921 WALL ST 2016-01-01 MF Import

G FINDIN(iS AND CONCLUSIONS: CHterion No.1: That the variance is necessary because of exceptional or extraordinary circumstances regarding lhe size, shape, topogranhy, or location of the subject property; or the location of a pre-existing improvement on the subject property that conformed to lhe zoning code in effect when the improvement was constructed. a. Findin s: The applicant has stated that the proposad variance is necessary due to the exceptional and extraordinary characleristics of the site. The sile measures approximately 30' x 220' totaling approximately 6,845 square feet in area. The applicant has stated that the irregular shape of the lot and the topography change on the northern most portion oF the lot, have made it difficult to construct a detached garage which would meel all code required setbacks. The applicant is proposing to construct a 24' x 30' detached garage with a one foot setback off of the eastern property line. The proposed garaye can not be located further north on site due to the slope, so it is restricted to the area where the width of the lot is only thirty feet. The Cily finds thal the subject property does contain a sleep slope area along the northern portion of the site. The site generally slopes northwest, with the proposed garage localed on one of the more level points of the site. The existing house is located (orward (south) on the site with little room to maneuver around either side of the structure. Due to the placement of the house on site there is minimal area in front of lhe residence to conslruct a garage which would meet all zoning code requirements. The site presently does not have any improved on site parking. By construcling lhe garage, the owners will be moving toward conformance by providing the code required two on site parking stalls. The exisling residence is nonconforming wilh respecl to both side setbacks. The residence is only 2 feet off of the eastern property line, rather than lhe code required 10 feet. If the residence were certified as legal nonconforming with regards !o the 2 foot street side selback, the applicant could propose to expand along thal nonconforming setback line with an altached structure, including a garage, without a tormal variance. b. Conclusions: The subject site does have extraordinary teatures, such es its narrowness and steep slope area, which limit the options (or placement o( the garage on site. Criterion No. 2: Thal lhe variance will nol be materially delrimenlal to lhe property in the area of the subject property or to the City as a whoie. a. Findin s: The applicant has slated ihe proposed garage would be well inside Iheir existing fenceline, and at least fourteen feet from the curb of the Federal Avenue right-of-way. The area immediately in front o( the gated area which currently opens into the backyard, has already been striped for no parking, and therefore no (urther reduction of on street parking wc �Id occur. The variance is for a one v� foot street side setback, in order to maintain a minimum five foot 'i