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Zoning File #1253 March 11, ln88 Page 2 of 3 The applicant has asked you to consider a variance setback for the proposed garage citing the following hardships: 1. Limited flat yard area and need to preserve that limited yard area. 2. Interior design of structure and location of view windows would prohibit the attaching of the garage on the east side of the house. 3. Location of mature maple tree within the northeast yard area. 4. Location of neighbor's house at the east side property line. Garage in its propose( location will lessen the impact on the adjacent neighbor. 5. Moving the garage further north providf.. _he much needed turn- around area between the house and garage. 6. There is no visual impact along the County Road because of the mature, dense screening that exists along the roadway and the garage will be installed so as not to disturb the existing screening. At the time of the fi 1 ing of the application, the applicant was not aware that the accessory structure would also require an area variance. In recent applications it has been the City's policy to include not only ground floor area but to also include levels that are inhabitable or usable - 294 s.f. of attic space had to be added to the accessory structure area. The applicant has advised that there is no storage area within the principal structure and that the attic area was needed to provide the ct,irage space. As applicant's addendum points out, the structure has been de igned to blend in with the exiting residential surroundings. The 20' higi structure will be screened by the surrounding natural plantings along the north boundary line. The proposed structure will be constructed of the same f xterior finish as the principal residence (redwood siding). T je City staff has received no commen`s from the neighbors notified for this review. Staff Recomendation - To approve the variances application of B. John Lindahl, Jr. for the residence located at 1406 Bohil's Point Road that would approve a 86 s.f. area variance and 17' street setback variance for a proposed detached garage based on the findings cited in applicant's addendum and repeated above. Approval is subject to the following conditions: 1. Applicant is to obtain a land alteration permit for the regrading of the drive and the placement of the retaining walls adjacent to the dive. 2. Applicant must obtain a demolition permit prior to the removal of the existing garage.