Planning Commission approves controversial carriage house project
October 23, 2024 | Grass Valley, Nevada County, California
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The committee also discussed a variance request for a new 1,000 square foot carriage house and accessory dwelling unit (ADU) at 143 Conway Avenue. The applicant, Philip Niesl, seeks to replace an existing nonconforming detached garage with a new three-car garage and ADU, which will encroach into the front setback along Clipper Lane. The property, which has double frontage, requires a 15-foot setback for the dwelling and a 20-foot setback for the garage. The proposed structure will be situated just five feet from the Clipper Lane property line.
Staff recommended approval of the variance, citing the unique circumstances of the double frontage lot, which limits usable space compared to neighboring properties. The committee noted that several nearby parcels have existing structures that also encroach on setbacks, suggesting that granting this variance would not create an unfair advantage.
The committee confirmed that the variance qualifies for a categorical exemption under CEQA guidelines, as it involves minor alterations without changing land use density. The meeting included discussions about the historical context of Clipper Lane, with references to maps from 1898 and 1912, and the challenges posed by the narrowness of the street.
Public comments were limited, with one voice expressing concerns about the scale of the proposed carriage house in relation to the neighborhood. However, committee members acknowledged that the design attempts to minimize its presence and align with existing structures.
The committee ultimately moved to recommend approval of the development review and variance application, emphasizing the need for careful consideration of the unique characteristics of the property.
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