31B - 2000 BLKS W. ALDER & W. LA VERNE AVE.

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Variance Nos. 05-13, 05-17 thru 05-21, 05-26 thru 05-47, 05-49 thru 05-52 and 05-57 thru 05-60 August 22, 2005 Page 12 slze, shape, topography, location or surroundings that would prevent these properties from meeting current Municipal Code requirements. The properties in question are large rectangular lots that have room in the rear yard to construct a two car garage. There is 8 to 10 feet between the houses and side property lines that could be used to access a garage, if one was constructed in the rear yard. The construction of a two car garage would provide at least four on-site parking spaces, which would meet City parking requirements for single-family residences. Because the subject properties have the ability to meet Municipal Code parking requirements, there are no special circumstances relating to size, shape, topography, location or surroundings that would warrant a variance from the City's zoning code. Therefore, staff recommends that the Planning Commission deny the variance request for a second driveway on the property. The second issue at odds with the City Code pertains to the width of the primary driveway on the property, which is the driveway leading to the original garage. After substantial further review, staff is recommending that the Commission approve the variance request to allow the width of the primary driveway to exceed the width of the garage. However, staff is also recommending that the Commission limit the width of the primary driveway to 20 feet, which is the standard interior width dimension of a two car garage. A typical four foot walkway would be permitted in addition to this 20 foot driveway width to allow a paved walking surface around parked cars and while also encouraging better landscape maintenance. A wider driveway would be permitted for those properties who have applied for a variance even though some properties do not at present have a wider driveway constructed on their property. The properties on Elder and La Verne Avenues were annexed from the County in April 1959 and were built as two bedroom homes with a one car garage and rolled curbs as part of original construction. Because these properties were built under County jurisdiction with only a one car garage, there is not enough on-site parking to meet current City parking requirements. This reduced on-site parking deprives the subject properties of privileges afforded other single-family homes in the City that were built with two car garages and wider driveways that can park additional vehicles. The variance requested for a wider driveway would allow three to four cars to be parked on site bringing the properties into closer compliance with City parking requirements, which meets the intent of the City's parking code. Allowing 20-foot wide driveways, in keeping with other single-family homes in the City, is necessary for the preservation of the property owners' substantial property rights. 31 B-18