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HomeMy WebLinkAboutJ_Conditional_Use_Justification_&_Modification_Request Conditional Use Permit Justification: The proposed accessory dwelling unit will be consistent with the architectural character of the primary home. As shown by the photographs of the primary residence and current detached garage, the garage is consistent with the architecture of the primary residence in terms of roof line, brick façade, etc. The brick facade will be retained as shown in the proposed front elevation and the only architectural change proposed to the exterior of the garage in the conversion process will be the removal of one of the garage doors to be replaced with three windows. At 552 sq.ft. meets the requirement that an ADU be maximum “800 sq.ft. or 75% of the primary residence, whichever is smaller” (RMC 4-2-110B). Additionally, as shown in by the elevation drawings, the building height is under the 24 ft from grade maximum allowed and has a 5:12 roof pitch. As shown by the included survey map (survey conducted by Terrane, January 8, 2018), the current detached garage (proposed ADU) is located over 6’ from the primary residence, and is located 6’ from the rear (south) property line and 4.8’ from the side (east) property line. The required minimum setbacks for ADU’s are 5’ from the rear and side. While the exterior wall of the existing detached garage is located 4.8’ from the side property line per the survey, the interior wall of the proposed ADU would be located approximately 5.2’ from the side property line due to exterior wall thickness. The effect on adjacent properties will be minimal as the immediate neighborhood is residential and the proposed ADU will be residential in nature, adding one small livable unit. The existing driveway used to access the current detached garage (proposed ADU) provides for two off-street parking spaces which is adequate to serve a 552 sq.ft. unit with one bedroom and one bathroom. A small ADU will not impact the surrounding area by adding significant traffic or creating significant noise, light or glare. The property is currently landscaped, and the landscaping will be maintained as-is since no additional exterior construction is proposed. Modification Request: Per the pre-application meeting notes, RMC 4-4-0801 currently allows no more than one driveway per one hundred sixty-five feet of street frontage for any one property. Our property currently has two driveways, one to access the primary residence and one to access the detached garage. The primary residence has an attached two car garage and the driveway provides two additional off-street parking spaces. The driveway serving the detached garage provides off-street parking for two additional cars. We are requesting a modification to allow for the driveway serving the detached garage (proposed ADU) to remain in place. We do not propose any modification to the existing driveway and are not proposing a newly added driveway, only that the existing driveway may stay in place because of the benefits it provides the property in terms of providing off-street parking and as part of the storm water drainage for the property. While the garage and driveway for the primary residence provide space for four cars it is likely that a tenant living in the ADU would park along the street rather than in the primary driveway so as not to block impact access to the primary residence. We do not want to impact our neighbors by potentially having a car parked on the street, something that has not been an issue while we’ve had the driveway. Based on meeting with a civil engineer who will provide the drainage plan and utility plan for the property (to be submitted with building permit application per waiver), the current drainage for the property makes use of the driveway to divert rain water to the street. If the driveway were to be removed it would lead to re-working the drainage on the eastern portion of the property to ensure that water is properly routed to the street and would not potentially impact our neighbor to the east. Retaining the existing driveway ensures that storm drainage continues to be properly routed to the street. Finally, our property conforms with our immediate neighbors (1409 N 37th, 3709 N Meadow, 3713 N Meadow) which each have two driveways serving their properties as ours does. Allowing for the modification does not set us apart from the immediate neighbors on the street and will not negatively impact them, rather, it will be beneficial in providing parking and keeping our road free of parked cars.