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Date Application Received: 08/17/16 <br />Date Application Considered as Complete: 09/01/16 <br />60-Day Review Period Expires: 10/31/16 <br />To: Chair Thiesse and Planning Commission Members <br />Jessica Loftus, City Administrator <br />From: Melanie Curtis, Planner mcc <br />Date: 15 September 2016 <br />Subject: #16-3862, Robert Lund, 2732 Caroline Ave, <br />Variance & CUP <br />Public Hearing <br />List of Exhibits <br />Exhibit A. Application <br />Exhibit B. Practical Difficulties Documentation Form <br />Exhibit C. Proposed Survey/Site Plan <br />Exhibit D. Proposed Plans and Elevations <br />Exhibit E. Hardcover Calculations <br />Exhibit F. Aerial Photos <br />Exhibit G. City Code Excerpts <br />Exhibit H. Property Owners List <br />Exhibit I. Plat Map <br />Background <br />The property owner is proposing to construct a second story addition over the existing detached <br />garage on the property to serve as a guest house. The property has 1.25 acres in area, therefore <br />a guest house is permitted via a conditional use permit. Because the existing detached garage <br />footprint is larger than 1,000 square feet, it is nonconforming with respect to size, a variance <br />from Section 78-1437 is required. <br />LOT ANALYSIS WORKSHEET <br />Section 78-420 & 78-1434 – Guest House Setbacks: <br />The guest house is proposed to be constructed within an existing 1,164 square foot building <br />(including the deck and stair) which is considered to be a non-conforming oversize accessory <br />structure (OAS). The property is over 1.0 acres and is permitted one OAS up to 1,000 square foot <br />footprint. An OAS must meet principal structure setbacks. <br />Application Summary: The applicant is requesting approval of a conditional use permit to <br />permit a guest house on the property. The guest house will be constructed above an existing <br />detached garage which has a footprint of 1,164 square feet. A variance is required because the <br />existing detached garage is nonconforming because it exceeds (by 164 square feet) the <br />permitted maximum OAS size for the 1.25 acre property. <br />Staff Recommendation: Planning Department Staff recommends approval. <br />Item 5