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2.2 Mr. and Mrs. Jakel are requesting a variance from Section 1004.02(D), City Code, to reduce the front yard setback to 13 feet for the purpose of replacing the existing two-car garage with a 24' x 36' garage. A variance from Section 1004.01 (A) to allow the placement of the garage in the front yard of a lakeshore parcel is also required, as is a variance to increase the coverage of the required rear yard to 38.5%. The Jakel's lot is 75' x 326' (24,450 square feet) and is occupied by a single family residence (1500 square feet), an existing two stall detached garage (400 square feet), and a legally existing non-conforming secondary dwelling which is rented to another party (700 square feet). The existing garage, which is located 13 feet from the front property line and 1.5 feet from the side property line, has structural problems and is in need of replacement. 2.3 The Jakel's parcel slopes down substantially from the roadway to the lakeshore. Because of the topography of the parcel, the garage must be located near the roadway to be usable during the winter months. Moving the garage further down the hill would require extensive excavation andlor fill and would not meet the needs of the applicants. Moving the garage further back on the property would also require an increase in the slope of the driveway down to house and rental unit. The grade differential also prevents the garage from being accessed from the side rather than directly from West Owasso Boulevard. The proposed replacement garage will be located 13 feet from the front property line and will be moved over to meet the required five foot setback from the side property line. The garages on either side of this property are also located approximately .13 feet from the front property line.. The impervious surface coverage on the lot will not exceed the maximum of 25% for a shoreland property. 2.4 The replacement garage as proposed includes two stalls to be accessed from West Owasso Boulevard and a third stall to be accessed from the side. This third stall will also be stepped down from the front of the garage "and will be used for boat and yard equipment storage. Mr. Jakel would like to have the option of constructing the garage with all three stalls accessed from West Owasso Boulevard if the cost of locating the third stall as proposed is excessive (see attached letter dated 8/6/98). The garage as originally proposed would be similar in appearance to the existing garage as viewed from West Owasso Boulevard. If all three stalls are accessed from West Owasso Boulevard, the visual impact of the garage will be increased. 2.5 The required rear yard of the property is 2,250 square feet; therefore, the maximum allowed for a detached garage area is 562.5 square feet (25% of the required rear yard). The existing detached 22' x 24' square foot garage is 528 square feet in area (23.5% of the required rear yard) and the proposed 24' x 36' replacement garage is 864 square feet in area (38.4% of the required rear yard). PF3036 - RCA (08/24/98) - Page 2 of 4