10-13-2016 Planning Commission Packet

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STAFF REPORT TO: Little Canada Planning Commission FROM: Jessica Jagoe, Associate Planner DATE: October 6, 2016 RE: 2954 Edgerton Street – Driveway Turnaround Variance Mrs. Darlene Herkenoff, Property Owner of 2954 Edgerton Street, is requesting a variance to allow for an oversized 24’x20’ driveway turnaround on her property. In addition, the turnaround would be located within 3’6” of the front property line (13’6” from street surface). This property has a shared driveway with the adjacent parcel to the south at 2946 Edgerton Street. Currently, Mrs. Herkenoff owns both properties, but they are in the process of selling the home at 2946 Edgerton Street. With owning both properties and having a shared driveway, she has always been able to use both lots for maneuvering in and out of her single-car garage. However with the circumstances changing, she is requesting a variance for a turnaround size and proximity due to safety purposes of entering onto Edgerton Street. This property is zoned R-I, Single-Family Residential and is surrounded by properties of the same zoning. The request for a turnaround is a consistent land use with properties abutting Edgerton Street. Analysis Under General Provisions of Section 903 in the Zoning Code, a driveway turnaround is permitted for single-family residential properties. However, the following restrictions are noted in 903.050.D.8.r as to the design and placement of the turnaround:  Said space is to be no larger than ten (10) feet wide and fifteen (15) feet in length.  Where possible, said space shall be located away from the principal structure and shall be no closer than twenty (20) feet from the street surface.  Said space is not to be utilized for parking purposes. Mrs. Herkenoff’s request is for a 24’ wide by 20’ long (depth) turnaround that would be located in front of the principal structure and 13’6” from the street surface. The placement of the turnaround in front of the principal structure is due to the shared driveway with the property to the south. The layout of these two homes restricts the property at 2954 Edgerton Street from expanding to the south and precludes them from directing the turnaround away from the principal structure. As well, the applicant has indicated there is a rather large tree located in front of the home. Therefore, their request is to move the turnaround to the west side of the tree which brings the turnaround closer to Edgerton Street. Lastly, when city staff had originally met with the applicant it was noted that the size of the turnaround was also to provide for an additional parking space due to limited single-car wide driveway area. The applicant has indicated that is no longer the case and city staff has been told that this turnaround area will not be used for parking.