HomeMy WebLinkAbout02 - Minyard Residence Modification - PA2014-105 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT
30
y PLANNING DIVISION
u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
(949) 644-3200 Fax: (949) 644-3229
c9treox�`° www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 28, 2014
Agenda Item No. 2
SUBJECT: Minyard Residence Modification - (PA2014-105)
715 Patolita Drive
Modification Permit No. MD2014-007
APPLICANT: Mark Minyard, Property Owner
PLANNER: Jason Van Patten, Planning Technician
(949) 644-3234, jvanpatten@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: R-1 (Single-Unit Residential)
• General Plan: RS-D (Single-Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow an 11-square-foot garage addition to encroach six inches
into the required 15-foot front setback in conjunction with a remodel and
369-square-foot bedroom addition to an existing single-family dwelling. The dwelling is
currently nonconforming due to parking because the interior of the garage measures 19
feet 6 inches by 20 feet 9 inches, where a minimum 20-foot by 20-foot dimension is
required. The proposed setback encroachment will result in a conforming interior
parking dimension.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2014-007 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located within the Irvine Terrace community which is
characterized by single-story, single-family dwellings. The property was
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Minyard Residence Modification
Zoning Administrator, August 28, 2014
Page 2
constructed in 1955 and is currently developed with a 2,168-square-foot single-
story, single-family dwelling that is nonconforming due to parking dimensions.
• The interior of the garage measures 19 feet 6 inches by 20 feet 9 inches where a
minimum 20-foot by 20-foot dimension is required. The proposed six inch
encroachment into the required 15-foot front setback is necessary to meet the
minimim interior parking dimension required by the Zoning Code.
• Section 20.52.050 (Modification Permits) allows deviations up to 10 percent of
the required setback area with the approval of a modification permit. This code
section recognizes that relief from specified development standards, including
minimal setback projections, may be appropriate when doing so is consistent
with the purpose of the Zoning Code and the General Plan, and does not
negatively impact the community at large or in the neighborhood of the specified
development. In this case, the proposed six inch encroachment represents an
approximate three percent deviation from the required standard.
• Section 20.38.060 (Nonconforming Parking) limits additions to residential
developments that are nonconforming in parking to a maximum of 10 percent of
the existing floor area of the structure. The proposed garage and bedroom
addition represent an approximate 17.5 percent addition. Approval of the six inch
encroachment will provide code-compliant parking dimensions and allow the
proposed addition by right.
• The intent of the modification is to correct the nonconforming parking and to
allow for a reasonably sized addition to the existing dwelling.
• A strict application of the code would require that the garage be expanded into
the kitchen in order to maintain the 15-foot front setback. The removal and
relocation of the wall separating the garage from the kitchen creates a physical
and practical difficulty because the wall is load-bearing (for both vertical loads
and lateral bracing). Repositioning the wall would require a new footing which
impacts the building foundation as well as the interior living area, considerably
increasing the current scope of work.
• The proposed setback encroachment is the minimum necessary to achieve the
required minimum parking dimension and will not be detrimental to surrounding
owners or occupants due to the design of the subdivision. Variance No. 179
approved in 1954 and Variance Nos. 209 and 238 approved in 1955 (Codified on
Setback Map No. S-9A) established staggered front setbacks along Patolita
Drive and at nearby properties for the purpose of allowing more interesting and
pleasing architectural development. The proposed six inch encroachment will
leave a minimum distance of 14 feet 6 inches to the front property line which is
2
Minyard Residence Modification
Zoning Administrator, August 28, 2014
Page 3
compatible with nearby properties that are setback between 10 and 20 feet
(Attachment No. ZA 5).
• Should the setback encroachment be denied, the Zoning Administrator may
instead consider allowing an addition in excess of 10 percent of the existing floor
area of the structure pursuant to Section 20.52.050. Approval of the addition
would preserve the 15-foot front setback established for the property while
retaining nonconforming parking dimensions. Future additions to the property will
continue to be limited to 10 percent of the existing floor area of the structure
pursuant to Section 20.38.060 unless a larger addition is otherwise approved
through a new or amended modification permit.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption
consists of additions to existing structures provided that the addition will not result in an
increase of more than 50 percent of the floor area of the structures before the addition
or 2,500 square feet, whichever is less. The proposed scope of work is to add 380
square feet to an existing 2,168-square-foot dwelling, or approximately 17.5 percent of
the existing floor area.
PUBLIC NOTICE
Notice of this application, including the alternative modification to allow an addition in
excess of 10 percent to an existing dwelling with nonconforming parking, was published
in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of
the site (excluding intervening rights-of-way and waterways), including the applicant,
and posted on the subject property at least 10 days before the scheduled hearing,
consistent with the provisions of the Municipal Code. Additionally, the item appeared on
the agenda for this meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within 14 days
following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644-3200.
Prepared by:
Jas Van Patten
Planning Technician
3
Minyard Residence Modification
Zoning Administrator, August 28, 2014
Page 4
JM/jvp
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Site Photographs
ZA 4 Applicant's Project Description and Justification
ZA 5 Setback Map S-9A
ZA 6 Project Plans
4
Attachment No. ZA 1
Draft Resolution
5
INTENTIONALLY BLANK PAGE
RESOLUTION NO. ZA2014-0##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2014-007 TO ALLOW A GARAGE ADDITION
THAT ENCROACHES SIX (6) INCHES INTO THE REQUIRED
15-FOOT FRONT SETBACK FOR PROPERTY LOCATED AT 715
PATOLITA DRIVE (PA2014-105)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Mark Minyard, property owner, with respect to property
located at 715 Patolita Drive, and legally described as Lot 74 in Tract No. 1700
requesting approval of a modification permit.
2. The applicant proposes a modification permit to allow a garage addition to encroach six
(6) inches into the required 15-foot front setback in conjunction with a remodel and
369-square-foot bedroom addition to an existing single-family dwelling. The dwelling is
currently nonconforming due to parking because the interior of the garage measures
19 feet 6 inches by 20 feet 9 inches, where a minimum 20-foot by 20-foot dimension is
required. The proposed setback encroachment will result in a conforming interior
parking dimension.
3. The subject property is located within the Single-Unit Residential (R-1) Zoning District
and the General Plan Land Use Element category is Single-Unit Residential Detached
(RS-D).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Single-Unit Residential Detached (RSD-A).
5. A public hearing was held on August 28, 2014, in the Corona del Mar Conference Room
(Bay E-1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15301 , Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
2. This exemption consists of additions to existing structures provided that the addition
will not result in an increase of more than 50 percent of the floor area of the structures
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Zoning Administrator Resolution No. ZA2014-0##
Page 2 of 6
before the addition or 2,500 square feet, whichever is less. The proposed scope of
work is to add 380 square feet to an existing 2,168-square-foot dwelling, or
approximately 17.5 percent of the existing floor area.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050 (Modification Permits) of the Newport Beach Municipal
Code, the following findings and facts in support of such findings are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The neighborhood is comprised of a development pattern of single-story, single-family
dwellings.
2. The proposed addition and setback encroachment at the ground level of an existing
single-story, single-family dwelling will result in a residence that is compatible in bulk
and scale with others in the Irvine Terrace community.
3. Variance No. 179 approved in 1954 and Variance Nos. 209 and 238 approved in 1955
(Codified on Setback Map No. S-9A) established staggered front setbacks along
Patolita Drive and at nearby properties for the purpose of allowing more interesting
and pleasing architectural development. The property is subject to a 15-foot front
setback where neighboring properties have front setbacks ranging between ten (10)
and twenty (20) feet. A six (6) inch encroachment will leave a minimum distance of 14
feet 6 inches to the front property line which is compatible with nearby properties.
Finding:
B. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1. The granting of the Modification Permit will provide for conforming parking dimensions
and allow a reasonable addition to an existing dwelling that was in compliance with off-
street parking standards in effect at the time of construction in 1955 and until the
Zoning Code update in 2010.
2. The dwelling was designed with an attached garage that provides the minimum front
setback required. The existing garage measures 19 feet 6 inches by 20 feet 9 inches.
Expanding the garage an additional six (6) inches into the front setback is necessary
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Zoning Administrator Resolution No. ZA2014-0##
Page 3 of 6
to meet the required 20-foot by 20-foot minimum interior parking dimension without
physically altering the interior of the existing structure.
3. The proposed addition and encroachment at the front yard would maintain the
minimum 4-foot side setback and the dwelling will continue to comply with the height
limit, open volume, and residential design criteria as required by the Zoning Code.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. The intent of the proposal is to provide conforming parking and to allow for a
reasonably sized addition to the existing dwelling.
2. A strict application of the code would require that the garage be expanded into the
kitchen in order to maintain the 15-foot front setback. The removal and relocation of
the wall separating the garage from the kitchen creates a physical and practical
difficulty because the wall is load-bearing (for both vertical loads and lateral bracing).
Repositioning the wall would require a new footing which impacts the building
foundation as well as the interior living area, considerably increasing the current scope
of work.
3. Providing an additional six (6) inches at the interior of the dwelling presents a physical
hardship that outweighs any tangible benefits to neighboring properties, particularly
since the neighborhood maintains variable front setbacks.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. Without this approval the applicant would be required to relocate a load-bearing wall,
provide a new footing, and reconfigure the existing kitchen to allow for the garage
expansion which involves extensive remodeling above and beyond the current scope
of work.
2. Should the setback encroachment be denied, the Zoning Administrator may instead
consider allowing an addition in excess of 10 percent of the existing floor area of the
structure pursuant to Section 20.52.050 (Modification Permits). Approval of the
addition would preserve the 15-foot front setback established for the property while
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Zoning Administrator Resolution No. ZA2014-0##
Page 4of6
retaining nonconforming parking dimensions. Future additions to the property will
continue to be limited to 10 percent of the existing floor area of the structure pursuant
to Section 20.38.060 (Nonconforming Parking) unless a larger addition is otherwise
approved through a new or amended modification permit.
Finding:
E. The granting of the modification would not be detrimental to public health, safety, or
welfare, to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Facts in Support of Finding:
1. The proposed setback encroachment is the minimum necessary to achieve the
minimum required parking dimensions and will not be detrimental to surrounding
owners or occupants due to the design of the subdivision which established staggered
front setbacks ranging between ten (10) and twenty (20) feet. The location of the
encroachment is approximately 14 feet 6 inches back from the street and will maintain
the 4-foot required side setback.
2. The applicantlowner is required to obtain a building permit. The construction will then
be inspected prior to final of building permits.
3. The existing development on the property is a single-family dwelling. As such, there is
no change to the density or intensity as a result of the addition.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2014-007, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
2. This action shall become final and effective fourteen (14) days following the date this
Resolution was adopted unless within such time an appeal is filed with the Community
Development Director in accordance with the provisions of Title 20 (Planning and
Zoning), of the Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 28TH DAY OF AUGUST, 2014.
By:
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. ZA2014-0##
Page 5 of 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except
as modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The garage encroachment shall maintain 14 feet 6 inches to the front property line.
4. This Modification Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or is materially injurious to
property or improvements in the vicinity, or if the property is operated or maintained so
as to constitute a public nuisance.
5. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Modification Permit or the
processing of a new modification permit.
6. A copy of the Resolution, including conditions of approval (Exhibit "A') shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
8. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
9. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities to
between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m.
and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on
Sundays or Holidays.
10. This approval shall expire and become void unless exercised within twenty-four (24)
months from the actual date of review authority approval, except where an extension of
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Zoning Administrator Resolution No. ZA2014-0##
Page 6 of 6
time is approved in compliance with the provisions of Title 20 (Planning and Zoning) of
the Newport Beach Municipal Code.
11. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Minyard Residence Modification including, but not
limited to, MD2014-007 (PA2014-105). This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
PUBLIC WORKS
12. The existing driveway shall be plugged per City Standard STD-165-L.
13. The new driveway approach shall be installed pursuant to City Standard STD-163-L.
Additional grading on-site may be required to accommodate the new driveway approach.
14. The existing gas meter shall be relocated onto private property.
15. A new sewer cleanout shall be installed on the existing sewer lateral pursuant to City
Standard STD-406-L.
16. An encroachment permit is required for all work activities within the public right-of-way.
17. In case of damage done to public improvements surrounding the development site by the
private construction, additional reconstruction within the public right-of-way may be
required at the discretion of the Public Works Inspector.
18. Parking within the driveway shall be prohibited.
12
Attachment No. ZA 2
Vicinity Map
13
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Imagery: 2009-2013 photos provided by Eagle
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Attachment No. ZA 3
Site Photographs
17
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28
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Attachment No. ZA 4
Applicant's Project Description and
Justification
21
INTENTIONALLY BLANK PAGE
22
PA2014-105
MINYARO MORRIS
A LIMITED LIABILITY PARTNERSHIP
LAWYERS
MARK E.MINYARD'•°- PRACTICE LIMITED TO FAMILY LAW LITIGATION. 'OERTIFIEO SPEOIA.UST-FAMILY LAW
MICHAEL A.MORRIS— MEDIATION AND COLLABORATIVE LAW THE STATE BAR OF CALIFORNIA
LONNIE K.BEIDE'° BOARD OF LEGAL SPECIALIZATION
�- 'I B11 GLIAIL STREET •A PROFESSIONAL CORPORATION
KRISTIN M.SENGPORT NEWPORT BEACH, CALIFORNIA 921580 'FEULWAMERICAN
MATTHEW S.BUTTAOAVOLP TEL(9481 724-1111 FAX(S4R)724-1117 ACADEMY OF MATRIMONIAL LAWYERB
STACY L.OAMPUZANO 'AILED AOMIrTED W HAWAII
FASIO F.POT]
RACHEL I.HAAB 'ALSO ADMITTED IN NEW YORK
BRIAN C.HARTY'
JAN C.MORIMOTO-GEE
KEVIN J.MOONEY,.a -'
MATTHEW A.MOSES
JAMES R.PARKE'A
MICHELLE L.RALPH'
JONATHAN M.SKORHEIM.CPA
July 15, 2014
City of Newport Beach, CA
Attn: Community Development Department
Planning Division
100 Civic Center Drive
Newport Beach, CA 92660
Re: Application for Modification Permit
To Whom It May Concern:
I, Mark Minyard, owner of the property located at 715 Patolita Drive, Newport
Beach, Ca 92625, A. P. #050-262-01.2, Tract 1700, Lot 74, hereby request a modification
permit to allow a reduction in the front yard setback from the required 15' 0" to 14' 6" (a
3.3%reduction). This modification would apply to the garage only, not the'house addition.
The purpose of this request is to bring my existing 2-car garage into conformance with
the minimum 20' 0" interior dimensions (width .and depth) required by the zoning code.
There are no other existing proposed non-conformities.
The proposed project includes a single story addition of 369 square feet on the front of
my house consisting of a master bedroom, master bath,walk-in closet and laundry closet.
This portion of the project would have a 17' 0" front yard setback which is not at issue. I
am also proposing to re-orient my present garage from a side entry to a front entry. The
garage is only 19' 6" in depth in this direction. Since I .need to add in excess of 10% of
my existing floor area for the house addition a modification is required (existing house =
1,738 sq.ft., 10%= 174 sq. ft., proposed addition = 369 sq. ft. = 21.2%). This modification
would result in a clear inside dimension of 20' 0"for the depth for the garage. The existing
width is 20' 9" clear inside dimension. Additionally, the washer and dryer would be
relocated to the addition and the sink in the garage would be removed.
23
PA2014-105
Re: Application for Modification Permit
July 15, 2014
Page 2
As justification for this request, note that the required front yard setbacks on my side of
Patolita Drive vary from 20' to 10'with an average required setback of 14'3" for the 6 lots
that have designated setbacks. All the homes are situated at these setbacks and my
home would still be setback further than half of these. The home at 1211 Bonnie Doone
is setback 15' from Patolita Drive. The homes on the other side of the street front on
perpendicular streets with side yard setbacks facing Patolita Drive of 10', 6' and 14'. The
request is for a 3.3% reduction in the setback, less than the maximum allowable of 10%
under the modification process.
The granting of this request would result in bringing the existing non-conforming garage
up to zoning code standards and allow me to add the area to the house that I need. It
would .also allow me or any future owner to add onto the residence without the need for
another modification permit.
In response to the required use permit findings per Section 20.52.050.E of the zoning
code:
1. The requested modification will be compatible with the existing development in the
neighborhood.
RESPONSE — Existing development in the neighborhood including this site is single
family residential. The requested modification in no way changes this existing use leaving
it compatible with the neighborhood. Additionally, front yard setbacks vary widely
throughout the neighborhood, from 5' 0" along Dolphin Terrace and from 10' 0" to 35' 0"
in other areas of the development. Granting the requested 6" reduction in the existing 15'
0" front yard setback to 14' 6" is still within the range of setbacks. Note that the average
setback for the 6 houses on this side of Patolita Drive is 14' 3" (less than what is
requested).
2. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and/or structure, and/or characteristics of use.
RESPONSE — The modification is necessary due to the fact that the existing garage is
not in conformance with the Zoning Code (the existing garage is only 19' 6" in depth).
This may have met the code when the home was built but it no longer does.
3. The granting of the modification is necessary due to practical difficulties associated
with the property and the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
RESPONSE — The existing home is only 1,738 sq. ft. Many homes in the neighborhood
are much larger. With the existing non-conforming garage, any additional floor area is
limited to 10% of the existing floor area or 174 sq. ft. which is insufficient for most
purposes, including the addition of a master bedroom and bath that is being proposed.
2-�f
... : .. ..:
PA2014-105
Re:Application for Modification Permit
July 15,2014
Page 3
4. There are no alternatives to the modification permit that would provide similar
benefits to the applicant with less potential detriment to surrounding owners and
occupants, the neighborhood or to the general public.
RESPONSE — To obtain the required 20' 0" garage depth, the only alternative to
extending into the front setback would be to remove the rear wall of the garage and re-
build it 6" back. This wall is a main bearing wall (for both vertical loads and lateral
bracing). Relocating the wall back would move it off the existing footing and a new footing
would have to be cut into the existing slab at the new location and support members
would need to be added at the existing wall location. But of more importance, the kitchen
is behind this wall. The kitchen is recently remodeled with high end cabinets, countertops,
appliances and lighting. All of this would also need to be removed and re-built resulting in
a very large increase in cost. Moving this wall back 6" is highly impractical.
5. The grating of the modification would not be detrimental to public health, safety, or
welfare, or to the property, nearby properties, the neighborhood, or the city, or
result in a change in density or intensity that would be inconsistent with the
provisions of the Zoning Code.
RESPONSE- This request is in no way impacts public health, safety or welfare. The
effect of the 6" encroachment into the front setback is miniscule. It would also not be
detrimental to the property since it allows the property to not only be improved at this time
but also removes the non-conformity that would stand in the way of any future
improvements that the owner or any future owner may wish to make. The granting of this
modest request is beneficial to the property. Nearby properties, the neighborhood and
the city would significantly benefit from an improved streetscape and value to the property
which can improve nearby property values as well. There is no change in density or
intensity and would not be inconsistent with the provisions of the Zoning Code since all
other development standards are being met in terms of use, setbacks (other than the
front), lot coverage, height, etc.
Your consideration of this request is greatly appreciated.
4haou,inyar
25
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20
Attachment No. ZA 5
Setback Map No. S-9A
27
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Project Plans
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