Recommend approval of a variance at 216 Edgewood Lane to reduce the front yard setback from 30' to 17' (13' variance) to construct a 400 sq. ft. garage addition subject to compliance with all City Codes and in accordance with the approved plans and the following conditions, based on the findings listed below:

Conditions:

1. Owner shall submit overall reconstruction plans at the time of construction of the garage to confirm size of house vs. size of garage.
2. At the time of application of the building permit, owner shall submit a calculation of impervious surface coverage that demonstrates that impervious coverage is less than 35% of the lot area.
3. The variance allows the property owner to have a 3-stall garage on the property.  No other storage buildings may be constructed on the property.

Findings:

1. The home was constructed in 1965 with a single stall garage.  A single garage stall restricts the use of the property.  The variance is requested to make reasonable use of the property.
2. The existing garage is located 9' from the side property line.  There is insufficient space available to construct a second garage stall beside the existing stall.
3. The rear yard is heavily wooded and has a 10' elevation change to the rear lot line.  Constructing the garage on the rear of the home would require tree removal and substantial grading.
4. The front of the home is located 6' back from the minimum front setback line, providing additional room for an addition to the front of the home.
5. Constructing the garage addition on the front of the home will create less site disturbance and result in less impervious surface area than an addition on the rear of the home.
6. The Comprehensive Plan states: "The City encourages the maintenance of property and the reinvestment in existing homes.  Improvements to existing homes must be compatible in use, size, and scale with adjacent properties."  The proposed addition is a reinvestment in the property to make the property suitable for today's homeowners.
7. The City's experience is that one property owner making a significant investment in his or her property will encourage neighboring properties to make updates and improvements to their homes.  Edgewood Lane in scheduled to be reconstructed in the near future which will also encourage property owners to update and improve their properties.

A variance is requested at 216 Edgewood Lane to reduce the front yard setback from 30' to 17' (13' variance) to replace an existing single stall garage with 772 sq. ft. garage.  The home was constructed in 1965 with a single stall garage.  The garage and home were recently damaged by fire and need significant repair.  The owner would like to reconstruct the garage by constructing a two stall garage in front of the existing garage and then creating a tandem garage stall connecting to the existing single garage stall. 

The property is located at the end of a loop street immediately south of Alimagnet Park.  The home is located 36' from the front property line; the minimum front yard setback is 30'.  The fact that the home is set back an additional 6' provides additional room in front of the home for an addition. The rear yard is heavily wooded with the elevation increasing 10' from the back of the house to the rear property line.  The owner states that constructing the garage behind the house isn't feasible. The fact that the home is set back an additional 6' provides additional room in front of the home for an addition.

Reconstructing and redeveloping existing properties often requires some degree of flexibility.  Allowing a front yard variance will reduce the length of the driveway, but with 33' of driveway remaining, sufficient room will remain for parking on the driveway.  Constructing the garage in front of the house rather than behind the house will minimize impervious surface area on the lot.  The garage addition will replace existing impervious driveway.  An addition to the rear of the home would require tree removal and grading and increase the amount of impervious surface area on the lot. 

The applicant evaluated reducing the front variance from 13' to 10'.  Reducing the variance by 3' requires that the garage take a notch out of the existing living space.  A 13' variance allows the garage to be constructed without removing a portion of the living space for the garage. 

It is staff's view that a single stall garage restricts the use of the property.  A family in the 1960s might have functioned with little difficulty with a single stall garage.  Today, most families have at least two cars and need room for additional storage.  The variance request will reasonably adapt the property for today's use without negatively impacting neighboring properties.