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4.0 BACKGROUND 4.1 Mr. and Mrs. Livingston own the residential property at 2574 Dunlap Street. The property has a Comprehensive Plan designation of Low-Density Residential (LR) and a zoning classification of Single-Family Residence District (R-1). 4.2 The applicants originally applied to the City to vacate the undeveloped portion of the Rose Place right-of-way adjacent to their property; City staff was ultimately unable to support that application because of the potential importance of the right-of-way if the Roseville Estates manufactured home park were to be redeveloped in the future. 5.0 STAFF COMMENT 5.1 Section 1004.016 (Residential Setbacks) of the City Code requires that accessory structures observe a 5-foot setback from side property lines that are adjacent to public street rights-of-way. 52 Section 1004.O1A3 (Size Limit) limits the total floor area of accessory structures to 40% of the required rear yard area (i.e., 900 square feet on this property) or 864 square feet, whichever is less. The proposed accessory building is 365 square feet in size. 5.3 Section 1004.O1A5 (Overall Area) further limits the size of accessory buildings by stating that the combined floor area "of attached garage and detached accessory building(s) shall not exceed the exterior dimensional footprint of the principal structure, excluding any attached garage footprint." The existing attached garage plus the proposed accessory building adds up to about 665 square feet, whereas the residential footprint of the principal structure (not counting the attached garage) is about 1,080 square feet. 5.4 The area of the subject property is approximately 11,250 square feet; §1004.O1A6 (Maximum Total Surface Area) of the City Code pernuts up to 3,375 square feet of impervious coverage on a lot this size. Existing impervious surfaces cover about 2,685 square feet. The proposed detached garage would increase the total impervious coverage to about 3,050 square feet (27% of the overall lot area), allowing up to about 325 square feet of driveway expansion to serve the new garage. 5.5 A small storage/garden shed currently appears to stand less than 5 feet from the southern side property line. If the Livingstons don't plan to remove the shed once the proposed garage is completed, Community Development staff would recommend that it be moved to meet the required setbacks. 5.6 The proposed detached garage is modestly sized, but in order to achieve the required 6- foot separation between the existing house and the proposed accessory structure, the new garage would be built a distance of 1 foot from the side property line adjacent to the Rose Place right-of-way. 5.7 Although the application contemplates a detached structure, Planning Division staff has no objection to an expansion of the attached garage to 1 foot from the property line (if the applicants prefer this option), provided that the impervious coverage limits were not exceeded. A larger attached garage would function the same as a detached garage in the same location, but it would require a greater variance to the required 30-foot setback for a principal structure adjacent to a street right-of-way; again, staff supports this variance. PF07-057 RVBA 100307 Page 2 of 4 � �