Board of Adjustment Agenda and Packet 2016 12 21

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BACKGROUND: The subject lot is zoned Residential Estate (RE) and located in the Grove at Harper Lake Subdivision. The City approved the Subdivision and a Planned Unit Development (PUD) for the Grove at Harper Lake in 1987. The Grove at Harper Lake Subdivision abuts Harper Lake to the west, Coyote Run Open Space to the north, Saddle Back Subdivision to the east and Centennial Subdivision to the South. The Grove at Harper Lake and the abutting subdivisions are zoned RE. The RE zoning includes a minimum lot area of 12,000 square feet and maximum lot coverage of 20%. The PUD includes minimum front and rear setbacks of 20 feet and minimum side setback of 5 feet. The lots in the Grove at Harper Lake neighborhood range in size between 9,918 square feet and 18,060 square feet, with the average lot size at 12,708 square feet. As mentioned previously, the subject lot is 11,432 square feet, slightly below the minimum lot area requirement and the average for the neighborhood. Maximum allowed lot coverages generally decrease as minimum lot sizes increase across the residential zone districts in the City. The following table summarizes lot coverage and lot size requirements by residential zone district: District Minimum Lot Area Maximum Lot Coverage RH 7,000 sq. ft. 40% RM 7,000 sq. ft. 35% RL 7,000 sq. ft. 30% SF -HD 7,000 sq. ft. 25% RE 12,000 sq. ft. 20% SF -MD 12,000 sq. ft. 20% RR 20,000 sq. ft. 20% SF -LD 21,700 sq. ft. 20% SF -E 43,560 sq. ft. 15% SF -R 43,560 sq. ft. 10% R -RR 43,560 sq. ft. 10% REVIEW CRITERIA: The Board of Adjustment has authority grant or deny a variance request based on the review criteria found in Municipal Code Sections 17.48.110.B.1-6. The applicant has provided a written analysis of the variance criteria (see attached Application Materials). Following is staff's analysis of the criteria with recommended findings on each. 1. That there are unique physical circumstances or conditions such as irregularity, narrowness or shallowness of lot, or exceptional topographical or other physical conditions peculiar to the affected property. The property has an irregular shape with two sides bordered by a curved street frontage. While this irregular shape could impact the ability to meet minimum setbacks on this lot, it does not affect the total lot area used to calculate lot coverage and the applicant's lot area at 11,432 square feet is within the typical range for the neighborhood and close to the minimum for the zone district of 12,000 2