4.1. BASR 03-26-2002 Item #4.1.
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River
MEMORANDUM
TO: Board of Adjustments
FROM: Chris Leeseberg, Planner
DATE: March 26, 2002
SUBJECT: Case No. V 02-02
Request by Ken & Tami Turner to build a garage addition
within the 5-foot Side Yard Setback.
Request
The applicant requests that a variance be granted to reduce the side yard setback from five
feet to zero feet to allow a garage addition.
Attachments
• Location Map
• Applicant's Narrative
• Aerial Photo
• Site Plans
• Alternative concept
• Photos of Subject Property
Location
East of Irving Avenue and south of 7th Street (557 7th Street)
Lot 50, and the West 20 feet of Lot 49, Walker Addition
Zoning/Land Use
R1c, Single Family Residential/ MR, Medium Density Residential
Existing Conditions
The subject property is located just east of Irving Avenue on 7th Street. There is an existing
dwelling with a 12-foot wide,one car garage, approximately 14 feet from the side property
Memo to Board of Adjustments
March 26,2002
Page 2
line. Existing single-family dwellings surround the subject property. There are several
mature trees along the west property line,and there was no information provided indicating
which property these trees were located on. Regardless of ownership,the trees would be
adversely affected due to any construction.
Overview
The proposed addition, approximately 14 feet wide,would increase the garage capacity to
two cars (approximately 26 feet wide). The applicant also plans to raise and widen the
driveway to relieve drainage issues. The current condition of the driveway and street causes
water to stand at the end of the driveway during rainstorms and snowmelt.
According to the Building and Zoning Department,the addition would need to be at least
three feet from the property line,unless the garage wall were to meet the building code of a
one-hour wall type. The City's ordinance also states that any improved driving surface needs
to be at least five feet from side property lines.
Adding a 10 foot addition to create a 22 foot wide garage with a single garage door would
meet the applicant's needs of providing another stall to the garage while being able to
maintain the required setback of five feet.
Analysis
In order to grant a variance from the literal interpretation of the ordinance,the following
five conditions must be met:
1. Literal enforcement of the ordinance will cause undue hardship.
2. The hardship is caused by special conditions and circumstances,which are peculiar to
the property and the structure involved and which are not characteristic of,or applicable
to, other lands or structure in the same area.
3. The literal application of the provisions of this ordinance would deprive the petitioner of
rights enjoyed by other properties in the same district under the terms of this ordinance.
4. The special conditions and circumstances are not a consequence of the petitioner's own
action or inaction.
5. The variance will not be injurious to or adversely affect the health,safety or welfare of
the residents of the city or the neighborhood where the property is located and will be in
keeping with spirit and intent of the ordinance.
Literal enforcement would require the applicant to build an addition that may not suit their
needs.
There are no special conditions peculiar to the property. There is adequate room to build a
two-car garage that complies with the setback requirements. In addition,the garage could be
deepened to provide additional storage area if required.
S:\PLANNING\Case Files\V 02-02 Turner\V02-02.DOC
Memo to Board of Adjustments
March 26,2002
Page 3
• Literal application of the ordinance provisions would not deprive the petitioner of rights
enjoyed by other properties in the same district under the terms of this ordinance. The
applicant has an option to comply with the setback requirement or to reduce the level of
encroachment.
The applicant was aware of the garage size at the time of purchase.
The request could adversely impact other properties in the vicinity. Drainage,normally
within the five foot setback area, would be on the neighbor's property. Trees along the
property line will be adversely affected due to do construction,regardless of which property
they are located on.
Recommendation
Staff recommends that Board of Adjustments deny the request to allow a variance to build
within the five foot Side Yard Setback, as there is an alternative design that could work
within the required setbacks.
•
S:\PLANNING\Case Files\V 02-02 Turner\V02-02.DOC
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city of
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Case Number: V 02-02 KEN & TAMI TURNER
My project is to add a full sized attached garage
next to the existing one. In order to do this I
would need to use the 14 ft. (approx.) of land west
of the existing garage and build up to and
including the property line. This addition will give
me a 2 door, 2 car garage that is much needed.
We currently have 4 vehicles and not enough room
to park them safely during the winter months
when there is no overnight parking on the streets.
All current developments have no less than 3 car
garages; several homes in the Walker addition
have 2 car garages. My neighbour to the west has
about 60 ft. of open land between his house and
40 my property line, so this would not affect the fire
easement between buildings. I also plan on tearing
out the existing driveway and removing several
trees that are causing problems with the driveway
and that would be in the way of the garage
addition. I plan to raise & widen the driveway and
apron to the street. The city has added pavement
to the street over the years, which made it higher
than our driveway, this causes the end of the
driveway to flood whenever it rains or during
snowmelt, which has to be pumped out.
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