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Zoning File #2160 <br />August 15, 1996 <br />Page 3 <br />requirements for off-street parking, loading and unloading for motor vehicles in accordance with <br />the utilization of various parcels of land and structures." <br />In staffs opinion, while the proposed garage addition and roof reconstruction will have little <br />impact on neighboring properties, it w ill increase the permanence of the current non-conforming <br />situation. One way to mitigate this would be to require that the garage entrance doors be <br />relocated to the side (as shown in applicant's construction elevations. Exhibit G), and <br />establishment of driveway and parking area directly east of the garage. Then, the magnitude <br />of variance for street setback reduces form 29.8' to 9.8', and a parking non-conformity is <br />resolved. <br />Existing hardcover in the 75-250' zone is approximately 13.3%. Adding the 16' x 24' garage <br />addition and a new 30' x 26' driveway entering the garage on the east side, and removing the <br />8' X 8' shed results in 75-250' hardcover of 17.1%, still significantly below the 25% limit. This <br />driveway would require minor changes in landscaping, but would not eliminate an excessive <br />number of trees. Applicants have stated they do not want to lose trees if at all possible. <br />Staff Recommendation <br />Applicants should reduce the size of the addition to approximately 24' x 15.6', so that the entire <br />building stays below the 1,000' limit. <br />If Planning Commission concludes that the proposed addition is in an appropriate location. <br />Planning Commission should also consider whether the conversion from a hip roof to a steeper <br />gable roof less than 1' from the street lot line, is justified by sufficient hardship and whether <br />it is appropriate in the context of the surrounding neighborhood. Finally, staff recommends that <br />if the proposed addition and roof conversion is approved, applicants should relocate the existing <br />garage doors to the east side, and construct a new driveway access as shown on Exhibit J, <br />which will reduce the magnitude of the variances needed (garage will only need a 9.8' variance <br />instead of a 29.8' variance for street setback) and eliminate parking on the right-of-way. In that <br />case, it may be appropriate to request that applicants remove the portions of the existing <br />concrete apron located within the right-of-way. <br />Options for Action <br />1. <br />2. <br />3. <br />4. <br />5. <br />Recommend approval as proposed by applicant. <br />Recommend approval with conditions. <br />Table for further information (specify). <br />Recommend denial, stating reasons. <br />Other.