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Whitbeck Council Report October 27, 2003 Page 2 The existing two-car garage is located at the northwest corner of the lot and is partially hidden from the road by the house. The garage is set back approximately 6 feet form the north lot line and 16 feet from the west lot line. A third stall would be added on the south side of the garage, which would not be visible form the street and would not encroach into the setback. The proposed expansion on the back side of the garage would bring the structure ten feet closer to the west lot line but still within the required minimum setback. The Comprehensive Plan encourages the development and maintenance of residential areas so as to improve the quality, appearance and attractiveness of housing units and residential property in general. The Comprehensive Plan designates this property, 7850 Spring Lake Road, as low-density residential. The lot is larger than most lots and one of only seven homes that have direct access to Spring Lake. Most of the homes in this area were built with single or small two stall garages, which by today’s standards are under-sized for the typical multi-vehicle family. CUP Considerations: Chapter 1106 of the Zoning Code articulates a variety of requirements and stipulations for garages in a single-family residential district. This request satisfies all zoning requirements, such as square-footage, backyard coverage ratio, height, setbacks and usage, with the exception of the width of the proposed garage, for which the Planning Commission approved a variance. Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects relating to the request and forward a recommendation to the City Council for their consideration. The Planning Commission concluded that there would be no adverse effects resulting from the proposed request and as such adopted a resolution recommending City Council approval. The Commission’s resolution, which includes their findings of fact, is attached for the Council’s consideration. Chapter 1125 also requires that the Council consider the relationship between the request and the Comprehensive Plan. As stated above, the Comprehensive Plan encourages the development and maintenance of residential areas so as to improve the quality, appearance and attractiveness of housing units and residential property in general. 7850 Spring Lake Road is designated as low-density residential and the proposed garage expansion would not be inconsistent with the Comp Plan. Approval Criteria: The City Council is to review criteria relating to the request and to enter into the record findings of fact to support the Council’s action. For an approval to be justified, the conditional use should (1) bear no undue burden to the city’s utilities or facilities, (2) be compatible with the surrounding properties, (3) be reasonably related to the needs of the City or to the property, (4) be consistent with the zoning code and zoning district, (5) be consistent with the Comprehensive plan and (6) not cause traffic hazards or congestion. This request satisfies all identified criteria.