07-21-1997 Planning Packet - Laserfiche WebLink

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Zoning File #2253 July 14, 1997 Page 2 Discussion The existing house on the propert>' is small and in poor condition, and has not been lived in for a few years. Applicant proposes to remove the existing house and either rebuild himself or sell the lot as a building site. A third option he is considering is sale to neighboring property owners for additional yard area. Applicant has not provided plans for a proposed house for the site. It may be rea.,onable to grant the variances requested to replace the existing house without knowing the parameters of a new house, only if all setback, hardcover and lot coverage requirements are intended to be adhered to. Given the 35% hardcover limit, the 1,500 s.f. lot coverage allowance, and the required front, rear, side yard setback requirements, a modest residence with two car attached garage could be developed on this property without variances other than the requested lot area/width variances. A conforming residence might include the following; A. 28'x36’ house + 24'x20* attached garage = 1,488 s.f. B. 16'x30' driveway = 480 s.f C. 3'x32' sidewalk = 96 s.f D. 10'x28' deck = 180 s.f E. lO’xlO’shed = 100 s.f Total hardcover = 2,344 s.f or 34.9% Total lot coverage = 1,488 s.f This home could be two stories in height to gain square footage, but would have to be set at the 30 ’ street setback line in order to meet hardcover requirements. Further, the attached garage would have to face the street, 'fhis combination of limitations leaves little flexibility in design, but may also yield an opportunity for creativity. Hardship Both adjacent properties contain existing homes, hence no additional land is available to make the lot larger. Further, of 73 homes in the neighborhood bounded by Shady wood Road on the east and Blaine Avenue on the west, including Livingston Avenue, Lyric Avenue and Crystal Place, 41 are on single 50' lots, 23 are on double 100' lots, and 9 are on triple 150' or larger lots. Construction of a new residence on this property would not be out of character with the neighborhood, even though it would be significantly smaller than the zoning district standards. Also, it can be argued that a property containing a residence which meets the lot coverage, setback and hardcover standards should not be considered as "over built". Additionally, allowing the replacement of the existing deteriorated structure with a modest residence will help the City meet its goal of maintaining affordable housing in the City.