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DPZA ETAILED ROPOSAL AND ONING NALYSIS 1 The applicant proposes to replace the existing detached garage, and its driveway to South 2 Owasso Boulevard, with an attached garage that has a new driveway accessing Woodbridge 3 Street. Plans and the written narrative detailing the proposal are included with this report as 4 Attachment C. 5 City Code §1004.08 (Residential Setbacks) requires a principal structure to be set back 30 feet 6 from the “reverse corner” side property line, along South Owasso Boulevard. The primary 7 purpose for minimum setback distances from street rights-of-way is to ensure some uniformity in 8 how homes are arranged along the streets. Section 1004.05 (Garage Design Standards) prohibits 9 forward facing, overhead doors of attached garages from standing more than 5 feet in front of the 10 remainder of the principal structure. 11 The proposed new attached garage would be 26 feet wide, and it would encroach about 19 feet 12 into the required setback, standing about 11 feet from the South Owasso Boulevard property line. 13 The front-facing overhead door is also proposed to stand 8 feet closer to the Woodbridge Street 14 property line than the front of the house, which is 3 feet further forward than allowed, even 15 though the resulting front yard setback would be far greater than required. 16 VA ARIANCE NALYSIS 17 Section 1009.04C of the City Code establishes a mandate that the Variance Board make five 18 specific findings about a variance request as a prerequisite for approving the variance. Planning 19 Division staff has reviewed the application and offers the following draft findings. 20 a. The proposal is consistent with the Comprehensive Plan. Planning Division staff believes 21 the proposal represents the kind of reinvestment in residential neighborhoods promoted 22 by the Comprehensive Plan, especially since the encroachment into the required reverse- 23 corner side yard setback is the result of relocating the garage to eliminate a perennial 24 safety issue that stems from the steep slope where the existing driveway accesses the side 25 street. The proposed projection of the front-facing, overhead garage door, however, is 26 inconsistent with the Comprehensive Plan’s advocacy of pedestrian friendliness. 27 b. The proposal is in harmony with the purposes and intent of the zoning ordinances. A 28 provision in §1004.02 (Accessory Buildings) allows detached garages to be situated in a 29 required setback area in order to flatten out steeply sloping driveways, recognizing that 30 safe access to a driveway is more important than uniform setbacks. The proposed 31 projection of the front-facing, overhead garage door, however, is not in harmony with the 32 garage-related design standards that seek to enhance pedestrian friendliness. 33 c. The proposal puts the subject property to use in a reasonable manner. The proposed 34 attached garage is essentially the same size as the existing detached garage, which 35 represents moderate accommodation of two cars with additional storage or working space 36 in the back of the garage, and the south side of the existing home is about 37 feet from 37 the South Owasso Boulevard right-of-way, meaning that any garage of reasonable width 38 will necessarily extend well into the required 30-foot setback. 39 d. There are unique circumstances to the property which were not created by the 40 landowner.The property has steep slopes along its rear and reverse-corner sides, making 41 the proposed location of the garage and driveway the most practical location. 42 PF16-020_RVBA_20160803 Page 2 of 4