Agenda - Planning Commission - 02/26/2026

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related to our lot and the Northfork development. The lot has a unique shape and size requiring a City variance. The Applicant would like to put up a detached garage on their property. The property lines behind their home do not allow a suitable space for any building or structure. To the east behind the home is their drain field. Beyond the drain field is low and marshy wetland with a culvert that drains from the street. Directly next to our current garage is our well. The proposed garage will also not alter the essential character of our property and neighborhood as several homes have received similar variance approvals over the years. The Applicant has provided site and building plans that show the location of the existing house, shed, driveway, well, septic system, and drainfield, as well as the location and design of the proposed garage. Based on the lot's layout, the location of the septic system north of the house and east of the attached garage, the location of the well west of the attached garage, and the steep slope of the property that would need to be built upon to meet zoning code requirements, the proposed detached garage could not be placed behind the front (north) edge of the house and attached garage, thus proving the need for a Variance. Additionally, if the garage were to be shifted farther south, it would encroach onto the existing driveway and the drainage and utility easement along the west boundary of the property. The Applicant has selected the proposed location to limit the extension of the existing driveway, limit the amount of dirt to be excavated, filled, and/or regraded, and reduce the visual impact to the neighborhood along 160th Lane NW. The proposed location will maintain a minimum of 10 feet separation from the house and attached garage to limit any code requirements for fire separation. The garage will be built into the existing hill along the west side of the Applicant's driveway, thus limiting the impact to stormwater flow and utilizing the topography and trees to screen the garage from the right-of-way. A few trees will be removed to accommodate the garage, but there are ample trees remaining to provide screening of the garage. These conditions will allow the garage to fit well within the neighborhood. It should be noted that several other properties in the Northfork neighborhood have detached garages in the front yard. Additionally, the Northfork Homeowner's Association has approved the design and placement of the proposed garage. To make the garage fit with the character of the neighborhood and to meet the HOA requirements, the Applicant is proposing to have the garage door face east (toward the driveway instead of the street). Additionally, all exposed sides of the garage not covered by the side of the hill will have the same horizontal lap siding and brick veneer matching the front facade of the existing house. Staff is supportive of these proposed architectural treatments. With all of the above information, Staff find the practical difficulties listed above to satisfy the following items within the definition of practical difficulties, as defined by City Code: That the property owner proposes to use the property in a reasonable manner not permitted by the zoning code; 1. The plight of the landowner is due to circumstances unique to the property not created by the landowner;2. The variance, if granted, will not alter the essential character of the locality;3. Economic considerations alone do not constitute practical difficulties.4. Alternatives Recommend approval of the Variance to the front yard placement for the accessory structure as requested by the Applicant and recommended by staff. 1. Recommend approval of the Variance with any additional reasonable conditions that mitigate any perceived impacts of the Variance to the neighborhood. 2. Recommend denial of the Variance based on specific findings.3. Funding Source: All costs associated with this request are the Applicant's responsibility. Recommendation: Staff recommends approval of the Variance. Outcome/Action: