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PLANNING REPORT DATE: 11 September, 1991 CASE NUMBER: 2383 APPLICANT: Roland Gisvold LOCATION: 970 Transit Avenue ACTION REQUESTED: Variance to Zoning Ordinance PLANNING CONSIDERATIONS: 1. BACKGROUND Mr. Gisvold wants to build a two-car garage to replace the existing single-car garage at his home on Transit Avenue. Since there is not sufficient room in the side yard to expand the existing garage, nor to extend a driveway into the back yard to build a garage there, he would need to build the new garage extending into the front yard. He had previously applied for a minor variance to do the garage expansion, but one of his neighbors did not agree to it, thus requiring him to go through the full variance process. The requested variance is for a 16'-10" front setback instead of the required 27', and a 4'-3" side setback instead of the required 5' (see attached site plan). A similar variance request in the same neighborhood was approved in 1987, at 938 Transit Avenue. The situation was almost identical: the homeowner replaced a single-car garage with a two-car garage that extended to within 16'-6" of the front lot line, while maintaining a 5' side yard setback. 2. DEVELOPMENT ANALYSIS Mr. Gisvold is proposing a two-car garage of minimum dimensions. Remodelling the house to accomodate the garage within the required setbacks would involve demolition of a portion of the living areas in the house, as can be deduced from the site drawing submitted by the applicant. The new garage would start at the edge of the existing picture windows and is placed in the only feasible location on site. A garage is not required by City Code for single family homes. Two parking spaces must be provided, but they need not be in a garage, except for residences other than single family. As a practical matter, however, a two-car garage might be considered a necessity today.