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Allen & Joy Dick CUP Request 8059 Red Oak Drive July 21, 1999 Page 3 Adding to the existing garage will have an immediate positive impact on the value of the subject property. At 1,000 square feet, set back from the street as far as it is, this garage addition probably would not depreciate the surrounding area in any way. 5. The demonstrated need for such a use. The existing garage --while a two stall garage-- is considered fairly small by today's standards. With multi -car families being the norm rather than the exception, the need for more garage space becomes an issue. This is the case with the applicants --both of whom have vehicles as do their children, in addition to a boat. Clearly the need is evident. This proposal appears to satisfy the adverse effects criteria. Also in Section 1125.01, the Planning Commission is to examine the criteria for granting a conditional use permit, which are outlined in Section 1125.01, Sub 3b: (1) The use will not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. (7) The use will not cause traffic hazards or congestion. (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. (4) (5) 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. The structure-anccite-shall-have-an-appearance tha —will- not havc an adverse erect -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 staffs opinion, all properties are completely screened from the proposed garage addition. 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. 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.