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Date Application Received: 09/20/2022 <br />Date Application Considered as Complete: 09/26/2022 <br />60-Day Review Period Expires: 11/25/2022 <br /> <br /> <br />To: Chair McCutcheon and Planning Commission Members <br /> Adam Edwards, City Administrator <br /> <br />From: Melanie Curtis, Planner mcc <br /> <br />Date: October 17, 2022 <br /> <br />Subject: #LA22-000052, Denali Custom Homes, 1780 Shadywood Rd, <br />Variances <br />Public Hearing <br /> <br /> <br />Background <br />The applicant is proposing to remove the existing detached garage which is situated on the rear <br />property line and construct an attached garage addition with living space above 18.3 feet from the <br />rear property line where a 30-foot setback is required. Additionally the property currently has <br />32.7% (3,991 square feet) hardcover. They are proposing an 84 square foot reduction resulting in <br />32.01% hardcover. Variances for rear setback and hardcover are requested. Initially, a driveway <br />setback variance was requested however, the applicant’s revised the plan to conform to the 5-foot <br />side setback at the suggestion of staff. <br /> <br />Practical Difficulties Analysis <br />Applicant Submittal Information: The <br />applicant has identified the <br />nonconforming lot size as a practical <br />difficulty supporting the requested <br />variance(s). Additionally, they have <br />provided supporting documentation <br />regarding Practical Difficulties <br />attached as Exhibit B, and should be <br />asked for additional testimony <br />regarding the application. <br /> <br />Planning Staff Practical Difficulty <br />Analysis: Regarding practical <br />difficulty, Staff finds the <br />nonconforming size and width of the <br />property, combined with the angle of <br />the 75-foot setback across the <br />property create difficulties for development. However, staff finds there is a conforming building <br />envelope available to support a garage addition. The 3 car garage addition creates more hardcover <br />than necessary for reasonable use of the property. Reducing the size of the garage addition would <br />bring the hardcover closer to conformance. The applicant has not provided practical difficulty <br />statements that support the proposed addition size and hardcover levels. <br />Application Summary: The applicant is requesting a rear yard setback variance and <br />hardcover variance in order to construct an addition to the home. <br />Staff Recommendation: Planning Department Staff recommends denial.