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FILE#15-3792 � <br /> November 1Z,2015 <br /> Pape A aF 5 <br /> structural cflverage. The increase is primarily in the expansion from a 16' x 24' detached i+stall <br /> garage to an attached 2-stalf garage. The proposed garage at 21' x 22' is relatively small and <br /> would not appear to be excessi�e. <br /> Side Setback Variances <br /> The narrow width of the lot is a practical difficulty for addition af a garage meeting the 10' side <br /> setbacks. Applicants have limited the proposed garage width to 21 feet and centered it on the <br /> house, requiring setbacks of 9.2 feet on the north side and 9.6 feet an the south side. They are <br /> proposing a sidewafk along and abutting the north lot line, with a slight slope towarci the south <br /> and draining to the street. Care will be needed in wnstruction to ensu�e this sidewalk does not <br /> drain to the neighboring properly. A new entry door on the north side with a concrete stoop and <br /> a 10' x 3.3' overhang is proposed, the overhang being an encroachment on the side yard <br /> requirement, but desirable for th� entry door. On the south side, a window well needed for <br /> basement egress will extend to within 4.2 feet of the lot Eine, also requiring a varfance. <br /> Analysis <br /> The increase in hardcover as a result of attaching the garage is a direct result of the additional <br /> length of drfveway needed to serve it. The alternative would be to construct a new 2-stall <br /> detached front-loading garage at least 30 feet from the street lot line, which could reduce or <br /> eliminate the need for an increase in hardcover. A minima[ backup apron cauld be constructed <br /> under such a configuration. The need for additional hardcover must be weighed against the <br /> increased livability and desirability of an attached garage. <br /> The Increase in structural coverage is relatively minimal. This is a small house as compared to <br /> many others in the neighborhood, and whether an attached or detached garage is added, the <br /> cha�acter of the neighborhood would not change. The properry to the immediate south has a <br /> detached garage; that to the immediate north has an attached garage. The increased <br /> functionality of a 2-stall garage vs the existing 1-stail with storage is relatively apparent. The <br /> additional li�ing space above the garage wiN make the house more Ifvable, which would not be <br /> the case if a detached garege is constructetl. <br /> The slde setback variances for the garage are minimal and with such a narrow lot, unavaidable <br /> unfess a very narrow and less functional garage is constructed. The side setback variances for the <br /> entry overhang and the window well are also a functlan of the extremeiy narrow lot, and only <br /> become an issue if roof runoff and drainage are not properly dealt with. <br /> Practical Dlfficulties Statement <br /> Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit C, and <br /> should be asked for additional testimony regarding the appfication. <br /> Practical Olfffcultles Analysls <br /> StafFwouCd of�erthe following with regard to the 12 practical difficulties considerations: <br /> 1. The properly owne� is proposing to use the property in a reasonable manner but the <br /> magnitude of the request is not permltted by the Zoning Code. <br /> 2. The piight of the property owner is due to having purchased a house with an extremely <br /> small and narrow lot; while the landowner did not create the small �ot situation, <br /> information dn the limitations on the lot imposed by the code is readily avallable. <br /> 3. Expansion of the house by attaching a garage with living space above and removal of the <br /> detached garage is not anticipated to alter the character of#he neighborhood. <br /> 4. Economic considerations are not a factor in this request. <br />