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Meyers May ll, 1984 Page 2 STAFF ANALYSIS The site nonconformity is the setback of the existing house from the northeast property line. At this location the house comes within 2 feet of the property line. Section 8-460 of the New Brighton zoning .code states that permission for a.nonconforming use permit may be granted if the extent of the nonconformities are reduced where practical. In this case the only nonconformity is the side yard setback. It does not appear practical at this time to move the house or take off part of the existing structure to meet the required five-foot setback. If in the future the owners of this property desire to upgrade the existing structure through extensive remodeling or building construction, con- sideration should be given to bringing the house into compliance with the side yard setback requirement. The new garage will be brought into compliance with the side yard set- back requirements. I agree with the applicant that the size of the lot and the location of the existing home do not allow construction of a double car garage on the site which could conform to present day setback. requirements. Although a single car garage could be constructed within all the setback requirements I feel it is not unreasonable that the applicant should desire a double car garage. The applicant has indicated in the attached letter that they have two cars that they strong]y desire to keep inside a garage during the winter and to protect .from other out- side elements. The orientation of-the proposed gar-age, as shown on the site plan, has.. been planned with great sensitivity to the reduced front yard setback. Since the entrance to the garage will not be facing the street the potential problem of cars parked in the driveway also being parked on the boulevard has been eliminated. The existing street right-of-way in this area is much narrower than the average present day street '~ right-of-way. This causes a problem with on-street parking for residents in this area. The proposed new garage and driveway layout responds well to the lack of room for on-street parking by providing a driveway area large enough to handle up to 4 additional vehicles in addition to the two garage spaces. In summary I would recomm-end approval of NC-62 and VN-233 based on the following: 1. That the proposed layout of the new garage and driveway will be of great improvement to the site. 2. That the nonconformities have been reduced to the extent possible. 3. That the site is located in an area that was originally developed as summer cottages and that the site as originally platted is now substandard in size. 4. That undue hardship would result if the applicant was not permitted to construct a double car garage.