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4.2. BASR 05-28-2002 • Item #4.2. City of Elk liver MEMORANDUM MEMORA TO: Board of Adjustments Scott Harlicker,Sco , Senior Planner DATE: May 28, 2002 SUBJECT: Case No. V 02-04 Request by Leighton Grani for a Front Yard and Rear Yard Setback Variance. Request The applicant requests that a variance be granted to allow a detached garage to be within the 35 foot Front Yard Setback and within the 20 foot Rear Yard Setback. Attachments • Location Map • Applicant's Narrative • Site Plan • Photos of Subject Property Location 13549 Island View Drive Zoning/Land Use Rib (Single Family Residential) / MR (Low Density Residential) 110 Memo to Board of Adjustments May 28,2002 Page 2 • Existing Conditions The subject property is located at the northwest corner of the intersection of Island View Drive and 190th Avenue. It is approximately 18,000 square feet (.4 acres). The lot slopes down from the east,along 190th Avenue,to the west property line.The existing house has an attached garage that is at the basement level.The entrance is into the basement with outside stairs leading up to the front door. Along the western edge of the property is a line of mature pine trees and along the north edge of the property there is a line of mature bushes including lilacs. Overview The proposed garage will be a 26'x 24'(624 square feet). It will be located 11 feet north of the existing house. The proposed location is to avoid the existing drain field as well as several mature trees on the site. The garage is proposed to be setback 15 feet from the rear property line and 21 feet from the front property line.The required rear setback is 20 feet and the required front setback is 35 feet.The lot is a corner lot and therefore has two front yards.The property line opposite the front of the house is considered the rear property line. Because of Mrs.Grani's physical constraints they need to relocate their garage so that it is at the same level as the entrance to their house. The steps leading up to the main level of the house are difficult for her to climb. Because of the required 20 foot setback from the drain field,the garage can not be moved any further back from 190th Avenue.There is some flexibility to move the garage closer to the house and increase the rear yard setback. 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. • S:\PLANNING\Case Files\V 02-04 Grani\V 02-04.doc Memo to Board of Adjustments May 28,2002 • Page 3 • 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 place the garage in a location that will not suit the applicant's needs. The garage could be moved closer to the house and meet the 20 foot rear yard setback. By placing the garage 5 feet closer to the house the need for a rear yard setback is eliminated. The garage can not be setback any further from 190th Avenue because of the drainfield.However,the garage setback will be the same as the existing house. The site is unique in the fact that the property is much smaller than what the current R-lb District requires for a non-sewered lot area. Non-sewered lots in the R-lb district must be a minimum of 1-acre. There is, however, space on the property for the proposed garage, septic system and the well. Literal application of the ordinance provisions would deprive the petitioner of rights enjoyed by other properties in the same district under the terms of this ordinance. Other properties in the area have two car garages with easy access into the main floor of the house. The need for the variance is not a result of the petitioners action or inaction.The need for the variance is a result of the slope of the land and the location of the drainfield. • The request would not adversely impact other properties in the vicinity. Y Recommendation Staff recommends that Board of Adjustments approve the request to allow a variance to build within the 35-foot Front Yard Setback based on the following findings: Literal enforcement would require the applicant to place the garage in a location that will not suit the applicant's needs.Because of the topography there is no alternative location on the property that would be suitable for a garage.The garage can not be setback any further from 190th Avenue because of the drainfield.However,the garage setback will be the same as the existing house. The site is unique in the fact that the property is much smaller than what the current R-lb District requires for a non-sewered lot area. Non-sewered lots in the R-lb district must be a minimum of 1-acre. There is, however, space on the property for the proposed garage, septic system and the well. Literal application of the ordinance provisions would deprive the petitioner of rights enjoyed by other properties in the same district under the terms of this ordinance.Other properties in the area have two car garages with easy access into the main floor of the house. • The need for the variance is not a result of the petitioners action or inaction.The need for the variance is a result of the slope of the land and the location of the drainfield. S:\PLANNING\Case Files\V 02-04 Grani\V 02-04.doc Memo to Board of Adjustments May 28,2002 Page 4 The request would not adversely impact other properties in the vicinity. Staff recommends that the Board deny the request for variance to the rear yard setback because the garage can be moved closer to the house and eliminate the need for the variance. 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