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Commission approves conversion of garage at 2591 Broadway into 650-sq.-ft. dwelling unit
Summary
The Planning Commission approved case 62725000027PLNG to convert an existing rear garage at 2591 Broadway Street into a 650-square-foot dwelling unit, subject to building- and public-works approvals and verification of utilities connections.
City planner Palak Pande presented staff findings and recommended approval of a conditional use permit to convert the rear garage of a two-family home at 2591 Broadway Street into a 650-square-foot dwelling unit. Pande said the structure is legally nonconforming per Coos County records but the proposal does not expand the building footprint or intensify the nonconformity; a building-official site visit found the rear setback is approximately eight inches but does not encroach beyond the property line.
Applicant Doran Bockter described the building as constructed in 1930 and said assessor records appear to have inconsistently labeled parts of the structure as a garage even though living space existed above and below. Bockter said the planned work will repurpose the small garage opening into a ground-floor bedroom with a new exterior door and will not otherwise change the footprint. "I think there's some record keeping issue there," Bockter said, describing the interior layout and asserting the proposed work rehabilitates a historic building into occupiable space.
Staff read two written comments from adjacent property owners (Brian Williams and Wilma Williams at 2595 Broadway) that raised concerns about inadequate on-site parking and the potential for unauthorized use of next-door parking. Pande noted the applicant provided a parking plan showing two spaces (page 98 of the packet) and that city code does not require paving for parking for single- or two-family dwellings.
Commissioners asked about occupancy history, parking, and setbacks; the applicant said the garage portion was not usable for standard cars and that two parking spots are feasible on the property. After deliberation the commission found the application met applicable conditional use standards and moved to approve case 62725000027PLNG; the motion carried unanimously with the condition that building-department and public-works comments and verifications be satisfied before a certificate of occupancy is issued.
Next steps: the applicant must complete required building and public-works actions, including verification of sewer connections and any other conditions listed in the staff report, before receiving occupancy approval.
