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5.0 CONDITIONAL USE ANALYSIS 5.1 Section 1004.01 A3 (Size Limit) limits the total floor area of accessory structures to the lesser of the following: a. 40% of the required rear yard area (i.e., 1,200 square feet on this property); or b. 864 square feet (being the smaller of the two figures, this is the permitted limit) 5.2 Section 1004.O1A4 (Requirements for Increased Size), however, allows up to 1,008 square feet of total accessory structure floor area as a CONDITIONAL USE. 5.3 Section 1004.01 AS (Overall Area) further limits the size of accessory structures by stating that the combined floor area "of attached garage and detached accessory building(s) shall not exceed the exterior dimensional footprint of the principal structure, excluding any attached garage footprint." The proposed 1,008-square-foot accessory building would be within this limit because it would not exceed the approximately 1,300- square-foot footprint of the principal structure (which does not have an attached garage). 5.4 Although the applicant plans to complete the new garage prior to removing the existing garage and a portion of the paved area behind the house, the proposed, "final" site plan (included with this staff report as Attachment C contains impervious surfaces on about 26% of the property. Section 1004.016 (Dimensional Requirements) limit such impervious surfaces to 30% on a residential property; Planning Division staff recommends requiring that the existing garage and driveway area be removed within 90 days of when the permit is issued for the proposed new garage. In a case like this, a provisional Certificate of Occupancy (C.O.) would be issued upon the satisfactory completion of the new garage, and the permanent C.O. would be issued once the old garage and excess impervious coverage is removed. 5.5 Looking at the proposed building elevations included with this report as Attachment D, the eastern end of the building would contain two overhead garage doors, but the site plan does not appear to indicate an expansion of the driveway approach to serve both doors. City Code § 1004.01 A 13 (Driveway Required) requires a paved driveway for garages storing daily-use vehicles; as long as the existing driveway spans the width of the northern overhead door of the proposed garage, this Code provision might not require pavement in front of the second overhead door if that side of the garage is used only to provide access for occasional-use vehicles or other household equipment. If the driveway is expanded to serve both overhead doors, the total impervious coverage would be required to remain under the 30% maximum; based on the aerial imagery and the proposed site plan, the impervious coverage limit does not seem to be a problem, but this would need to be verified on the site plan submitted for the required building permit. 5.6 All of the above Code requirements work together to allow the proposed structure, but this one building will utilize the maximum extent of such allowances and preclude the construction of any other accessory buildings on the property. 5.7 The CONDITIONAL USE process required for the approval of the proposed garage is partially intended to provide an opportunity to review the proposal to ensure that it wouldn't have significant adverse impacts on adjacent properties. Even though the proposed garage appears to be roughly in line with the garage on the neighboring property to the south, its 42-foot side wall is considerably longer than a wall that would be found on a garage that meets the Code's smaller, standard size. Planning Division staff PF10-016 RPCA 080410 Page 2 of 2 � '�