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Section of the Code to require a minimum driveway setback of five feet, in Single Family Residential (R-l) platted areas, 3.2 Mr, Jenson's lot is 80 feet wide. Staff estimates that the existing house (with attached garage to the east) is approximately 55 feet wide, with a 10 to 12 foot setback along the east property line, An existing unpaved driveway now exists along the west side of the property, Based on staff aerial photo estimates, the Jensen house sets between 11 to 13 feet from the west property line, There are paved driveway spaces at the entrance to the previous attached garage and at the entry (only) to the west side driveway, The house is currently being renovated and includes a 16' x 16' family room on the north side and a 2 foot "pop-out" along the west wall of the house, making the setback from the west property line even more narrow - especially as it relates to a new paved driveway. 3.3 Mr, Jenson's parcel is approximately 18,880 square feet in size allowing him 5,664 square feet (30%) of impervious area on the lot. Staff estimates the impervious area to be: 1,320 square feet for the existing house; 256 square feet for the new addition; 784 square feet for the existing detached garage; 2,500 square feet for the proposed driveway; 440 square feet for the existing driveway; for a total of approximately 5,500 square feet. From the information provided, staff has determined the proposal will not exceed the allowable impervious area amount. (A detailed site plan is not available,) 3.4 The best estimate ofthe west side yard setback is 12 feet from the original wall ofthe house. The variance application included a partial site plan with Mr. Jenson's proposal (but not a survey), The site plan and construction plans do not tie into any specific property corner pin or property line. The City policy is not to grant a variance without knowing specific site and setback dimensions. 3,5 Mr. Jenson must validate his west property line and the existing and proposed amount of impervious surface prior to any final variance approvals that may occur. 3,6 Because of the extreme length of the driveway (estimated at 190 feet as proposed), a paved vehicle turn-around space adjacent to the detached garage should be required, This would add more impervious space, The existing driveway along the east side of the property should then be removed and replaced with landscaped (seeded/sodded) space prior to final inspection. 3.7 The adjoining neighbors have been notified ofthe proposed variance, At the printing of this report, staff has not received any comments. The house directly to the west (and the most highly impacted property) has been recently sold - that may be a reason why no response has been received from the owner, 4.0 STAFF RECOMMENDATION 4.1 While the conversion of the existing attached garage into expanded living space is consistent with the City goal of reinvestment in residential property, Staff is hesitant to recommend approval of the driveway to the detached garage at this time without clear plans. However, the staff does recommend that the Commission use an outline of the following possible findings to determine whether there is an "undue hardship" significant enough to recommend approval of a variance by the City Council, perhaps subject to the plans being completed prior to Council consideration, 4,2 The physical hardship, defined as ... , was (was not) created by the applicant (Jenson) or existed prior to the applicant... PF3228 - RPCA (071200) Page 2 of 3