RPC suggests easing rules on guest residences

Amputee Kevin Simpson Sr. sat in his wheelchair Wednesday evening waiting for the Pahrump Regional Planning Commission to recommend changes to Nye County Code that will allow his son to build him a guest cottage behind his home at 3941 N. Blagg Rd.

After a long, convoluted argument, in which two motions to adopt the bill with or without amendments failed, the RPC reopened the item and recommended county commissioners pass 2014-08 allowing guest residences as permissive uses in two village residential zones, VR-10 and VR-20, which are minimum 10,000 net square foot and 20,000 net square foot lot sizes respectively intended for moderate density uses with public utilities usually provided.

Guest residences are already allowed in the RE-1, RE-2, RH-4.5 and RH 9.5 zoning districts. Applicants dont have to appear before the RPC for permissive uses in a zone.

The bill allows guest residences not to exceed 1,500 square feet. RPC member Bob King, a former county planner, thought a 1,500-square-foot guest residence, along with a house, garage and accessories could pack too much into a lot.

He suggested a graduated scale with smaller guest residences permitted in the VR-10 zone. Kings original motion also asked to limit the total buildings to 40 percent of the lot size, but there was no second.

Simpson was also asking for a waiver on side setback requirements from 10 feet to five feet to build a 600-square-foot guest residence. Otherwise he said the cost of modifying his manufactured home to be handicapped accessible would be too expensive.

The guest residence is being funded by a grant through the Veterans Administration, Kevin Simpson Jr. said he had been working with the VA for almost a year trying to get assistance. He wants just a little dwelling, with a handicapped-accessible bathroom thats safe and a little area for recreation.

This is merely just an area for him to have a lot of independence if he wanted to be able to do his own thing, Kevin Simpson Jr. said. Its the smallest we can go. I didnt want to put my dad into a shed. Its 590 square feet, smaller than a garage.

In other business, the RPC voted to recommend county commissioners approve a bill allowing residences located in commercial or industrial zones that are grandfathered into existing regulations to be expanded without a conditional use permit.

Planners said adding the accessory buildings, like garages and storage sheds, as well as expanding homes to add patio covers and decks in those zones has minimal impact on the general public and adjacent property owners. If the owner converts them to non-residential use they have to comply with regulations like paved parking lots, current building codes and electrical codes.

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RPC suggests easing rules on guest residences