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2. The proposed variance, if granted, will not adversely affect the public health, safety, or general welfare. The excessive area of garage will not have a visual impact on the adjacent property owners. The excessive area of garage will have a visual impact on the adjacent property owners, and the excessive area will increase the impervious surface coverage and may create problems with drainage and erosion on adjacent properties. These issues can be addressed with the exterior finish of the building and grading of the site. 3. The presence of a duplex on the property does create a practical difficulty for the applicant in providing adequate garage space with this area limitation. 4.0 STAFF RECOMMENDA TION 4.1 Based on the findings outline in Section 3.1, staff recommended denial of the request for a variance to allow the construction of a second accessory building and a variance to increase the lot coverage to 76.5% of the required rear yard for the purpose of constructing a 28' x 36' detached garage at 2042-2044 Dale Street North. 4.2 As an alternative, staff recommended approval of a variance to increase the lot coverage to 44% of the required rear yard to allow the construction of a 12' x 22' (264 square feet) addition to the east side of the existing accessory building. This would increase the size of the garage to 46' x 22' (1012 square feet) and would provide two garage stalls per dwelling unit. The applicant could also place a garden shed (up to 120 square feet) on the property for storage of yard equipment. 5.0 PLANNING COMMISSION ACTION 5.1 The Planning Commission held a public hearing on this request on Wednesday, July, 1998. Mike Heffernan was present to answer questions and provide additional information. Two letters were received from neighboring residents expressing concerns regarding the proposal. No residents commented on this request. The Planning Commission discussed the way allowable accessory building size is calculated, the presence of a hardship in this situation, erosion and grading concerns, the need for additional storage space since the property is occupied by a duplex, and the inability to construct an attached garage on this property. The Planning Commission recommended approval of the request for a variance to allow the construction of a second accessory building and a variance to increase the lot coverage to 76.5% of the required rear yard for the purpose of constructing a 28' x 36' detached garage at 2042-2044 Dale Street North, based on the modified findings outlined in Section 3.1 of this report (4-3). RCA (PF 3021) - 07/27/98 - Page 3 of 4