Variance #1209 – 519 Avenue D, Detached Garage Wall Height: The applicant is requesting a variance from 27-310(i) requiring the wall height of a detached garage to be no taller than the wall height of the residence to allow a 12-foot wall height for a new 936 square foot detached garage in a R-60 zone, on Lots 7 & 8, Block 1, Pioneer Park Subdivision, a 13,200 square foot parcel of land. Tax ID: A12858, and Wayne and Judy Brownson, owners.

Staff is recommending Conditional Approval.

OWNER: Wayne and Judy Brownson
AGENT: None
LEGAL DESCRIPTION: Lot 7 and 8, Block 1, Pioneer Park Subdivision
ADDRESS: 519 Avenue D
CURRENT ZONING: Residential 6000 (R-60)
EXISTING LAND USE: Residential
PROPOSED USE: Residential
SIZE OF PARCEL: 13,200 Square Feet

None

There have been 5 variance requests in this subdivision, 4 of the 5 variances have been granted. The requests ranged from required setbacks, lot coverage, and lot size too small for multiple dwelling units.  The one that was denied was for a 4 plex on a very small lot.

NORTH:	Zoning: R-60 Land Use: Residential
SOUTH:	Zoning: R-60 Land Use: Residential
EAST:	Zoning: R-60 / Residential Multi-Family Restricted (RMF-R) Land Use: Residential
WEST:	Zoning: R-60 Land Use: Residential

REASONS
The applicant is requesting a variance from Section 27-310(i) requiring the wall height of a detached garage to be no taller than the wall height of the residence to allow a 12-foot wall height for a new 936 square foot detached garage in a R-60 zone, on Lots 7 & 8, Block 1, Pioneer Park Subdivision, a 13,200 square foot parcel of land, generally located at 519 Avenue D.   The applicant wishes to build an additional detached garage on the property.  In the letter submitted by the applicant, he wishes to build an additional detached structure on his property so he is able to pursue his hobby of working on his personal vehicles after he retires.  According to ORION data from the state surrounding homes were constructed from 1920 through 1971, with most of them in the 1950’s.
 
This neighborhood is a very mixed neighborhood, especially this block.  There is a church on one end of the block, one lot with 2 homes on it, seven multi-family buildings and some single family houses.   The surrounding neighborhood is also a very eclectic mix of housing and lot sizes. Many lots along Avenue D and Avenue E have two addresses on them.  Zoning requires that a detached structures side wall cannot be taller than the side wall of the main structure.  The applicant is asking for a side wall height of 12 feet on the detached garage.  The building will be behind the existing house and not visible from the street and only accessible from the alley.   
 
Planning staff has reviewed this application and is forwarding a recommendation of conditional approval for the variance based on the determinations for review provided within this report.  Staff finds that the proposed variance would provide the applicant with a garage on his property that will meet his needs and because it is on the back of the lot it is not visible from the street.  The lot is on the ‘uphill’ side of the street so that is another reason staff believes the detached garage will not be visible from the street frontage.
     
Planning staff has received one phone call from a surrounding property owner that felt it is not appropriate because she feels a detached garage will lower property values and so will all the noise from cars and revving engines.  There were no other comments from the surrounding neighbors at the time this staff report was completed.