pf_03794 - Laserfiche WebLink

Home

4.0 BACKGROUND: � 4.1 Mr. and Mrs. Tran own the property at 296 South McCarrons Boulevard, which has a Comprehensive Plan designation of Low-Density Residential (LR) and a zoning classification of Single-Family Residential (R-1). 4.2 The variance request has been prompted by the applicants' desire to expand the principal structure — the tuck-under garage and living area above — toward the front properiy line so as to reduce the pitch of the slope toward the street and provide needed living space. 4.3 In 1997, a variance was granted to the adjacent property (300 South McCarrons Boulevard) to allow the construction of a detached garage set back 3-feet from the front property line in order to accomplish the same goal of reducing the slope between the garage and the street. 5.0 STAFF COMMENT: 5.1 Section 1004.O1A(11) (In-Ground Garages) of the City Code allows an "accessory building for vehicle storage" to be located 20 feet from the front property line in situations "where the natural grade ... at the building line of the house is eight feet (8') or more above the established curb level". This provision appears to be limited to detached garages and the Code is silent on tuck-under (i.e., attached) garages in similar situations. 5.2 The grade at the building line on the subject property appears to be approximately 1 S feet above the grade at the curb; according to the applicant's measurements, the grade at the floor of the existing tuck-under garage is about 8.5 feet above the curb. A brief review leads to the conclusion that the slope on this lot is among the steepest in the area. 53 The City's "street as-built" drawing for this section of road shows a distance of 21 feet between the back of the curb and the front property line, and according to the applicant's measurements, the existing building stands 63 feet from the back of the curb. These fgures appear to agree with City records that show a front yard setback of 42 feet. 5.4 Pursuant to § 1004.01 E(Pre-existing Setbacks) of the City Code, the required front yard setback on this property is 40 feet. The proposed 28-foot addition would encroach 26 feet into the required setback, leaving a 14-foot setback from the front lot line. 5.5 The steep pitch of the existing driveway is the primary problem that the proposed addition seeks to correct, but the living area shov��n above the garage would add a considerable amount of space to the existing 888 square feet home. 5.6 The height of the proposed structure complies with Code requirements. 5.7 The garage that was built 3 feet from the front lot line at 300 South McCarrons Blvd., immediately west of the subject property, would still be 11 feet closer to the street than the proposed addition if the requested variance were granted. PF3794_RVBA_110106 Page 2 of 5