421, Reduction of front yard setbac, Staff Reports• •
STAFF REPORT
DATE: April 6, 1990
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 421; Request for a Variance to reduce the lot
frontage requirement, to create a steeper driveway grade than
seven (7%) percent for the first twenty feet measured from the
roadway, and to encroach into the front yard setback to construct
a retaining wall for an additional driveway access; Request for
a Conditional Use Permit for an additional driveway access; 2
Flying Mane Road, Lot 62-A-SF; Owner: Charles Hillway
DISCUSSION
The Planning Commission, at their regular meeting March 20, 1990,
continued the above -stated application to their next regular meeting to
accomodate the attendance of the property owner. The site and surrounding
properties were inspected at the March 17 field trip. The applicant is
requesting a variance and conditional use permit to construct an
additional driveway access as described above.
Issues and concerns raised at the previous meetings were discussed as
follows:
1. Some unauthorized excavation of the driveway had occurred, but
has ceased pending outcome of the application submitted by the property
owner. The extent of grading described for the project by the applicant's
contractor and representative requires a variance to construct a retaining
wall in the front yard setback and exceed the permitted grade percentage
(7%) for a driveway as prescribed by Section 15.04.120. The City's
Traffic Commission has accepted the proposal for safety standards, and
suggested the 14% grade for the driveway access (Option A).
2. The lot frontage on Flying Mane Road is approximately 184 feet,
thereby 66 feet short of the required 250 feet as minimal lot standard for
an additional access. Flying Mane Road is a cul-de-sac roadway, on which
other comparably sized properties have the circular driveway development.
3. The site has generally a large front yard, which may accomodate
alternative designs for vehicular circulation on the property which may be
acceptable to the applicant's objectives and suggestions of the
Commission. A proposed driveway and/or parking area must also comply with
the standards as outlined in Section 17.28.022 that pertain to yard
coverage.
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RECOMMENDATION
Staff recommends that the Planning Commission closely examine the proposed
project and potential impacts to the site and surrounding properties in
accordance with the purposes and objectives of the Zoning Ordinance that
address setback requirements and development compatibility. In order
before a variance may be granted, the Commission must determine that there
are special circumstances applicable to the property, special privileges
are not granted, and it would not be detrimental to the public welfare or
injurious to other property. Further, before a conditional use permit may
be granted, the Commission must determine if the required showing is
present in that the granting of the conditional use permit would be
consistent with the purposes and objectives of the ordinance, and would be
desirable to the public convenience and welfare.
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• •
STAFF REPORT
DATE: March 12, 1990
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 421; Request for a Variance to reduce the lot
frontage requirement, to create a steeper driveway grade than
seven (7%) percent for the first twenty (20') feet measured from
the roadway, and to encroach into the front yard setback to
construct a retaining wall for an additional driveway access;
Request for a Conditional Use Permit for an additional driveway
access; 2 Flying Mane Road, Lot 62-A-SF; Owner: Charles Hillway
DISCUSSION
The Planning Commission, at their regular meeting of February 20, 1990,
continued the above -stated application to an adjourned meeting so as to
conduct a field inspection of the site and surrounding properties. Since
this last meeting, the applicant has indicated further project details,
that resultantly, require the application for variance to be expanded. In
addition to the minimum lot frontage requirement for an additional
driveway access, the applicant seeks variance relief from the code
requirement (Sect. 15.04.120) to exceed the grade percentage of seven (7%)
for the first 20 feet of the driveway and to encroach into the front yard
setback with a retaining wall structure.
Issues and other matters discussed at the last meeting are as follows:
1. The property owner was immediately advised ov City requirements
folowing identification of unauthorized work undertaken on the site.
2. The subject site is a through lot with roadway frontages on
Flying Mane Road and Crest Road. The property is presently acessed only
from Flying Mane Road, which is a cul-de-sac roadway. Both roadway
frontages respectively, do not meet the minimum 250 foot dimension for the
additional access. Flying Mane Road, the frontage on which construction
is proposed has 184 feet.
3. The Traffic Commission reviewed the proposal and indicated no
traffic safety concerns. Further, the Commission suggested a 14 percent
rather than seven percent grade for the driveway entry (Option A on plan).
4. The extent of grading which may necessitate construction of a
retaining wall which is now confirmed and requires permission under a
grant of variance.
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RECOMMENDATION
Staff recommends that the Planning Commission closely examine the proposal
for land use compatibility and potential impacts to the site and
surrounding properties. Before a Conditional Use Permit may be granted,
the Commission must determine if the required showing is present in that
the granting of the conditional use permit would be consistent with the
purposes and objectives of the zoning ordinance, and would be desirable to
the public convenience and welfare. Furthermore, before a Variance may be
granted, the Commission must determine that there are special
circumstances applicable to the property, special privileges are not
granted, and it would not be detrimental to the public welfare or
injurious to other property. Staff is of the opinion that the finding are
present in order to grant the applicant's request for a Conditional Use
Permit and Variance.
zc421#2
DATE: February 13, 1990
PROJECT DESCRIPTION
APPLICATION NO.:
SITE LOCATION:
ZONING:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
PRIOR CITY ACTIONS:
PROPERTY SIZE/
CONFIGURATION:
STAFF REPORT
Zoning Case No. 421
2 Flying Mane Road, Lot 62-A-SF
RAS-1
Charles Hillway
Same
February 10, 1990
30,000 SF (approximately 0.75 acres), Rectangular
shape
PRESENT DEVELOPMENT: Single Family Residence
REQUEST:
A Zone Variance to the lot frontage requirement for an
additional driveway access and a Conditional Use Permit for
an additonal driveway access
REVIEW AND EVALUATION OF ISSUES
In reviewing the applicant's request under Title 17 (Zoning), Staff would
identify the following issues for evaluation:
1. The applicant is requesting a conditional use permit and variance
to establish and maintain an additional driveway access on the property
with less than required lot frontage. The proposed driveway will have the
standard "circular" configuration. The applicant was immediately advised
of the necessary application requirements after the City had been informed
that unauthorized excavation for an additional driveway had occurred. The
excavation is presently exposed.
2. Section 17.16.012 (J) requires a conditional use permit and the
following standards for additional driveways providing a second means of
vehicular access to a maintained roadway:
a. Fifty feet is required for minimum separation of a developed
driveway and a roadway intersection.
b. The lot has a minimum frontage of 250 feet on a maintained
roadway.
c. One hundred feet is required for minimum separation between
driveways on the property.
3. The variance is required for relief from item b above which
requires the minimum 250 foot frontage. This subject site is a through
lot which has double roadway frontage with Flying Mane Road and Crest
Road. The proposed project can satisfy item a and c requirements. The
subject property has a front dimension of 184 feet on Flying Mane Road.
4. The Traffic Commission has reviewed the proposed additional
driveway and would indicate that it poses no traffic safety hazard.
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RECOMMENDATION
Staff recommends that the Planning Commission closely examine the proposal
for land use compatibility and potential impacts to the site and
surrounding properties. Before a conditional use permit may be granted,
the Commission must determine if the required showing is present in that
granting of the conditional use permit would be consistent with the
purposes and objectives of the zoning ordinance, and would be desirable to
the public convenience and welfare. Furthermore, before a variance may be
granted, the Commission must determine that there are special
circumstances applicable to the property, special privileges are not
granted, and it would not be detrimental to the public welfare or
injurious to other property. The Commission should receive public
testimony and continue the matter to an adjourned meeting so as to inspect
the site and surrounding properties.
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