Planning commission approves special-use permit for accessory dwelling unit at 2549 Airport Road

The Carson City Planning Commission on April 30 recommended approval of a special-use permit to allow an accessory dwelling unit (ADU) of about 688 square feet and to address cumulative detached accessory structures at 2549 Airport Road.

Staff said the parcel, on the northeast corner of Airport Road and Sherman Street, had been created by a recent parcel map and that the ADU request triggered a review because the total cumulative square footage of detached accessory structures — including the ADU — approached the size of the primary residence. Planner Heather Manzo told the commission the applicant later provided square-foot data showing the detached structures’ total was “just under 100%” of the primary residence, a calculation that required the commission’s consideration because of the ADU application. Manzo said staff recommended approval and added a condition that owners obtain building permits and alter any structures that encroach into required setbacks.

Applicant Maria Teresa Chavez attended with a translator and told commissioners she and her husband plan to live in the ADU. Chavez confirmed at the hearing that at least one of the unpermitted structures on the lot had been an owner-built chicken coop. Manzo noted a typographical error in condition 7 and confirmed the correct cumulative figure should be 2,114 square feet and that the primary residence is 2,242 square feet; the condition was corrected in the motion.

Commissioners discussed whether to add a construction-hours condition given neighborhood impacts during building. Staff said Carson City typically does not impose construction-hour limits for non-subdivision residential projects but that the commission may add standard hours if it finds them necessary. Commissioners also asked about building-permit review for standard systems (heat, water heater). Manzo said building permit review would occur after the special-use permit is issued and must demonstrate code compliance at the time of permit issuance.

The commission moved to approve the special-use permit LU-2024-0450 based on staff findings and subject to the conditions in the staff report, with the corrected cumulative-square-foot number in condition 7. The motion was seconded and the planning commission approved the request.

The decision is a recommendation to the next steps required by Carson City code (recording/administrative steps) and conditions require the applicant to secure all building permits for detached accessory structures that require permits and to modify any detached structure necessary to meet setback rules.