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VN-207 Page #2 Granting a variance fora side street yard of only 10 feet would be inconsistent with the existing policy of the city. A dwelling with a 10 foot side street yard would be incompatible with the site line of surrounding developments and future developments in the area. The proposed development could be designed to allow for the required 20 foot side street yard setback. It should also be noted that the Board of Planning has recommended in the form of a Zoning Code Amendment, that the side street yard setbacks in R-2 districts be increased from 20 feet to 30 feet to allow for a even greater-site line consistency in development on corner lots.. In regard to the side yard setback of 30 feet required for duplex units adjacent to an R-l district, the applicant is proposing a setback of 10 feet. 'The rationale for the 30 foot setback is to provide adequate open space between two-family and single-family dwellings in order to off-set the bulk of the two-family dwelling and the increased intensity of usage of the duplex. Because of the architectural design proposed for this particular duplex, the 30 foot setback might be considered excessive. However, the proposed 10 feet seems inadequate and staff recommends that the setback should be at least 15 feet. Therefore, the uniqueness of design could warrant~a variance from the required 30 foot setback. PLANNING COMMISSION CONSIDERATION AND RECOMMENDATION Mr. & Mrs. Donald McGinn, the applicants; were present to state the reasons for the variance request. Mr. McGinn stated that this R-2 lot is penalized because it is situated between 23rd Avenue N.W. and an R-1 district. He felt that with code regulations being the way they are that this lot should have never been zoned R-2. The front yard setback is old fashioned and with this design he would still have a long driveway. The design of the proposed duplex allows for visual openness and since it is the first house on a cul-de-sac the reduced front yard would not have a negative visual impact on surrounding properties. If the house were moved back on the lot a number of trees would have to be removed and the front yard would be nothing but a long drivewav. Commissioner Lang voiced concern that the applicant had received misleading information from City staff. Commissioner Baker indicated that the 30 foot side yard setback adjacent to the R-1 district could be excessive in light of this particular design and that same reduction of the front yard setback could be warranted. He felt that the 23rd Avenue setback (side street yard) would have the most affect on future development and he felt that the applicant's proposed 10 feet was not adequate. Commissioner Lang commented that the corner house on 15th Street NW and 23rd Avenue NW is located in a R-1 district and the house would have a side street yard setback of l5 feet. With site line con- sistency as an issue, Lang noted that it seemed inconsistent that this proposed dwelling be setback ZO feet on the street side.