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Under the R -2 zoning, townhouses and quadraminiums may be allowed <br />by conditional use permit. Such a request was considered in 1988 <br />and subsequently rejected due primarily to its effect upon the <br />single family neighborhood to the south. A major point of <br />opposition noted by the City was the massing effect of that <br />building, as well as its height. The current proposal is <br />designed to solve that issue with separate structures more in <br />scale with single family buildings. <br />We do not believe single family is appropriate for this site in <br />view of the surrounding land use ‘or traffic. While townhouses or <br />quadraminium type structures may accommodate up to seven units by <br />C.U.P., the character of the neighborhood does not lend itself to <br />this type of structure. As such, two two - family structures would <br />seem to meet all of the Comprehensive Plan policies as well as <br />the concerns of the neighborhood. In such a case, we believe <br />that the special conditions warrant approval of the variance. <br />The Planning Commission should, by Ordinance, make a finding of <br />fact that the proposed variance will not: <br />a. Impair an adequate supply of light and air to adjacent <br />property. <br />b. Unreasonably increase the congestion in the public street. <br />c. Increase the danger of fire or endanger the public safety. <br />d. Unreasonably diminish or impair established property values <br />within the neighborhood, or in any way be contrary to the <br />intent of this Ordinance. <br />e. Violate the intent and purpose of the City Comprehensive <br />Plan. <br />It is our opinion that the request is in compliance with these <br />stipulations. <br />SUMMARY AND RECOMMENDATION <br />The triangle parcel is a unique piece of property in that its <br />location would suggest a mid - density land use but the size of the <br />parcel falls right between the Zoning Ordinance requirements and <br />the Comprehensive Plan guidelines. While more units could be <br />allowed by conditional use permit, the current objective of <br />fitting the development into the neighborhood context causes a <br />conflict with the lot area requirements for two - family homes. We <br />believe the variance to lot size is appropriate if it allows a <br />structure design which accommodates the objective. We recommend <br />approval of the variance subject to the following conditions: <br />2 <br />Pasyo 71 <br />