10-10-1988 - Agenda Packet City Council - regular meeting

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Zoning File #1338 September 30, 1988 Page 2 of 2 6. There is an existing 201x20' gravel parking area in the 0-75' zone adjacent to Crystal Bay Road. Planning Commission may wish to consider whether the applicants need this parking once a garage is constructed, or whether this parking area can be re-woved and revert to grass. A large share of the hardcover on the property is made up of a wood deck area around the north and west sides of the house. There would not appear to be significant amounts of additional hardcover that could be removed in the 75-250' zone. 7. Staff is currently working with the Schibillas to determine whether the "33' easement for public highways", which shows up on the survey staff had on file, as well as in applicants torrens title,is in effect. If so, staff must recommend that any Planning Commission recommendation for approval include the condition that no garage permit may be issued until that easement is removed, which would to a degree depend upon whether the City or County had any current or future interest in use of that easement for right-of-way purposes. 8. The proposed garage will use the existing driveway access location, and there are no sight distance problems associated with this location. Staff Recommendation - Staff would recommend approval of the proposed garage location, finding that the location is consistent with evistinq garages in the neighborhood, and meets the 10' rear and side setbacks that would be in effect. Note that although this and 6 or 7 adjacent properties access to a private road on railroad right-of-way, technically the legal access for this property is to the north on Crystal Bay Road, hence the railway right-of-way line is considered a rear lot line. The 30' setback for garage doors facing a street does not specifically apply. Staff would recommend approval of the hardcover variance. Staff would ask Planning Commission and the applicant to consider whether a strict need for an over size garage exists, and what hardships would be presented if the length and the width dimensions of the garage decrease. Given the topography and the logical 2 story configuration, limiting the useable second f loor garage space due to excess space below might not be reasonable; is there the possibility that the garage can be constructed with a half basement ? If the Planning Commission recommends approval of the floor area variances requested, such approval would appropriately be granted under the condition that the garage and attached space below it may never be used as a dwelling unit, cannot not be rented as a dwelling unit, may not have plumbing installed, and the applicant should be advised that the property does not meet the citeria for granting of a quest house conditional use permit. 1`gain, any approval would have to be conditioned on a resolution of the easement issue.