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i MEMORANDUM DATE: 12/10/03 MEETING DATE: 12/16/03 TO: Chair Melsha & Planning Commission Members FROM: Susan M.H. Hall, Assistant City Manage �p SUBJECT: Rod Rabine, 2800 34th Avenue NE Requested Action: Rod Rabine, 2800 34th Avenue NE, is requesting two variances to complete an addition to the front of his home. The first variance request is for lot coverage; the proposed addition exceeds the allowable maximum of 35 percent in the R-1 single-family zoning district by 2 percent. According to the petitioner, the project will put the total lot coverage over by - approximately 220 square feet. With the proposed addition, the lot coverage would measure 3,895 square feet and the lot measures 10,500 square feet—for a total of 37 percent lot coverage. The second variance request is for the front yard--setback because the proposed addition would encroach into the front yard by ten feet. In the R-1 single-family zoning district, the front yard must have a depth equal to the greater of 30 feet or a distance equal to the average of the front yard depths of the two adjacent lots. Given this formula, staff went to the subject property to measure the adjacent two lots. Staff found that the east property (2804 34th Avenue NE) measures 30 feet from curb to home and the west property (2712 34th Avenue NE) measures 35 feet from curb to home. An average of the two adjacent lots is 33 feet; therefore, the subject property should have this depth at a minimum. The petitioner is proposing to extend 10 feet out from the. current front of home, or a 10-foot variance request,-which would leave a 23-foot front yard setback. Background: The petitioner is requesting two variances be granted for a 240 square foot addition to the front of his home. The addition includes a handicap accessible front entry and a handicap bathroom on the main floor. The petitioner explains-the hardship is his mother who stays with his family on occasion; she is in need of the handicap accessible entry and bathroom (see letter attached). While the petitioner's application contains front yard measurements on a hand drawing, staff verified the subject property in relation to the neighboring lots, because of the formula for the front yard setback in the zoning code. The measurements on the hand drawing are not reflective of staff's interpretation; however, the petitioner is in agreement with city staff at this point. Staff asked the petitioner if it was possible if the addition could be placed on the back of the home, possibly minimizing the front yard setback. The reply was that he had never thought about it, but he said he would consider it further.