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NARRATIVE PORTION OF VARIANCE APPLICATION FOR 3063 VICTORIA STREET March 31 2003 I would like to build an attractive detached garage on my property to provide proper storage for my boat, seasonal car, and yard maintenance equipment. I will use wood frame construction with windows and vinyl siding to match my house. My existing attached garage is undersized, and can barely hold our 2 everyday cars. My original idea was to build an 864sft accessory building/detached garage as allowed by Roseville City code. As I began to survey my lot for the best location, it became clear that due to the size, shape, and topography, only 2 potential sites existed. The garage must be located no further west than the back wall of my existing attached garage because my entire back yard slopes downward toward the northwest. Wi 0---, SITE 1 would be immediately to the south of the attached garage with the back wall even T L--J with the back wall of the attached garage, and a 16ft door facing Victoria Street. This site 1 falls within city code, but it has drawbacks. While it would allow for an 808sft garage, \ the site would limit the width. There is approximately 33 .Sft from the attached garage to the south property line. This allows for a 22ft width after subtracting the Sft property line setback and the 6ft distance required from the attached garage. SITE 1 would allow a depth of36.7Sft coming east to a line even with the front of my house. The hardships caused by SITE 1 include: - The above mentioned width limitation, and it's effect on the interior floorplan. Eliminating vehicular access to my backyard due to the 6ft wide 'alley' created between the 2 garages. This access is necessary to maintain my 0.5 acre wooded lot. This 6ft wide 'alley' would pose a safety concern for my family by creating a 6ft wide x 22.2Sft long area that is sheltered, and not easily visible from my house or my neighbor's houses. This site would require hundreds of extra sft of hard surface driveway to reach the existing driveway location, effecting drainage, raising the project cost, and increasing future maintenance required. I would also likely have to pave the 'alley' area between the garages, as it would be to sheltered to grow grass. This site would provide a much less attractive appearance to the neighborhood. With 2-16ft doors facing Victoria with the attached and detached garages, the combined width of these garage doors could overpower the 42.4Sft wide house. The staggered distance of the garage doors from Victoria Street could also detract from the overall appearance of the property. These negative aspects, as well as looking at other nearby properties for ideas, have lead me to propose Site 2. SITE 2 is shown on my proposed plan view. The NW comer of this structure would be approximately 5ft south and 6.25ft east of the SE comer of my attached garage. This would allow 8ft diagonally between the comer of the structures, enough to allow the necessary access to my backyard. This site allows for a 24ft x 26 ft garage (624sft), limited to the east by birch trees, and in other directions by the lot size and the necessary backyard access. There would be I-16ft door facing north, which eliminates the visual impact of 2-16ft doors side by side facing Victoria Street. SITE 2 also eliminates most of - .