03-14-2013 Planning Agenda - Laserfiche WebLink

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The lot in question is nearly two acres in area, including three current lots that are being combined with the main parcel. Thus, the 590 square foot existing detached garage easily fits within the 10% rear yard allowance. The applicants state that the new garage will meet all setbacks, and will sit on the southwest side of the existing home, facing north toward Labore Road. The lot size and extensive setbacks would suggest that the requirements of the Conditional Use Permit are met, with the exception of the garage floor are limitation of 1,500 square feet. As noted, the applicants are seeking a variance to allow the total garage space to exceed this limit by 8 square feet. Variance Request The dimensions of the proposed attached garage are listed as 34 feet wide across the front and 27 feet deep. It is unclear if this depth dimension includes a "bump -out" section in the middle of the rear wall. In any case, in support of the variance, the applicants suggest that narrowing the garage below the 34 foot width would eliminate the option to have 3 individual garage doors, causing an architectural problem in coordinating the style of the garage with the historic home. When considering a variance, the City is required to make the following findings: • The property owner proposes to use the property in a reasonable manner. • The ordinance prohibits this manner of use. • The proposed manner of use is consistent with the intent of the zoning ordinance and with the Comprehensive Plan. • The ordinance creates "practical difficulties" in achieving the manner of use. • The difficulties are unique to the property and not created by the owner. • The variance will not alter the essential character of the 'locality ". In this case, it is difficult to find that there are practical difficulties in putting the property to reasonable use, or that any such difficulties are not created by the applicant. In addition, the requirements utilize a standard of uniqueness. With regard to uniqueness, the applicants suggest that architecture and lot size are unique to this particular property. Larger single family lots are not uncommon in Little Canada, however, and the community has a variety of architectural styles. Moreover, it would appear that shortening the depth of the garage by as little as 3 inches would leave the building in compliance with the zoning ordinance standard without variance. This reduction in depth would not affect the width (as it relates to the garage door requirement), and would not appear to impact the practical use of the garage. At just under 27 feet in depth, it would still be larger than necessary to accommodate even large residential vehicles, along with storage and circulation.