#6584-variances-2016 - Laserfiche WebLink

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. � � ' �-0� � C ITY OF QRON� RESOLUTION OF THE CITY COUNCIL ��s ti�'�� N O. � J � <:: kEsxo� A7. At 20' x 20' the detached garage is generally as small as a 2-sta11 garage can be while still being functional. A review of the immediate Livingston Avenue neighborhood indicates that while a majority of detached garages are located in reaz or side yazds, a variance was granted in 2002 for a detached garage in front of the house for the property to the immediate west at 3422 Livingston. In that case the 30' front setback was able to be met. A8. The proposed 25-foot street setback and 20' wide driveway will allow for parking of at least two vehicles in the driveway without encroaching into the right-of-way. A9. Regazding the structure-to-structure setback variance, the proposed garage will be approximately 8 feet from the platform of the existing open deck on the property,and about 5 feet from the edge of the steps. The intent of the 10-foot separation requirement is two- fold: 1)to reduce the visual density of a site,and 2)to allow for access between structures. Because the deck is open and extends from the main floor,the visual impact of the proposed garage should be relatively minimal. Access to the rear of the lot should still be feasible azound the east side of the lot. A10. The applicant has very few options for revising the plan. Making the garage narrower,for instance as a 1-sta11 or 1-1/2 sta11 configuration,would allow it to move further back on the site without encroaching the side street setback. However,that likely would force it closer to the deck, and would decrease the functionality and storage space gained with a 2-stall garage. Angling the garage to be square with the house rather than square with the street might provide only minimal relief from the setback encroachments. The setback variances for the proposed garage are not extreme, and with such a difficult lot, unavoidable unless a very narrow and less functional garage is constructed. While there is existing vegetative screening of the proposed garage location from Shadywood Road, and while that is primarily deciduous screening, no variance from the side street setback is proposed. ANALYSIS: B1. "Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance . . . ." The proposed variances to a11ow the construction of a detached garage on property zoned for single family use is consistent with the general intent and purpose of the Ordinance. Detached garages are a common amenity associated with residences and aze an allowed accessory structure within the LR-1 C zoning district. B2. "Variances shall only be permitted... when the variances are consistent with the comprehensive plan." Granting of the proposed variances to construct a detached garage to serve a single family residence is consistent with the residential guiding of this and surrounding properties in the Comprehensive Plan. Page 3 of 7