Board approves smaller garage after neighbors and staff flag scale, use concerns

The Salina Board of Zoning Appeals on an uncontested vote approved a reduced variance to allow a 30-by-40-foot detached garage at 1025 West Republic Avenue, after staff and nearby homeowners warned the originally requested structure was out of scale and its intended uses raised zoning questions.

Staff had presented an application filed by Jessica Ehrlich that initially requested a 40-by-50-foot (about 2,000 square foot) detached garage, exceeding the city’s typical residential cap of 770 square feet. Planning staff told the board the proposal as submitted would make the accessory building one of the largest in the city’s residential districts and asked the applicants to provide additional information about unique hardship, intended use and materials.

Staff cautioned the board that the size and some plan details raised two particular concerns: (1) the proposed building’s scale compared with the principal dwelling and surrounding houses, and (2) the stated use for “car rebuilds, car restoration, and carpentry work,” which could have different neighborhood impacts if conducted as a commercial activity. "Based on the plans, the proposed garage is similar in size and vehicle capacity to a commercial storage building," a staff presenter said during the hearing.

Neighbors to the east, Kathy and Gary Percival, submitted a photo and a letter and told staff they were worried the building’s height and proximity to the shared property line would create a visual obstruction near a play area used by grandchildren and could diminish the neighbor’s enjoyment of the yard. Jessica Ehrlich told the board she had spoken directly with the Percivals and said, "They're they're wonderful people, by the way. And we understand their concern." She also described personal, noncommercial uses for the building: "Well, I wanted a 40 by 60, then we decided that really wasn't gonna happen ... I got a lot of hobbies. I'm like, I like to do woodwork. You know, the whole car restoration got pretty deep into it."

Staff recommended the board require conditions if it approved a variance, including compatibility of materials and color with the principal dwelling, a limitation to personal (nonbusiness) storage and work, gutters/downspouts to control runoff, and driveway connections for any doors large enough to admit a vehicle. The board approved a smaller footprint — a 30-by-40-foot building — with the condition that siding match the house’s exterior material and color.

The board’s approval did not eliminate subsequent building-permit requirements. Staff noted the applicant must still submit a building permit with final plans that address driveway surfacing (an all-weather surface is required), final siding selection, and compliance with the accessory-structure compatibility checklist before construction begins.