05-15-2023 Planning Commission Packet

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Date Application Received: 03/22/2023 Date Application Considered as Complete: 03/24/2023 60 -Day Review Period Expires: 05/17/2023 60 -Day Staff Extension Period Expires: 07/22/2023 To: Chair Bollis and Planning Commission Members Adam Edwards, City Administrator From: Natalie Nye, Planner Date: May 15, 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. On April 17, 2023, the Planning Commission held a public hearing. The neighbor to the north at 740 Tonkawa Street, Bruce Lea, spoke in opposition to the project. The original proposal removed a portion of the shared driveway between the two properties. The applicant was amendable to changes and the Planning Commission directed the applicant to work with the neighbor and submit a revised proposal at an upcoming meeting. The Planning Commission voted 6-0 to table the request as submitted. The applicant has since met with the neighboring property owner and has revised the proposal (Exhibits A, B, C). The revised plan no longer removes a large portion of the shared driveway allowing the neighbor to fully access his property as he does today. The new proposal maintains the existing shared driveway space and reorients the proposed retaining walls. The impacted neighbor at 740 Tonkawa, Bruce Lea, has submitted a letter (Exhibit D) in support of the revised plans. Staff recommends approval of the revised plans. 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