09-15-1986 Planning Packet - Laserfiche WebLink

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Zoning File #1070 September 12, 1986 Page 2 Note that if the slab is more than 2' from the lot line, as a slab only it is a non-encroachment, but is considered a structure requiring a permit. If a garage is built on it, it is definitely an encroachment into the side yard setback, needing a variance. Applicant claims that this is the only feasible site for a garage, given the topography and septic location, unless major amounts of fill and grading are done. The septic tank certainly does impact the location to a degree, and any work past the existing 5' drop-off will likely affect the drainfield. However, considering the extent of work done to create a flat parking area with poured concrete all along the 5-foot drop-off and a concrete ramp to the lower level, it seems to me that better planning could have allowed the garage to be placed directly south of the house with no encroachment on the setbacks, but this would have eliminated the use of the single existing tuckunder garage. The neighboring property owner, Bruce Dayton, has written a note of approval of the garage location. Staff remains unconvinced of the actual lot line location behind the garage. Drainage from the property is generally to the east and south at the garage location. It appears that the swale between the properties is about 10' into Dayton's lot. The additional run-off onto Dayton's lot as a result of the garage is minor, and gutters along the rear of the garage would require the added run-off to virtually none. Staff Recoimnendation: Given the site conditions prior to the slab construction, staff feels that there are better alternatives for a garage on this site, but none which still allow ready access to the existing garage. With the extensive site work recently done (i.e. concrete slabs next to the 5' drop-off), it seems that a 24'x24' garage could be placed directly south of the house, opening to the west. Please view the garage site if possible. Do you find any justification for granting the side setback variance for the garage on the existing slab? If you do approve this, staff would recommend an updated survey prior to construction, showing the actual lot line and verifying the setback to the slab.