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8312 Red Oak CUP & VR Request <br />April 16, 2014 <br />Page 2 <br /> <br /> <br />CUP Considerations: <br /> <br />Chapter 1125 of the Zoning Code requires that the Planning Commission review and address <br />any potential adverse effects of a conditional use that include, but are not limited to, the <br />relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the <br />character of the surrounding area and the demonstrated need for such a use. Staff has <br />addressed each of these potential adverse effects below. <br /> <br />Relationship with the Comprehensive Plan. The Comprehensive Plan designates this property <br />as low-density residential, as well as the surrounding area. The Comp Plan encourages the <br />development and maintenance of residential areas to improve the quality, appearance and <br />attractiveness of housing units and residential property in general. With this project, the applicant <br />would be significantly improving the property value with the house remodel and expansion, along <br />with a new large garage. <br /> <br />The Geographical Area Involved. The applicant’s home is located on a large lot in a single family <br />residential area on Red Oak Drive, at the north end of the city. <br /> <br />Depreciation. The proposed garage would benefit the subject property both in a practical sense by <br />providing additional indoor storage, as well as in an economic sense, as the addition would increase <br />the “value” of the property. Increased property values are a benefit to everyone. <br /> <br />The Character of the Surrounding Area. The applicant’s neighborhood is entirely single-family <br />residential. The homes in this area are a variety of styles and ages, but the immediate area <br />properties all have larger, half-acre size lots. The look of the front of the house will be changing <br />with the remodeling, but the new garage in the backyard will not be very visible from the street. <br />This is a larger property at 97 feet wide and 264 feet deep (0.53 acres), so the total accessory <br />building coverage will only be about 13% of the backyard area. <br /> <br />The Demonstrated Need for Such a Use. The applicant is proposing to build a new garage in the <br />backyard to replace the existing garage that will be attached to the house and remodeled into living <br />space. Since the proposed 1,800 square foot garage is the maximum amount of accessory <br />building allowed, this property will not have any additional sheds or garages. <br /> <br />Variance Discusssion <br /> <br />The applicant will be accessing the new garage in the backyard with vehicles on a daily basis, so <br />he will be installing a 10 foot wide driveway from the existing driveway around the house to the <br />garage. The existing garage/house has a 12 foot setback so the driveway would only have a two <br />foot setback for a stretch of approximately 26 feet where it runs next to the house. The applicant <br />has applied for a variance to allow a two foot driveway setback.