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<br />2.4 Through the process of elimination, an attached garage appears to be the only <br />viable alternative. The location of windows on the house and the need for proper <br />fire separation has determined the proposed location of the attached garage. The <br />location of the existing house on the property, the location of a mature <br />coniferous tree on the parcel, and the topography of the parcel create <br />practical difficulties for constructing a garage on the parcel, either attached <br />or detached. <br /> <br />2.5 This request could have been processed as a minor variance request; however, the <br />applicants were unable to obtain the written consent of the adjacent property owner. <br /> <br />2.6 Section 1004.03(D)(4) of the City Code requires a side yard setback of 10 feet and <br />a rear yard setback of 30 feet for an interior lot in an R-2 zoning district. <br /> <br />Section 1013.02 outlines the criteria and procedure for considering a variance. <br /> <br />JJ1 STAFF COMMENT <br /> <br />3.1 In reviewing this request, staff made the following findings: <br /> <br />1. Section 1 004.03(D)(4) of the City Code requires a side yard setback of 10 <br />feet and a rear yard setback of 30 feet for an interior lot in an R-2 zoning <br />district. The existing house is setback 22 feet from the rear property line, <br />25.5 feet from the north side lot line and 32 feet from the south side lot line. <br /> <br />2. The topography of the parcel limits options for relocating the driveway to the <br />south side of the parcel and creates a practical difficulty for the applicant. <br /> <br />3. The location of a mature coniferous tree on the south side of the parcel <br />creates a practical difficulty for the applicant. <br /> <br />4. The location of windows on the existing house creates a practical difficulty <br />for the applicant. Adequate light must be provided in the kitchen area and <br />egress windows must be provided for bedrooms in accordance with the <br />Uniform Building Code. The proposed location of the attached garage will <br />not interfere with these requirements. <br /> <br />5. The proposed variance is in harmony with the general purpose and intent of <br />the City's Comprehensive Plan and Title 10 of the City Code (Zoning). <br /> <br />6. The proposed variance, if granted, will not adversely affect the public health, <br />safety, or general welfare. <br /> <br />RCA (PF#2972) - 01/12/98 - Page 2 of 3 <br />