04-17-2023 Planning Commission Packet

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Date Application Received: 03/22/2023 Date Application Considered as Complete:03/24/2023 A Y/''`� 60-Day Review Period Expires: 05/17/2023 V To: Chair Bollis and Planning Commission Members y� Adam Edwards,City Administrator 41cEstiOR`` From: Natalie Nye, Planner Date: April 17, 2023 Subject: #LA23-000017, Murphy&Co. Design, 746 Tonkawa Road Variances for Hardcover, Driveway Width, and Rear Yard Setback for an Accessory Building Public Hearing Application Summary: The applicant is requesting variances for hardcover to exceed 25%, driveway width, and rear yard setback for an accessory building. Staff Recommendation: Planning Department Staff recommends approval. Background The applicant is proposing to remodel the existing home and construct a new detached garage.The remodel of the home will include the addition of a second story,which will meet all code requirements. The applicant is proposing to demolish the current, nonconforming garage and to construct a new detached garage near the street. Due to the topographical challenges on the property,the garage will be 10 feet from the rear/street property line and positioned so that the garage doors face the street.This does not meet the code requirement that states that garage doors facing streetward must meet the primary building setbacks (30 feet).The proximity of the garage to the street does not allow for the tapering of the driveway to meet the maximum driveway width of 20 feet.The proposed driveway width that serves the new detached garage is 34 feet.The applicant is requesting variances for rear yard setback for the accessory structure and for driveway width. Additionally,the applicant is requesting a variance from hardcover.The current property is over the maximum allowed hardcover of 25%.The project proposes to reduce the total hardcover from approximately 35%to 32% primarily through the removal of driveway serving the existing garage. Practical Difficulties Analysis Applicant Submittal Information:The applicant has identified the significant topographical changes from the street to the house as the reasoning for the placement of the new garage closer to the street. Constructing a garage closer to the home would create a steep driveway that would be unsafe in the winter and require more hardcover.The existing lot is over on hardcover at approximately 35% and the applicant is proposing to reduce the overall hardcover to approximately 32%. Due to the topography the garage will be placed so that the garage doors face the street and have a wider driveway width than allowed per code, both of which require a variance. Planning Staff Practical Difficulty Analysis:Staff agrees with the applicant's assessment. A new detached garage in a compliant location would create an unsafe and very steep driveway as well as increase overall hardcover on the site.Staff believes the substandard lot size, lot width, as well as existing building and driveway locations are all practical difficulties when remodeling the lot. Staff is supportive of the new detached garage location and orientation as well as the driveway width.The Planning Commission should discuss the need for a three-bay garage that requires a wider driveway and more hardcover than a garage with two bays.