HomeMy WebLinkAbout1976-07-20; City Council; 3719; Lot Frontage Panhandle LotsI • Jfr ^ . *"•-•• -W^
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' CITY OF CARLSBAD
^^ t^ ' Initial;
AG.EKDA BILL NQ. ^//7 •'
• Dept. Hd.J
DATE:' July 20, 1976
City Atty\
DEPARTMENT: "PLANNING _ _• ^
City'Mgr.fj i .rv />£/
SUBJECT: (ZCA-72) Lot Frontage (Panhandle Lots)
Statement of the Matter
At the direction of :the City Council, the Planning Commission drafted an
ordinance amendment revising the method for approval of lots with substandard
frontage (panhandle lots). Hearings were held and the draft approved as
Exhibit "A" dated June 2, 1976 with modifications as noted in Planning Com-
mission Resolution No. 1259.
Generally this ordinance revision will permit panhandle lots if certain
conditions exist and with the approval of the Planning Commission with
minor subdivisions and the City Council with major subdivisions.
The present method allowing panhandle lots is contained in City Council
Resolution 816 and Supplemental Policy 12, which requires a Variance.
For many reasons, this has not been an appropriate method to approve
panhandle lots.
Exhibi ts:
Planning Commission Resolution No. 1259
Exhibit "A", June 2, 1976, ZCA-72
Staff Report, dated June 9, 1976
City Council Resolution 816 and Supplemental Policy 12
Memorandum to City Manager dated February 27, 1976
Letter from Jack Kubota dated May 6, 1976
Recommendation:
If the City Council concurs with the recommendations of the Planning
Commission, it is recommended that the City Council instruct the City
Attorney to prepare the necessary documents adopting ZCA-72 as contained
in. Exhibit "A" dated June 2, 1976 and modified by Planning Commission Re-
solution No. 1259.
Agenda Bill #3719 Page 2 July 20, 1976
Council action
7-20-76 Following the public hearing the City Attorney was instructed
to prepare the necessary documents as recommended by Planning
Commission Resolution #1259 and Exhibit "A", and that subsection
(9) be more clarly defined.
PLANNING COMMISSION RESOLUTION NO. 1259
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CARLSBAD, CALIFORNIA, AMEND-
ING VARIOUS CHAPTERS AND SECTIONS OF TITLE
20 AND TITLE 21 OF THE CARLSBAD MUNICIPAL
CODE TO REVISE THE REGULATIONS REGARDING
LOT FRONTAGE (PANHANDLE LOTS)
CASE NO.: ZCA-72
APPLICANT: CITY OF CARLSBAD
WHEREAS, the Planning Commission of the City of Carlsbad did adopt Rese-
ts
lution of Intention No. 128 declaring its intention to conduct a public hear-
9 ing to consider a Zone Code Amendment to revise the regulations regarding pan-
handle lots; and
WHEREAS, the Planning Commission received all testimony from those persons
12 interested in and opposed to, if any, the proposed Zone Code Amendment; and
WHEREAS, the Planning Commission does make the following recommendations
14 which in their opinion are necessary to carry out the general purpose of Titles
15 20 and 21 of the Municipal Code; and
T Pi The Planning Commission recommends that the City Council delete City Counci
17 Resolution No. 816 and Supplemental Policy No. 12 ("Panhandle" Lot Policies) and
18 that ZCA-72, Exhibit "A" dated June 2, 1976, as attached, be adopted with the
19 following changes:
20 (1) Modify subsection (1) of Section 21.08.080 and Section 21.10.080
21 as follows:
22 "(1) The area of the buildable portion of the lot shall be a minimum
10,000 sq. ft. or the minimum required by the zone if greater area is
23 quired. In zone districts permitting less than 10,000 sq. ft. lots,
a panhandle lot may be less than this area provided evidence is sub-
24 mitted on a site plan that demonstrates that all requirements of
this Section will be met; however, in no case shall the buildable
25 portion of the lot be less than 8,000 sq. ft. in area. Furthermore,
such plan shall be considered the approved site plan and any future
25 modification to the parking and turnaround areas, or horizontal
expansion of buildings shall be submitted to the Planning Com-
27 mission. The Planning Commission may approve, approve with condi-
tions or deny any such modifications."
28
1 (2) Modify subsection (8) of Section 21.08.080 and Section 21.10.080
as follows:
2
"(8) Each lot shall have three nontandem parking spaces with an
3 approach not less than twenty-four feet in length with proper
turn-around space to permit complete turn-around for
4 forward access to the street. This parking and access arrange-
ment shall be designed to the satisfaction of the City Engineer."
5
(3) Delete subsection (9) of Section 21.08.080 and Section 21.10.080.
6
(4) Modify and renumber subsection (10) of Section 21.08.080 and Section7
8
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six feet beyond this point."11
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21.10.080 as follows:
"(9) Structures permitted in the access portion of the lot shall be
limited to mail boxes, fences, trash enclosures, landscape
containers and name plates. Except for mail boxes, these
structures shall not be greater than forty-two inches high
within twenty feet from the street property line or higher than
(5) Renumber remaining subsections of Section 21.08.080 and Section
21.10.080 for consistency.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Carlsbad that it does recommend approval to the City Council of an amendment
to Title 20 and Title 21 to revise the regulations regarding panhandle lots as
per Exhibit "A" dated June 2, 1976, attached hereto.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad Planning
Commission held on June 9, 1976, by the following vote, to wit:
AYES: Comissioners Jose, L'Heureux, Larson and Dominguez.
NOES: None.
ABSENT: Commissioners Fikes and Watson.
ABSTAIN: Commissioner Nelson.
Stephen M. L'Heureux, Chairman
ATTEST:
Donald A. Agatep, Secretary
28
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^ ' • O A F T
x •'*' June 2. 1976Exhibit "A"
BP:cpl
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CARLSBAD, CALIFORNIA, AMENDING VARIOUS
CHAPTERS AND SELECTIONS OF TITLE 20 AND TITLE 21
OF THE CARLSBAD MUNICIPAL CODE TO REVISE THE
REGULATIONS REGARDING PANHANDLE LOTS.
The City Council of the City of Carlsbad, California, does
ordain as follows:
SECTION 1: Title 21, Chapter 21.04 of the Carlsbad Municipal
Code is amended by the amendment of Section 21.04.210 and 21.04.265
to read as follows:
• 21 .04.265- Lot width. "Lot width" means the horizontal
distance of the line constituting the required front yard setback,
as required in certain zone classifications, or for those zone
classifications without required front yards, the lot width is the
horizontal distance between the side lot lines measured at right
angles to a line comprising the depth of the lot at a point midway
between the front and rear lot lines."
SECTION 2: Title 21, Chapter 21.08 of the Carlsbad Municipal
Code is amended by the amendment of Section 21.08.080 to read as
follows:
"21.08.080 Lot width. (a) In.the R-A zone every lot shall
have.'a minimum lot width as follows:
(1) Lots required to have an area up to ten thousand
square feet, sixty feet;
(2) Lots required to have an area..of-at least ten thousand
square feet and up to twenty thousan-d square feet, seventy-five feet;
(3) Lots required to have an area of twenty thousand square
feet or more, eighty, feet.
"" w •«**•(b) The City Council for major subdivisions or minor subdivisions
on appeal and the Planning Commission for minor subdivisions may
approve panhandle or flag-shaped lots where the lot width and
yards shall be measured in accord with this section if the following
circumstances are found to exist:
(1) The property cannot be served adequately with a public
street without panhandle lots due to unfavorable conditions result-
int from unusual topography, surrounding, land development, or lot
configuration.
(2) Subdivision with panhandle lots will not preclude or
adversely affect the ability to provide full public street access
to other properties within the same block of the subject property.
(c) In approving a panhandle lot a determination shall be made
as to what portion of such lot shall be the buildable lot; for
purposes of this chapter, the buildable portion shall be the entire
lot exclusive of any portion of the lot less than thirty-five
feet in width that is used for access to the lot. Also, a deter-
mination shall be made on which property lines of the buildable lots
are the front, sides and rear for purposes of providing required
yards.
(d) Any panhandle lot approved pursuant to this section shall
meet the following requirements:
(1) The area of the buildable portion of the lot shall not
be less than twelve thousand square feet.
(2) The width requirement for the buildable portion of the
lot shall be met as required for interior lots in the zone district.
(3) The yard requirements of the zone district shall be
met as required for interior lots.
(4) The length of the portion of the lot fronting on a
public street or publicly dedicated easement afforded access to the
bu.ildable lot shall not be greater than one-hundred-fifty feet for
a" single lot or two hundred feet when two such lots are adjoining.
(5) The minimum . width for such access portion shall be
twenty feet except where the access portion is adjacent to the same
portion of another such lot, in which case the required minimum
frontage shall be fifteen feet. This is'with the condition that
a joint easement ensures common access to both such portions
as agreed upon by the owner of such lots and is so recorded.
(6) An improved driveway shall be provided within the access
portion of the lot from the public street or public easement to the
parking area on the buildable lot of at least fourteen feet wide
for single lots and twenty feet wide when serving more than one
lot-; The minimum overhead clearance shall be 10 feet. The drive-
way shall be constructed to accommodate public service vehicles
with a minimum of two-inch thick asphalt concrete paving on proper
base with rolled edges.
(7) Drainage from the lot shall be channeled down the private
access to a public street, or special drainage means must be provided
to the satisfaction of the City Engineer.
(8) EaclTlot shall have three non-N., nrfem parking spaces
with a minimum backup area of twenty-four feet and designed to the
satisfaction of the City Engineer.
(9) A forty-two inch high enclosed refuse pickup area not .
less than three feet by six feet in inside dimensions shall be pro-
vided within the access portion, and within twenty-five feet of the
public street frontage. This enclosure shall not encroach into the
required driveway.
(10) No structures, except trash enclosures, mail boxes,
fences, landscape containers and name plates may be erected in the
access portion of the lot.
(11) The property owner of such a lot shall agree to hold the
City or any other public service agency harmless from liability of
any damage to the driveway when being used to perform a public service.
(12) Any other condition the City Council or Planning Commission
may determine to-be necessary to properly develop such property."
SECTION 3: Title 21, Chapter 21.10 of the Carlsbad Municipal
Code is amended by the amendment of Section 21.10.080 to read as follows:
• ' "21.10/080 Lot Width: (a) In the R-l zone every,lot shall
have a minimum lot width as follows:
(1) Lots required to have an area up to ten thousand square
feet, sixty feet;
(2) Lots required to have an area of at least ten thousand
square feet and up to twenty thousand square feet, seventy-five feet;
(3) Lots required to have an area of twenty thousand square
feet or more, eighty feet.
(b) The City Council for major subdivisions or minor subdivisions
on appeal and the Planning Commission for minor subdivisions may
approve panhandle or flag-shaped lots where the lot width and yards
shall be measured in accord with this section if the following
circumstances are found to exist:
(1) The property cannot be served adequately with a public
street without panhandle lots due to unfavorable conditions resulting
from unusual topography, surrounding land development, or lot configu-
ration.
(2) Subdivision with panhandle lots will not preclude or
adversely affect the" ability to provide full public street access
to other properties within the same block or the subject property.
(c) In approving a panhandle lot a determination shall be made
as to "what portion of such lot shall be the buildable lot; for pur-
poses of this chapter, the buildable portion shall be the entire lot
exclusive of any portion of the lot less than thirty-five feet in
width that is used for access to the lot. Also, a determination
shall be made on which property lines of the buildable lots are the
front, sides and rear for purposes of providing required yards.
(d) Any panhandle lot approved pursuant to this section shall
meet the following requirements:
(1) The area of the buildable portion of the lot shall not
be less than twelve thousand square feet.
(2) The width requirement for the buildable portion of the
lot shall be met as required for interior lots in the zone district..
(3) The ua'rd requirements of the zone district shall be met
as required for interior lots.
.(4) The length of the portion of the lot fronting on a
public street or publicly dedicated easement afforded access to the
buildable lot shall not be greater than one-hundred-fifty feet for
a single lot or two hundred feet when two such lots are adjoining.
(5) The minimum width for such access portion shall be
twenty feet except where the access portion is adjacent to the same
portion of another such lot, in which case the required minimum
frontage shall be fifteen feet. This is with the condition^ that a
joi nt easement ensures common access to both such portions a-s agreed
upon by the owner of such lots and is so recorded.
(6) An improved driveway shall be provided within the access
portion of the lot from the public street or public easement to the
parking area on the buildable lot of at -least fourteen'feet wide for
single lots and twenty feet wide when serving more than one lot.
The minimum overhead clearance shall be 10 feet. The driveway shall
be constructed to accommodate public service vehicles with a minimum
of two-inch thick asphalt concrete paving on proper base with rolled
edges.
(7) Drainage from the lot shall be channeled down the private
access to a public street, or special drainage means must be provided
to tfje satisfaction of the City Engineer.
(8) Each lot shall have three non-tandem packing spaces
with a minimum backup area of twenty-four feet and designed to the
satis faction of the City Engineer.
(9) A fortyi-two inch high enclosed refuse pickup area not
less than three feet by six feet in inside dimensions shall be pro-
vided within the access portion, and within twenty-five feet of the
public street frontage. This enclosure shall not encroach into the
required driveway. -
(10)No structures, except trash enclosures, mail boxes,
fences, landscape containers and name plates may be erected in the
access_portion of the lot.
(ll)The property owner of such a lot shall agree to hold
the City or any other public service agency harmless from liability of
any damage to the driveway when being used to perform a public service
(12) Any other condition the City Council or Planning
Commission may determine to be necessary to properly develop such
property."
3
SECTION 4: Title 21, Chapter 21.44 of theCarl sbad MunidipaV'Ctode is
amended by the amendment of Section 21.44.030 to read as follows:
"21.44.030 Limitation on issuance of building permit. No build-
ing permit shall be issued for any building or structure to be erected
on a lot having less than twenty feet frontage on a dedicated public
street or a public dedicated easement accepted by the City or on a lot
situated at the terminus of a street that should be extended. Where the
panhandle or flag-shaped, portion of a lot is adjacent to the same
portion of another -Such lot, the required minimum frontage on such street
or easement shall be fifteen feet provided a joint easement ensuring
common access to both such portions is agreed upon by the owners of
such lots and recorded. The City.Council based on a report from the
City Engineer-may.gr^nt an exception to the limitations of this section
for lots situated at the terminus of a street that should be extended."
SECTION 5: Title 21, Chapter 21.46 of the Carlsbad Municipal
Code is amended by the deletion of Section 21.46.220.
SECTION 6: Title 20, Chapter 20.16 of the Carlsbad Municipal
Code is .amended by. the deletion of Subsection (8) and by the'amendment
of Subsections (4), (5) and (6) as follows:
"(4) Every lot shall have a width as specified in'litle 21
for the zone in which the lot is located at the time the final map is
submitted.
(5) Except for panhandle or flag-shaped lots approved pursuant
to Title 21, lots whose side lines are approximately radial to the center
of a cul-de-sac or the center of the intersection of two'dead-end
streets shall have at least thirty-three feet of frontage measured at
the right-of-way lines.
«.
-' (6) Panhandle or flag-shaped lots, if permitted pursuant to
Title 21, shall have minimum frontage of twenty feet OQ a dedicated
public street or publicly dedicated easement accepted by the City.
Where the panhandle or flag-shaped portion of a lot is adjacent to the
same portion of another such lot the required minimum frontage on such
street easement shall be fifteen feet provided a joint easement insu-
ring common access to both such portions as agreed upon by the owner of
such lots and recorded."
SECTION 7: Title 20, Chapter 20.24 of the Carlsbad Municipal
Code is amended by the amendment of Section 20.24.090 to read as
follows:
"20i24.090 City Engineer — Duties. The City Engineer is author-
ized and directed to carry out the duties assigned to him by this title
including but not limited to the following:
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(1) Obtain the recommendations of other Citv departments
governmental agencies or special districts a! 'ma be deemeScts a may be deeme
°Ut
this chaDter^ndNSH-r ?"!! ten^ive P^cel map filed pursuant to
(3) Refer to the Planning Department for report and to the
Planning Commission for decision on any tentative parcel map contain-
ing proposed panhandle or flag-shaped lots that do not meet the mini-
mum lot width requirements of the zone but which may be permitted
pursuant to Title 21. The processing of such maps shall be deferred
until the Planning Commission has determined whether or not to approve
the panhandle lots. If such lots are not approved, the City Engineer
shall disapprove the map. If such lots are approved by the Planning
Commission the City Engineer shall continue to process the map in accord
with this chapter.
(4) Approve, conditionally approve or disapprove tentative
parcel maps, and report as provided in this chapter this approval,
conditional approval or disapproval directly to the subdivider.
(5) Waive the requirement for filing and recordation of a parcel
map for certain subdivisions as provided for in this title."
SECTION 8: Title 20, Chapter 20.28 of the Carlsbad Municipal
Code is amended by the amendment of Section 20.28.020 to read as
f ol 1 ows :
"20.28.020 Panhandle-shaped lots. Other provisions of this
£;i tie. notwi thstandi ng, a panhandle-shaped or flag-shaped lot, if
permitted by Title 21, shall have a minimum frontage of twenty feet
on a dedicated public street or publicly dedicated easement accepted
by the City. Panhandles may not serve as access to arty lot except
the lot of which the panhandle is a part.
Where the panhandle or flag-shaped portion of a lot is adjacent
to the same portion of another such lot, the required minimum frontage
on such street or easement shall be fifteen feet provided a joint
easement ensuring common access to both such portions is agreed upon
by the property owner and recorded."
EFFECTIVE DATE: This ordinance shall be effective thirty days
after its adoption, and the City Clerk shall certify to the
adoption of this ordinance and cause it to be published at least once
in the Carlsbad Journal within fifteen days after its adoption.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad
City Council held on the _ day of _ , 1976, and
thereafter.
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PASSED AND ADOPTED at a regular meeting of said Council
held on the day of , by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ROBERT C. FRAZEE, Mayor"
ATTEST1:
MARGARET E. ADAMS, City Clerk
(SEAL)
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WOODSIDE/KUBOTA & ASSOCIATES, INC.
•NOINKERS
2965RooseveltSt. .P.O. Box 1095 .Carlsbad, California 92008* (714)729-1194 May 6, 1976
•Q
Mr. Bud Plender,
Assistant Planning Director
City of Carlsbad
1200 Elm Ave.
Carlsbad, Calif. 92008
Subject: ZCA-72 - Lot Frontage (Panhandle Lots) -
City of Carlsbad.
Dear Mr. Plender:
Thank you very much for the opportunity to meet with you on Wednesday
May 5, 1976, to discuss in detail the several suggestions of the under-
signed with respect to the subject proposal.
Specifically, we brought to your attention our concerns for the re-
commendation that a "panhandle lot" have a lot area requirement different
from the zoning of the area itself. Stated another way, we do not
distinguish between a regular lot and a panhandle lot the problem of
"useful lot area" with respect to the various private uses made of
the property. If there are specific problems encountered by the City
you should consider additional design features of the lots, which has
the effect of reducing the "buildable" area of the lot, which the home-
owner would understand.
We also call to your attention that the proposed requirement for a
trash receptacle along a private driveway may be very counter-productive
to your goal; namely, a tidy neighborhood where the weekly trash pick-
up will be properly screened off. It is the opinion of the undersigned
that no matter what requirement you make for trash receptacles, the
user will, by his conduct, determine what is really going on in the way
of cleanliness.
Our family has lived in the neighborhood for 18 years now as immediate
neighbors to two panhandle lots created in the early 1950's, which have
proved to be outstanding residential sites and dwelling units. Three of
us share a common driveway, common trash pick-up area, and other fa-
cilities, and have done so in complete harmony. We see a distinct
advantage to the City and the potential home-owners in fine "panhandle
lots". We share your enthusiasm in bringing about good controls and
our goal here is to offer some constructive suggestions.
In Orange County, Santa Ana t 1,,,-r, v i//.iyno..
"Si
V
MEMORANDUM,
June 9, 1976
TO: PLANNING COMMISSION
FROM: ASSISTANT PLANNING DIRECTOR
ITEM: ZCA-72 - LOT FRONTAGE (PANHANDLE LOTS)
REQUEST: A code amendment to provide for lots with reduced
frontage if reasons exist for such reduction.
RECOMMENDATION: It is recommended that the Planning Commission
direct Staff to prepare for the City Council necessary documents
for the approval of ZCA-72 as per Exhibit A, dated June 2,
1976, and the deletion of City Council Resolution 8l6 and
Supplemental Policy No. 12.
FINDINGS:
1. The amendment is in compliance with the Carlsbad Environmental
Ordinance of 1972 since:
a) The amendment will promote developmentinithe areas where
services exist;
b) The amendment will provide an alternative development
method to rezoning properties to higher density.
2. The amendment is in compliance with the General Plan since:
a) The General Plan encourages development in areas with
existing services.
3. The amendment is desirable since:
a) In areas of steep
cult to provide full
terrain, it is sometimes diffi-
street access to all property;
b) There are many narrow deep lots existing that cannot
be subdivided with standard frontage and public streets
are not practi cal .
HISTORY;sbad processes panhandle lot requests
Ordinance and a variance to the Zone
ion Ordinance provides for processing
stipulations that the frontage of the
Presently Carl
through the Subdivision
Ordinance. The Subdivis
panhandle lots with the
"handle" have a minimum frontage of 20' on a dedicated street
and a length of not more
the street on which the
For example, a 600-foot
with a lot depth of 200
than two-thirds the distance from
panhandle fronts to the rear lot line
deep lot could have a handle of 400'
The Zoning Ordinance, however, does not provide for panhandle
lots. Zoning requires minimum lot widths to be measured from
the setback line of the front yard.
Some years ago it was decided that panhandle lots were desir-
able in certain instances. Possibly because of time con-
straints the more logical ordinance amendment method was not
used and the City decided to create a policy that sets stan-
dards and requires a variance (see Resolution 816 and sub-
sequent Policy No. 12 attached). This method has two major
drawbacks which are:
1. A policy does not establish criteria by law and can be
enforced indistriminately;
2. Prior to approving a variance, certain findings must
be met to meet State law.
DISCUSSION:
Background: At the March 11, 1976 meeting, the City Council
reviewed the problem and history of panhandle lot development
and directed Staff to prepare a draft ordinance and set the
matter to Planning Commission hearing.
The draft ordinance was prepared based on the following
assumptions:
1. It is generally desirable for each lot to have legal frontage
with access on a public street or private street approved
through a planned development.
2. For normal circumstances this frontage should be adequate
to provide driveways, on-street parking and areas for
refuse pick up.
3. For unusual circumstances such as rough terrains or other
outside influences, the Zone and Subdivision regulations
should provide an alternative method to provide access
to a lot.
4. Since these unusual circumstances must be discretionally
determined, the decision should be made by the Planning
Commission or City Council.
5. Lots with substandard frontages are appropriate in only
the R-A and R-l zones. In multiple-family residential
development zones, uses are permitted that have more traffic
than can be accommodated safely with panhandles.
6. Panhandle lots do cause some problems in a residential
area and therefore special requirements are needed to
mitigate these problems.
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Based on these assumptions the ordinance amendment was drafted
doing the following:
1. Places regulations in the City Code instead of the Council
policy;
2. Deletes the requirement of a variance for the approval;
3. Approval is to be by the City Council in major subdivisions
and Planning Commission in minor subdivisions;
4. Prior to approval certain findings for the necessity of
a panhandle must be made;
5. Certain development standards are required for panhandle
lots;
6. Panhandles are to be limited to the R-A and R-l Zones.
7. Redefine lot and lot width;
8. Amends Subdivision Ordinance accordingly..
For discussion regarding policy decisions reviewed by the
City Council,'please refer to a memorandum to the City Manager
dated February 27, 1976.
SPECIFIC COMMENTS ON ZCA-72: The following is a discussion of
the draft ZCA-72. Please refer to Exhibit A, 6/2/76, for
reference.
Section 1, Definition: To accommodate the proposed changes,
the definition of lot width needs amending. The present
definition requires the measurement to be taken at the mid-
point depth of the lot. With a panhandle lot, the midpoint is
harder to determine and this requirement is unnecessary anyway.
The attached ordinance does not include a revised definition for
"Lot" since the City Council recently adopted such revision when
adopting ZCA-64 (PUD Ordinance).
Sections 2 and 3: The section of the R-A and the R-l Zones re-
garding lot width was reworded though the requirements remain the
same.
The major change is the new section added to the R-A and R-l
Zones that permits lots with private access. The key point of
this section is that a panhandle lot must have an area of at
least 12,000 sq. ft. and the access is not counted in this re-
quirement. Also, the Planning Commission will determine if the
private access is viable for each particular lot based on topo-
graphy and surrounding land uses and lot configuration. Other
requirements are basically those required in the present policy.
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Section 4.5, 6, 7, 8: These sections amend the Subdivision
Ordinance for consistency with the amendment to the Zoning
Ordinance. The major change is to provide for Planning
Commission approval of parcel maps with panhandle lots.
Correspondence: Staff received a letter from Jack Kubota,
of Woodside/Kubota Assoc., Inc. regarding a couple of items
in the proposed amendment. Specifically, they are "lot area"
and trash receptacle. Staff did not change the proposal based
on Mr. Kubota's concerns, but we do suggest the Planning Com-
mission consider them.
Attachments:
Exhibit A, dated 6/2/76
City .Council Resolution No. 816
Supplemental Policy No. 12
Memorandum to City Manager from Planning Director, 2/27/76
Letter from Jack Kubota, 5/6/76
BP:cpl/mdp
(6/3/76)
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