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. . A motion was made by Commissioner Treadwell to approve the resolution recommending approval of the variance to the city council. Seconded by Commissioner Hanschen and ('. unanimously approved. REQUEST FOR A VARIANCE TO CHAPTER 9-13.04 OF THE ZONING CODE TO PERMIT TWO ACCESS DRIVES TO THE PROPERTY AT 1386 W. IDAHO AVENUE Administrator Hoyt reported that Michael Zalk and Sissel Ilstad of 1386 W. Idaho Avenue have requested a variance to permit two access drives to the double, tandem garage that they propose to build on their property. Other than the dual access issue, the proposed garage meets all other conditions of the zoning code. The requested variance would allow the applicants to access their garage from both the street and from the alley (the property currently has street access to the existing single car garage). The new, double car garage could be built in a standard configuration with driveway access only from the street or only from the alley. This type of configuration would require much more paving and would reduce the amount of open space in the rear yard. Staff's review of this proposal included an analysis of whether this property is unique. The property in question is one of six properties in the city that has a detached garage entirely in its rear yard with access from the street rather than from the alley (there are an estimated 220 homes on interior lots with alley access to the garage). Therefore, this property is uniquely situated because it does not have alley access for its detached garage in a neighborhood whose urban design standards are developed around the concept of rear access to accessory structures. These design standards are meant to maintain front yard landscaping along the f street. From that design standpoint, this property should be using alley access rather than driveway access. However, the driveway to the street was put into place many years ago and the applicants should not be denied the right to use the alley access that was intended for their property. The alley design of this neighborhood also reflects the intent of the current zoning code to maintain open spaces in residential areas, especially in rear yards. This particular garage configuration does maximize open space and prevents the need to remove a mature birch tree in the rear yard. Property owners abutting the subject property were notified about the proposed garage but did not contact staff with comments. Hoyt stated that the planning commission had two alternatives: • Deny the variance request because there is not a demonstrated hardship nor unique characteristic on this property that justifies approving a variance for more efficient access to the proposed garage; or • Approve the variance request because: a) the property is uniquely situated as one of six properties that has a detached garage entirely in the rear yard with access from the street rather than the alley; b) the property is unique because it has the opportunity to utilize rear alley access to a rear yard accessory structure, which is what the-alley was designed for; c) the proposal is consistent with the intent of the zoning code because it maximizes greenspace in the property's rear yard and protects the property's current configuration of open space and vegetation; and d) the proposal is consistent with the i . intent of the original neighborhood design by utilizing alley access to a detached accessory structure in the rear yard with a driveway of no more than six feet in length, similar to other drives off of alleys in the neighborhood.