ATTACHMENT 3 ZAB Page 1 of 8

Transcription

1 Page 1 of 8 To: Zoning Adjustment Board From: Dogtown Development Company, LLC Re: Request for Administrative Use Permit for Front Yard Parking 7/17/2013 Dear Members of the Zoning Adjustment Board, 1526 Julia is a proposed newly constructed home behind an existing home. We, the developers of the proposed rear home, are requesting an Administrative Use Permit (AUP) to allow one of the required parking spots for the project to remain in its present location, behind a fence, in front of the existing home. The reasons for this request are as follows: More Open Yard Space: One front parking spot allows the front house to have a nice, fenced backyard, while giving the new house a nice, fenced front yard. Without one of the required parking spots being located in the front yard, the only other place would be in the rear of the front house, which destroys the ability for both houses to enjoy their proposed yard space. Tree Preservation: Parking in the rear would require removing several existing mature trees that both the developers and the neighbors would like to preserve. Improving on Existing Condition: The front house at 1526 Julia currently parks their car in the front yard, behind a cyclone fence, in the same spot we are proposing the new parking space to be. We are proposing an upgrade to the current arrangement, which replaces the cyclone fence with an attractive custom redwood fence that shields the view of the vehicle, and adds extensive landscaping in front and around the fence, improving the streetscape. Please see attachment A for a photo of the existing front house Please see attachment B for rendering of the new fence with landscaping. Please see attachment C for a rendering of the proposed site plan Please see attachment D for a rendering of an alternate site plan. (Please note that while this alternate plan technically conforms with all codes and does not require an AUP, it would be a far worse design for the owners of both the front and rear houses, the neighbors on either side who would look down on a parking lot instead of open space, and the neighborhood as a whole which cares about tree preservation and flood mitigation through planting.)

2 Page 2 of 8 Prevalent in Neighborhood: Parking in the front is already prevalent throughout this neighborhood. The two houses next door, at 1528 and 1530 Julia, both have parking in the front behind gates. Directly across the street, 1533 and 1535 Julia also have parking behind front gates, as does 1505 a few houses down. Additionally, there are myriad examples of houses on the same block that have rear or garage parking, but who do not use it, and instead park at the front of their driveways. Parking at the front of the driveway has the same impact on streetscape as front yard parking, so we believe that by shielding the car behind an attractive fence and planting, our plan significantly improves the streetscape. One pass on the morning of July 17 th, 2013 found several examples of people parking in the front of their driveways, including 1508, 1511, and 1523 Julia. A look at Google Maps Streetscape also shows the prevalence up and down of front yard or front driveway parking that would be improved by screening the cars with an attractive fence and planting. Please see Attachment E for examples of front yard or front driveway parking on the same block. The Neighborhood Strongly Supports This Plan: The developers and neighbors of the Cal Julia Neighborhood Association have worked for over a year to reach agreement on a mutually supported plan which maximizes open space, preserves trees, maximizes permeable space to mitigate flooding, and to improve the streetscape. To deny front yard parking would be against the wishes of the neighborhood. We respectfully disagree with Staff s opinion that the neighborhood would be better served with rear parking. We, together with the Cal Julia Neighborhood Association, feel that an attractive redwood fence surrounded by extensive landscaping in the planting strips between the street and sideway, and public right of way between the sidewalk and fence, combined with the preservation of trees, open space, and permeable surfaces, is a better solution for the neighborhood. We request that the Zoning Adjustment Board grant this AUP. Sincerely, Thomas Casey Vice President Dogtown Development Company, LLC

3 Page 3 of 8 Attachment A Existing Front House, Parking, and Fence

4 Page 4 of 8 Attachment B Rendering of Proposed Fence with Landscaping

5 Page 5 of 8 Attachment C Rendering of Proposed Site Plan Please note the extensive yard space and tree preservation in between front and back house, as well as extensive planting in front of fence for streetscape.

6 Page 6 of 8 Attachment D Rendering of Alternate Conforming Site Plan Please note that while this alternate plan technically conforms with all codes and does not require an AUP, it would be a far worse design for the owners of both the front and rear houses, the neighbors on either side who would look down on a parking lot instead of open space, and the neighborhood as a whole which cares about tree preservation and flooding mitigation through planting.

7 Page 7 of 8 Attachment E Photos of Existing Front Yard or Front of Driveway Parking in Neighborhood 1535 Julia (across street) 1533 Julia(across street) 1505 Julia 1528 Julia (next door)

8 Page 8 of 8 Attachment E (Continued) Photos of Existing Front Yard or Front of Driveway Parking in Neighborhood 1530 Julia (2 doors down) 1508 Julia 1511 Julia 1523 Julia