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Planning Commission Meeting Minutes December 16, 2003 Page 2 1 Rod Rabine, 2800 34`h Avenue NE, is requesting two variances to complete an addition to 2 the front of his home. She explained that the first variance request is for lot coverage; the 3 proposed addition exceeds the allowable maximum of 35 percent in the R-1 single-family 4 zoning district by 2 percent. According to the petitioner, the project will put the total lot 5 coverage over by approximately 220 square feet. With the proposed addition, the lot 6 coverage would measure 3,895 square feet and the lot measures 10,500 square feet, for a 7 total of 37 percent lot coverage. 8 9 Ms. Hall explained that the second variance request is for the front yard setback because 10 the proposed addition would encroach into the front yard by ten feet. In the R-1 single- 11 family zoning district, the front yard must have a depth equal to the greater of 30 feet or a 12 distance equal to the average of the front yard depths of the two adjacent lots. Given this 13 formula, staff went to the subject property to measure the adjacent two lots. Staff found 14 that the east property(2804 34`h Avenue NE) measures 30 feet from curb to home and the 15 west property(2712 34`h Avenue NE) measures 35 feet from curb to home. An average of 16 the two adjacent lots is 33 feet; therefore, the subject property should have this depth at a 17 minimum. The petitioner is proposing to extend 10 feet out from the current front of 18 home, or a 10-foot variance request, which would leave a 23-foot front yard setback. 19 20 Ms. Hall further explained that the petitioner is requesting two variances be granted for a 21 240 square foot addition to the front of his home. The addition includes a handicap 22 accessible front entry and a handicap bathroom on the main floor. The petitioner explains 23 the hardship is his mother who stays with his family on occasion; she is in need of the 24 handicap accessible entry and bathroom. While the petitioner's application contains 25 front yard measurements on a hand drawing, staff verified the subject property in relation 26 to the neighboring lots, because of the formula for the front yard setback in the zoning 27 code. The measurements on the hand drawing are not reflective of staff's interpretation; 28 however, the petitioner is in agreement with city staff at this point. 29 30 Mr. Rabine provided a drawing of the proposed addition and reviewed it with the 31 Commission. 32 33 Chair Melsha asked if the proposed bathroom would be located where an existing 34 bedroom is located. 35 36 Mr. Rabine indicated that it would be and then said that they would be using 37 approximately eight(8) feet for the handicapped accessible shower and toilet. Mr. 38 Rabine indicated his main concern is to be able to provide handicapped accessibility to 39 his home to allow his elderly parents to stay with him for extended stays and, should his 40 father pass away, his mother would live with them. 41 42 Commissioner Tillman asked if Mr. Rabine had considered adding onto the rear of the 43 home. 44 45 Mr. Rabine indicated that all the plumbing is in that location and he was attempting to 46 keep costs down by making the construction as easy as possible. 47