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C� 4.0 BACKGROUND: • 4.1 Mr. Ronke owns the property at 1311 Ryan Avenue, which has a Comprehensive Plan designation of Low-Density Residential (LR) and a zoning classification of Single- Family Residence District (R-1). 4.2 The City's records indicate that the lot is 60 feet in width, 134 feet in depth, and 8,040 square feet in size. Based on this lot size, up to about 2,415 square feet of impervious coverage is allowed on the site according to the City Code. 4.3 Existing impervious coverage (i.e., house, detached garage, driveway, and front sidewalk) appears to be approximately 2,545 square feet. 4.4 The variance request has been prompted by the applicant's desire to demolish the existing, detached garage and expand the principal structure toward the rear property line in order to construct a larger, attached garage and thereby increase the amount of enclosed parking/storage and allow for additional living space. The proposed addition would encroach approximately 18 feet into the required rear yard setback for a principal structure and it would increase the impervious coverage to about 3,315 square feet. 5.0 STAFF COMMENT: 5.1 The lot in question was originally improved in 1948; the 60-foot lot width and 8,040- square-foot lot area are smaller than the Code currently requires for an interior lot. 5.2 Section 1004.O1A6 (Maximum Total Surface Area) of the City Code requires a maximum impervious coverage of 30% on any residential lot. In this instance, the maximum limit is 2,415 square feet. Existing impervious surface area covers about 31 % of the lot; proposed impervious coverage would be about 41 % of the total lot area. 5.3 Pursuant to § 1012.01 B(Lot Provisions) and § 1004.016 (Residential Setbacks) of the City Code, the required side yard setback for principal and accessory structures is 5 feet. The existing detached garage is only 3 feet from the side lot line, but the proposed garage would comply with the Code-required 5-foot setback. 5.4 The proposed garage is part of the principal structure, so it will need an 18-foot variance from the required 30-foot rear yard setback (§ 1004.016). Because of the location of the dwelling on the lot (Attachment E), building an attached garage of a reasonable size and in any functional orientation would likely call for a variance to the rear yard setback requirement. 5.5 A review of the surrounding area (Attachment C) allowed staff to conclude that comparable improvements have been made in the past to address similar space constraints on similar properties, and although most of these improvements predate the (1999) Code amendment restricting impervious coverage to 30% of the lot size, a variance was granted to an adjacent property (1316 Shryer Avenue) in 2004 to allow impervious surface area on 44% of the lot. PP07-003 RVBA 010307 Page 2 of �