Appel/alit: Status ofAppel/am: Applicallt: Status ... - City of Glendale

Appeal - 3635 E. Chevy Chase Drive 3
Files Availablefor Review: All tiles and exhibits relative to Variance Case No. PVAR
2006-044 have been available for review in the Zoning Section ofthe Planning
Department, are available at this hearing, and by this reference are hereby made a part of
the record.
ANALYSIS
Arguments in Favor ofthe Zoning Administrator's Decision:
The applicant is proposing to construct an accessory building at 3635 East Chevy Chase
Drive which is twenty-one (21) feet, ten (10) inches in height. The Code allows
accessory buildings to be a maximum of twelve (12) feet in height or fifteen (15) feet
when the roofpitch is a minimwn of three (3) feet in twelve (12) feet.
The Zoning Administrator and the applicant argue that complying with the maximum
height limits for accessory buildings, as prescribed in the Glendale Municipal Code, is a
hardship because the subject site has a substantial number ofoak trees, the canopies of
which cover a large portion ofthe site. As proposed, the garage/guest house is a twostory
structure located in an area with no tree canopy. Two separated buildings (one
garage and one guest house) could be built, however, because ofthe on-site oak trees and
their canopies, the structures would be located within the root/drip line ofthese trees.
The proposed location and two-story configuration ofthe structure will not interrupt the
existing house configuration, have the least impact to the existing oak trees, require
construction offewer retaining walls, minimize removal oflandscaping and avoid
excessive grading. IfCode limitations were strictly observed, the requirements would
unduly restrict the proposed project from meeting the changing needs ofsuch use. The
height requested in the variance request is the minimum necessary to achieve the owner's
intent.
The Zoning Administrator and the applicant cite that the irregularly-shaped lot, unique
topography and configuration and thirty-eight (38) oak trees as the exceptional conditions
applicable to the property that do not apply generally to other properties in the same zone
or neighborhood. The difference in the ground elevation and the slope ofthe site is very
substantial. The location ofthe proposed garage/guest house in combination with the
slope ofthe property and oak tree coverage make the site and the proposed building not
visually seen from Chevy Chase Drive.
According to the Zoning Administrator and the applicant, granting the variance to allow
the proposed accessory building to be higher than otherwise allowed would not be
detrimental to the public welfare or injurious to the property. The proposed garage/guest
house will not be visible from the public right-of-way and only minimally visible from
the adjacent property. The proposed building is visible from the existing single-family
residence. Significant site grading, damage to existing oak trees and construction of
retaining walls to accommodate the proposed building is avoided with this proposed
design and location ofthis building. The style ofthe proposed garage/guest house will be