01-19-2016 Planning Commission Packet

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FILE�F15-3792 NOvember 12,2p15 Page 4 of 5 structural coverage. The ir�crease is primarily in the expansion from a 16' x 24' detached 1+stalf garage to an attacF�ed 2-stall garage. The proposed garage at 21' x 22' is relatively small and wou[d not appear to be excessive. Side Setback Variances The narrow width of the lot is a practical difficulty for addition of a garage meeting the 10' side setbacks. Applicants have limited the proposed garage width to 21 feet and centered it on the house, requiring setbacks of 9.2 feet on the north side and 9.6 feet on the south side. They are proposing a sidewalk along and abutting the north 1ot line, with a slight slope toward the sauth and draining to the street. Care will be needed in constructlon to ensure this sidewalk does not drain to the neighboring property. A new entry door on the north s9de with a concrete stoop and a 10' x 3.3' overhang is proposed, the o�erhang being an encroachment on the side yarci requirement, but desirable for the entry door. On the south slde, a window we{I needed for basement egress will extend to within 4.2 feet of the lot line,also requiring a variance. Anaiysis The increase in hardcover as a result of attaching the garage is a direct result of tF�e additRonal length of driveway needed to serve it. The alternative would be to construct a new 2-stal[ detached front-loading garage at least 30 feet frorr� the street lot line, which coufd reduce or eliminate the need for an increase in hardcover. A minimal backup apron could be constructed under such a configuration. The need for additional hardcover must be weighed against the increased livability and desirability of an attached garage. The increase in structurai coverage is relatively minimal. This is a small house as compared to many others in the neighborhood, and whether an attacF�ed or detached garage is added, the character of the neighborhood would not change. The property to the immediate sauth has a detached garage; that to the immediate north has an attached garage. The increased functionality of a 2-stall garage �s the existing 1-stall with storage is relatively apparent. The additionak Ifving space above the garage will make the house more livable, which would not be the case if a detached garage is constructed. The side setback variances fo�the garage are minimal and with such a narrow lat, unavoidable unless a very narrow and less functional garage is constructed. 1'he side setback�ariances for the entry overhang and the window wel{ are also a function of the extremely narrow lot, and only become an issue if roof runoff artd drainage are not properly dealt with. Practical QifFicuhies Statement Appficant has completed the Practical Difficulties Documentation Form attached as Exhlblt C,and shoufd be asked for additional testimony regarding the application. Practical Difficulties Analysis Staff would offer the following with regard to the 12 practicai difficulties considerations: 1. The property owner is proposing ta use the property in a reasonable manner but the rrzagnitude of the request is not permitted by the Zoning Code. 2. The plight of the property owner is due to ha�ing purchased a house wlth an extremely small and narrow lot; whi{e the landowner did not create the small fot situation, information on the limitations on the !ot imposed by the code is read9ly a�ailab[e. 3. Expansion of the house by attaching a garage with living space above and remo�al of the detached garage is not anticipated to alter the character of the neighborhood. 4. Economic considerations are not a factor in this request.