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Allen & Joy Dick CUP Request 8059 Red Oak Drive July 26, 1999 Page 3 (8) Adequate utilities, access roads, drainage and necessary facilities have been or will be provided. Adding on to a small garage would not create a greater impact on existing public facilities, parks, schools or services, on utilities or access roads, nor would it create an increase in traffic on adjacent streets. (2) The use will be sufficiently compatible or separated by distance or screening from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of vacant land. (3) The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. Because the house is set back further than is typical, and because the garage is situated behind the house, there would be substantial public screening from this accessory structure. In terms of its relationship with the two adjoining properties, the backyard of the subject property is well shielded by privacy fencing and tall trees and bushes on either side and is separated by distance from the property to the rear. In staff's opinion, all properties are completely screened from the proposed garage addition. (4) The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. (5) The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. (6) The use is not in conflict with the Comprehensive Plan of the City. Garages and detached accessory outbuildings are typical uses in residential areas, and allow for the storage of vehicles and yard and garden equipment. Staff believes that the adverse affects of this development proposal are minimal and are far out- weighed by the benefits. Staff also believes that it is desirable from a community perspective to have property owners improve their properties with building expansions since the properties are then usually kept in better order and may trigger other properties to do the same. Recommendation: Staff recommends that the City Council approve Resolution 5348, a resolution approving a Conditional Use Permit for a 1,000 square foot garage at 8059 Red Oak Drive, requested by Allen and Joy Dick, with stipulations. V � James Ericson, Planning Associate N:\DATA\GROUPS\COMDEV\DEVCASES\563-99\DICK.CCI