Board of Adjustment Agenda and Packet 2019 08 21

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Request for Variance Property Address: 327 W. Sycamore Ln. Louisville, CO 80027 Description of Variance Request: The variance requested is to build an addition above an existing non -conforming garage. The proposed addition and existing garage's east side do not conform to the 5' sideyard setback. There is also a jog in the east property line. Part of the variance request is also to stack the addition's north wall on the garage's existing north wall. Response to Each Criteria: 1. Unique physical circumstances peculiar to the affected property. This property is different from most of the rest of the homes in the neighborhood in that the east side of the main house and attached garage are very close to the east property line. Upon studying the included ILC, you will see the east property line has a jog in it. The house `spoons' the property line and the jog. The property is also abnormally narrow. These characteristics contribute to the non -conforming nature of the garage. 2. The unusual circumstances do not exist throughout the neighborhood. In general, there aren't many neighboring houses that hug the property line in the way 327 W. Sycamore does. Many neighborhood houses are within 5' sideyard setback, but 327 W. Sycamore is one of the few which has a wall so close to the property line. 3. Property cannot reasonably be developed in conformity with Louisville zoning code. The obvious place to add square footage to this type of home in the most thrifty manner is above the garage. An addition above the garage: o Utilizes the existing garage foundation. o Is by far the most economical and aesthetic solution. o Does not add any building coverage to the small lot. o Is very common in the neighborhood. Many property owners have done this. In fact, there are recent precedents of additions just like this occurring on top of non -conforming garages. For example, 463 W. Sycamore Ct. has a large addition above the garage which is non -conforming; the edge of the garage is within the 5' sideyard setback, and the back (NE) corner is close to/on the property line. Furthermore, it's sensible to stack the addition on existing walls. From a structural perspective it's simpler, and from an architectural standpoint, an addition above the garage would look far more natural if it matches the width of the garage (and will better fit in with the character of the neighborhood). 4. Hardship has not been created by the applicant. The property owners inherited this hardship when they purchased the property in 2007. There haven't been any changes to the existing building envelope since the home was originally built.