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CCP 04-24-2006
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CCP 04-24-2006
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<br />Zoning Ordinance Findings: <br />I. The proposed garage meets all required setbacks of the R-2 Zone. With the <br />proposed garage, the building coverage would increase from 8.5 to 11.8 <br />percent of the lot and the total landscaped area would decrease from 80.9 to <br />77.1 percent, both of which meet the requirements ofthe R-2 Zone. <br />2. The proposed 1,224 square feet garage exceeds the maximum 728 square feet <br />for a single accessory structure in the R-2 Zonc, which is the purpose of the <br />variance request. With conditions, the accessory stmcture meets all other <br />requirements of Section 6.A ofthe Zoning Ordinance. <br /> <br />Variance Findings: <br />3. The circumstances are unique to the property. The narrowing of the lot <br />toward Grant Road would make it difficult to place and access an additional <br />garage at the rear portion of the lot with an automobile. It is also difficult to <br />meet all required accessory structure setbacks without a different variance if <br />the garage were attached to the existing dwelling due to the location of the <br />dwelling and the shape of the lot. <br />4. Granting this variance would be in keeping with the spirit and intent of the <br />Zoning Ordinance. For the lot as a whole, the proposed accessory structure <br />size (1,224 square feet) does not exceed the total accessory stmcture square <br />footage permitted for a lot in the R-2 Zone (1,456 square feet). <br />5. The applicant currently has reasonable use of the property with the existing <br />dwelling and accessory stmeture without the proposed addition. However, the <br />unique circumstances relating to the shape of the property limit its use <br />compared to other properties of similar size in the R-2 Zone. While it would <br />be possible to construct an additional accessory structure in the rear of the lot, <br />it would be difficult to access the stmcture with an automobile due to the <br />narrowing of the lot near the right-of-way and the existing stmctures blocking <br />access to the rear of the lot. Nevertheless, it is possible to increase the size of <br />the existing detached garage to 728 square feet from the current 484 square <br />feet without a variance. Attaching a larger garage to the dwelling would <br />likely require a variance to encroach on the front or side setbacks. <br />6. The hardship was not created by the owner. The lot lines follow the original <br />plat, which was created before the current Zoning Ordinance was in place. <br />Although thc existing dwelling, which encroaches on the front yard setback, is <br />a legal non-conforming use, the location of the dwelling makes it difficult to <br />attach a confonning garage of a reasonable size that meets all required <br />setbacks. <br />7. Granting the variance would not alter the essential character of the <br />neighborhood. Most lots in this neighborhood have an accessory stmcture <br />that is visible from the street. While building two adjacent garages in the <br />same location or two garages that are visible from the street that do not exceed <br />the square foot limit may be possible, such an arrangement would likely be <br />more out of character with the neighborhood than allowing a single structure. <br />There are instances of garages on at least two properties being constructed in <br />this neighborhood that are larger than 728 square feet; unfortunately, the City <br />IIMctro-inel,lIs1ardenhiils\Plal1l1ing'IPlunning Cases120061,06-009 Morin variance (Pt:lVDING)I041706 - CC Reporr - Morin Variance.doc <br /> <br />Page 2 of 4 <br /> <br />. <br /> <br />. <br /> <br />. <br />
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