Board of Adjustment Agenda and Packet 2017 02 15

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In the Scenic Heights subdivision, there are eight properties with side yards abutting South Boulder Road, including the subject property. The existing side setbacks appear to range between 13 feet and 23 feet for these homes. Three of these properties appear to have sheds constructed within a few feet of the property line abutting South Boulder Road. Lot Coverage The R -E zone district requires a minimum lot area of 12,000 square feet and maximum lot coverage of 20%. The existing home is 991 square feet with a lot coverage of 13%. The subject lot is 7,675 square feet. Lots in the Scenic Heights subdivision range from 6,362 square feet to 23,096 square feet with an average lot size of 9,179 square feet. Generally, maximum lot coverage allowances decrease as minimum lot sizes increase across the residential zone districts in the City. The following table summarizes lot coverage and lot size requirement by residential zone district: District Minimum Lot Area Maximum Lot Coverage R -H 7,000 sq. ft. 40% R -M 7,000 sq. ft. 35% R -L 7,000 sq. ft. 30% SF -HD 7,000 sq. ft. 25% R -E 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% To comply with the maximum lot coverage regulations, the maximum allowed coverage on the subject lot is 1,535 square feet. The applicant is requesting a 413 square foot addition to the existing 991 square foot home, and a 572 square foot detached garage. The combined proposed total square footage is 1,976 square feet, or 26%. REVIEW CRITERIA: The BOA has authority to 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. Please note that for some of the criteria staff has provided separate findings for the different requests where appropriate. 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. Setbacks Staff finds the subject lot is 30 feet narrower than the 100 foot minimum lot width requirement for the R -E zone district, resulting in a unique physical condition of the 3