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8312 Red Oak CUP Request April 28, 2014 Page 2 CUP Considerations: Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects of a conditional use that include, but are not limited to, the relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area and the demonstrated need for such a use. Staff has addressed each of these potential adverse effects below. Relationship with the Comprehensive Plan. The Comprehensive Plan designates this property as low-density residential, as well as the surrounding area. The Comp Plan encourages the development and maintenance of residential areas to improve the quality, appearance and attractiveness of housing units and residential property in general. With this project, the applicant would be significantly improving the property value with the house remodel and expansion, along with a new large garage. The Geographical Area Involved. The applicant's home is located on a large lot in a single family residential area on Red Oak Drive, at the north end of the city. Depreciation. The proposed garage would benefit the subject property both in a practical sense by providing additional indoor storage, as well as in an economic sense, as the addition would increase the "value" of the property. Increased property values are a benefit to everyone. The Character of the Surrounding Area. The applicant's neighborhood is entirely single-family residential. The homes in this area are a variety of styles and ages, but the immediate area properties all have larger, half -acre size lots. The look of the front of the house will be changing with the remodeling, but the new garage in the backyard will not be very visible from the street. This is a larger property at 97 feet wide and 264 feet deep (0.53 acres), so the total accessory building coverage will only be about 13% of the backyard area. The Demonstrated Need for Such a Use. The applicant is proposing to build a new garage in the backyard to replace the existing garage that will be attached to the house and remodeled into living space. Since the proposed 1,800 square foot garage is the maximum amount of accessory building allowed, this property will not have any additional sheds or garages. Public Hearing: As with any requested variance, this application requires a public hearing. Staff mailed notices to all property owners within 350 feet of the applicant's property and a notice was published in the Sun Focus newspaper on Friday, April 18, 2014. Staff has talked to a few neighbors about this case, and several residents attended the Planning Commission meeting on April 16, 2014. They had questions about the proposal for staff and the applicant. No written comments have been received by Staff.