09-09-1996 Council Packet - Laserfiche WebLink

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Request For Council Action continued Page 2 of 3 September 4, 19% Zoning File )?2161 As noted in the Planning Commission memo, drainage is a concern due to the narrow roadway, small lots and steep topograph) in the neighborhood. The applicants propose a new garage side setback of 3* on the w est side, w hich w ould be approximately 11 ’ from the neighboring garage. The west garage wall would be extended southerly as a retaining wall in order to chan..el drainage along the property boundary past the applicants' house The City Engineer has reviewed this plan in concept on the site and feels it is feasible. Before the City could issue a permit for that wall, applicants would have to provide engineered plans for any portions of it in excess of 4’ in height. The 3' setback from the west lot line also is requested in order to protect two mature maple trees located along the east side of the property, which would likely be jeopardized by construction of a garage meeting the normal 10' west side setback. The proposed garage will increase 75-250' hardcover from 38.1% to 40.8%. Hardcover in the 0-75’ zone will not change, and is currently at 23.3%. Planning Commission Recommendation Planning Commission reviewed this item at their August 19th meeting and on a vote of 6-0 recommended approval of the new garage construction as pre.sented. The findings noted by Planning Commission specifically or suggested by the applicants include the following: 1 The 75-250' hardcover increase from 38.1% to 40.8% is primarily a result of locating the proposed garage more than 20' from the street lot line to allow for off-street parking which is critical in this neighborhood. There is minimal excessive extraneous hardcover which could be removed to mitigate the hardcover variance. The small size of the lot is a significant factor in the need for the hardcover variance. The 6' variance to the 30' garage street setback requirement is justified based on the topography of the lot and the need to minimize driveway hardcover while providing an optimum level of off-street parking. The garage side setback variance to allow a 3' west side setback is justified based on the hardship of two mature trees which would be jeopardized by construction of a garage meeting the required side setbacks. Further, the proposed location of the garage allow s for extension of the west w all of the garage to assist in accommotlating drainage from the neighboring property along the lot line without negatively affecting applicants' existing residence. 4.The 245 s.f. increase in lot coverage, which results in a 146 s.f. overage from the 1,500 s.f. allowed, is primarily caused by replacing the existing 1 8'\20' garage with