Variance 1256 - 1413 18th St West - Lot Area and Setbacks -The applicant is requesting a variance from 27-308 requiring a maximum lot coverage of 30% (1,550 square feet) to allow a maximum lot coverage of 40% (2,066 square feet) for the re-construction of two dwelling units; in a Residential 7,000 (R-70) zone on the south 65 feet of Lot 12 and Lot 13, and the south 65 feet of the west 20 feet of Lot 14, Block 6, Kober Subdivision, 3^rd Filing, a 5,166 square foot parcel of land (or 5,406 square feet including the north 3 feet of the alley as deeded in 1954). Presented by Nicole Cromwell, Zoning Coordinator

Planning Staff is recommending conditional approval to allow reconstruction of one duplex on the property with a maximum lot coverage of 40% or 2,066 square feet.

OWNERS: Christopher & Barbara Cox
AGENT: Josh Schaefer

None.

Subject Property: Variance 1248 approved in January 2017, to allow less lot area than required for a duplex and to allow a 15 foot front setback.
 
Surrounding Property – Records show there have been 5 variance applications in this subdivision; 3 were for lot coverage and 2 were for reduction in setback.

NORTH:   Zoning:  R-70
                  Land Use:  Residential single family & multi family
SOUTH:    Zoning: CC
                  Land Use:  Commercial Retail
EAST:       Zoning: R-70
                  Land Use:  Residential single family & multi family
WEST:      Zoning: R-70
                  Land Use:  Residential single family & multi family

The applicant is requesting a variance from 27-308 requiring a maximum lot coverage of 30% (1,550 square feet) to allow the re-construction of the two-family residence of adequate footprint and area. The applicant received a variance for lot area requirements and for the front setback in January 2017. A lot coverage variance request was not submitted at the time. In addition, it was discovered during staff research the lot area did not include the area deeded to this property in 1954. This property consists of the north 3 feet of the platted alley, or 238 square feet. The applicant is asking for this area to be included in the lot area for the purpose of this variance. The total lot coverage would be 40% of the larger lot area or 2,128 square feet.
 
There have been five variance applications in this subdivision. Three were for lot coverage (all three conditionally approved), and two were for setbacks (one approved, one denied).  Staff found four properties smaller than the minimum required square footage for the number of units on the property (two were single family dwellings, two were duplex dwellings).  The applicant is requesting an approval to build one structure measuring 56 feet north to south and 38 feet from east to west. The single structure would be a 2-family dwelling. Each half of the dwelling would have a footprint of 1,064 square feet. There are no proposed covered parking spaces on the property. The applicant will need to provide at least 4 off-street parking spaces. The spaces can be accessed from the alley and will likely take up the remaining rear yard space. There is an existing storage shed on the northeast corner of the property that will need to be removed. This lot coverage is not included in the proposed variance.  
 
Planning staff has reviewed this application and is forwarding a recommendation of conditional approval based on the proposed findings of the review criteria. If the property were zoned R-60 instead of R-70, no variance from lot coverage would be required. The new duplex will be oriented to the street compared to the previous duplex that was oriented to the alley. The prior issues of outdoor storage on the property will be eliminated and a "hole" in the neighborhood will be replaced with new construction that provides a type of housing choice that is rare in this neighborhood. Staff prepared a clean site plan with the proposed dimensions of the new duplex since the site plan submitted by the applicant was not completely accurate and too many details were included. The staff has reviewed the proposed 40% lot coverage in light of the additional lot area and is recommending approval of the 2,128 square feet in lot coverage. The additional property was deeded to this lot but never included in the assessed lot area. Planning staff is recommending several conditions of approval to mitigate any potential impacts to the surrounding property.

Planning Staff is recommending conditional approval and adoption of the findings of the review criteria.