planning-commission meeting. No formal vote occurred on a variance during this meeting.