05-10-2018 Planning Commission Packet

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5. The applicant shall demonstrate by clear and convincing evidence that the proposed use can be accommodated with existing public services and will not overburden the City's service capacity. 6. The applicant shall demonstrate by clear and convincing evidence that the development of the conditional use shall reflect the architectural character of the conforming buildings in the surrounding area in regard to the following: a. Proportion, scale and roof line; b. Architectural style; and c. Exterior finish materials. Analysis - Setbacks: The Ordinance requires over-sized accessory structures to be set back not less than 10 feet from side lot lines and 30 feet from the rear lot line. The proposed attached garage addition is located behind the existing garage on southeast side of the property. The site plan submitted shows a setback of 14 feet on the side (south) lot line and far greater than 30 feet from the rear (east). Applicable setback requirements have been satisfied. Lot Coverage: According to the Ordinance, no Conditional Use Permit shall be issued for detached accessory building or garage area of more than 1,000 square feet in which the two combined exceeds 10 percent of the rear yard. The proposal is for attached garage space and the applicant does not have any other accessory structures in the rear yard. The proposed garage addition complies with this provision as it would total approximately 3% of the rear yard. Accessory Building Area: The total garage and accessory building space upon a property may not exceed 1,500 square feet. The proposed total attached garage area will be up to 1,350 square feet. The primary issue with most over- sized garages relates to the potential for over-crowding on the lot. As designed, the addition will be located behind the two-car garage and will appear as if it were a portion of the principal building. When a CUP is issued for garage space of more than 1,000 square feet, the parcel shall no longer be eligible for a garden shed. The applicant does not have a shed and understands he is forfeiting the ability to add a shed at a later date. Recommendation - The proposed garage addition appears to be consistent with the requirements of the Zoning Ordinance. Staff recommends approval of the Conditional Use Permit for 2912 Vanderbie Street to allow attached garage floor area up to 1,350 square feet subject to the following conditions: • No business activities shall occur within the garage structure. • The parcel shall no longer be eligible for an accessory shed.