Planning commission approves variance to allow attached garage at historic Minden property

Vice Chair Moren Casey called the Douglas County Planning Commission to order and the commission approved a major variance for 1558 First Street in Minden that will allow construction of an attached two‑car garage by reducing the northwesterly side setback from 10 feet to 5 feet.

Planning staff presented the application (DP26‑00004) and said the proposal removes several nonconforming structures on the parcel, including an encroaching carriage house, and thereby improves the property's overall conformity with zoning. "There are structures that are going to be removed, one of which is already encroaching on to the neighbor's property," staff said during the report.

The applicant, Pat Clark of Building Concepts, told commissioners the site is a reverse‑corner lot and argued that if the parcel were treated as an equivalent single‑family lot the proposed 5‑ft setback would already be permitted. Clark said the project team explored garage locations and that alley access is unworkable because of a power pole and guidewire; he added that removing the carriage house and a derelict apartment made the garage location the only viable option. "We did explore other options... This is the last option that we feel is viable in placing a garage on this property," Clark said.

Commissioners focused on design and neighborhood compatibility during their questioning. Staff and the applicant confirmed the proposed garage depth is shown at about 38 feet; commissioners asked that final architecture reflect the historic character of downtown Minden. Planning staff explained that because the use is residential the structure is not subject to a separate design‑review hearing, but building‑permit review will include planning staff review and may reflect compatibility comments from the commission.

Commissioner Lori said she found the required findings could be met and emphasized the public‑safety benefit of removing an old carriage house. "I am supporting this variance today," she said. Commissioners noted the applicant's commitment to revise the garage architecture to be compatible with the neighborhood. Commissioner Kirk moved to approve DP26‑00004 subject to the staff conditions; the motion was seconded and passed unanimously.

Next steps: the applicant will proceed with building permits and plan review; staff said plan‑review and permit conditions will address dimensions, fire separation for the attached garage and architectural compatibility.

Clarifying details from the record: the request is to reduce the side setback from 10 ft to 5 ft; the parcel is within the Minden community plan area and zoned multifamily residential (MFR); the owner is recorded as Norton Family Trust (Mark and Raquel Norton, trustees). The commission recorded its approval as a unanimous vote.