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FILE#16-3862 <br /> 15 Sept 2016 <br /> Page 6 of 6 <br /> 6. In subdivision approval,the setback required for the oversize accessory structure <br /> shall remain. <br /> Septic System Status <br /> The property is served by City sewer. <br /> Practical Difficulties Statement <br /> Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B,and <br /> should be asked for additional testimony regarding the application. <br /> Practical Difficulties and Conditional Use Permit Analysis <br /> Staff finds the criteria permitting a guest house conditional use permit have been satisfied. It is <br /> not feasible to reduce the garage's footprint (deck and footprint) to gain compliance as the <br /> building itself is 13 square feet above what is permitted. Therefore regarding the variance to <br /> expand the existing detached garage for use as a guest house because all setbacks and height <br /> requirements will be met, staff finds it reasonable. <br /> Engineer Comments <br /> The City engineer has perFormed a cursory review of the site plans and identified no immediate <br /> concerns. A comprehensive review of the plans will be conducted at the time of the building <br /> permit application. <br /> Public Comments <br /> The applicant has provided a list with signatures of supporting neighbors as well as supportive <br /> comments from both of the abutting neighbors on the north and south, attached as Exhibit F. <br /> Issues for Consideration <br /> 1. Does the Planning Commission find that that the property owner proposes to use the <br /> property in a reasonable manner which is not permitted by an official control? <br /> 2. Does the Planning Commission find that the CUP and variance(s), if granted, will not <br /> alter the essential character of the neighborhood? <br /> 3. Does the Commission find it necessary to impose conditions in order to mitigate the <br /> impacts created by the granting of the requested CUP and variance(s)? <br /> 4. Are there any other issues or concerns with this application? <br /> Planning Staff Recommendation <br /> Staff recommends approval of the CUP for the guest house use and variance permitting the guest <br /> house as proposed. Staff recommends there be no expansion of the deck or footprint during the <br /> remodel which results in additional structure (specifically, the proposed deck expansion should <br /> not be permitted). <br /> Approval of the CUP for the guest house will also require the guest house and OAS covenants be <br /> recorded against the property. <br />