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, FILE#15-3792 <br /> January 14,2018 <br /> Page 5 of 6 <br /> Removal of the existing garage and replacement wiih a larger detached garage further back from <br /> the road requlres additional hardcover in orde�to �each the road, but aEso provides for a backup <br /> apron to allow the driver to leave the property moving forward rather than backing out into busy <br /> Shadywood Road. The additional driveway has been minimized to result in a hardcover increase <br /> of less than 196, as compared to the 3.3% increase needed t'or the orfginal attached garage <br /> proposal. The proposed site plan will allow for greater safety for the property owners. <br /> Structural Co�erage Variance <br /> Structural coverage is proposed to increase by 162 s.f.,from approximately 1713 s.f. to 1875 s.f., <br /> or from 18.596 to 20.2%. The property at less than 10,00Q s.f. in area is allowed 1500 s.f. of <br /> structural coverage. The increase is primarily in the expansion from a 1fi' x 24' detached 1+ stall <br /> garage to a 22'x25' 2-stall garage. The proposed garage size should allow for storage of lawn <br /> maintenance and other residential starage needs and avaid the need for additional accessory <br /> storage buildings on the property. <br /> Side Setback Vartances <br /> The narraw width of the lot is a practical diffculty for addition of a garage meeting the 10' slde <br /> setbacks.Applicants have limited the proposed garage width to 22 feet and offset it to the south <br /> side, requesting a 5' side setback where 10' would normally be required. The neighbor ta the <br /> imrr►ediate south has a detached garage approximately 17'from the shared Eot line, allowing for a <br /> 22' separation between these adjacent accessory buildings. The proposed garage is <br /> approximately in Iine with the neighbor's garage, which should minimize any 'closed-in' feeling <br /> that neighbor might experience if applicanYs garage was moved further east at the proposed 5' <br /> side setback. <br /> Analysls <br /> The increase in hardcover as a resuit af the proposed new garage is a direct resu{t of the <br /> additional length of driveway needed to serve it. The applicant has proposed an alternative to <br /> attaching a garage and has reduced the magnitude of hardcover increase as a result. A minimal <br /> 10'x12' backup apron is proposed for safety purposes. <br /> The increase in strudural coverage is a result of the increased garage size to comfortably <br /> accommodate 2 vehicles pius sarr�e level of storage. The increased functionality of a 2-stall <br /> garage vs the existing 1-stall with storage is relatively apparent. <br /> The side setback�ariance for the garage will not result in saving the tree that was tF�e subject of <br /> prior discussfons. The variance will allow for a 3' wide sidewalk along the north side of the lot <br /> without having impacts on the neighbor to the north. With a 5' side setback, it may be necessary <br /> to provide rain gutters on the garage to praperly direct roof runoff. Plan»ing Commission may <br /> wish to ask the applfcants to provide evidence from the neighbor to the south that there is no <br /> objection to the proposed garage locatian. <br /> Overall, lot caverage and hardcover are increasing slightly in order to accornplish the goals of <br /> having a safe d�iveway access situativn and a fully functional 2-stall garage. The increases would <br /> only be minimally reduced if the ga�age was made smaller. <br /> Issues for Conside�ation <br /> 1. Does the Planning Commission find that that the property owner proposes to use the <br /> property in a reasonable manner which is not permitted by an official control? <br /> 2. Does the Planning Comrnission find that the variances, if granted, will not alter the <br /> essential character of the neighborhood? <br />