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205 Neal Street (the subject house) currently has a front yard setback of 34-feet, 6-inches. <br /> When applying section 18.84.080.B., 33-feet would be used for computing the average since <br /> the setback exceeds the 23-foot front yard setback by more than 10-feet. The house located <br /> at 215 Neal Street has a front yard setback of approximately 18-feet, 8-inches and the house <br /> currently under construction at 221 Neal Street (the Harvey house) has a front yard setback of <br /> 23-feet. <br /> The three front yard setbacks added together equals 76.4. When dividing 76.4 by three (the <br /> three homes on the Neal Street block) the average front yard setback is approximately 24.8- <br /> feet and, therefore, the standard 23-foot front yard setback would be required. The argument <br /> was made by Mr. Huff that the Harvey house (221 Neal Street) should be excluded since it <br /> isn't finished. If the 221 Neal Street house was excluded, then the average front yard setback <br /> would be approximately 25-feet, 8-inches and, therefore, the 23-foot setback would still apply <br /> (34-feet, 6-inches (205 Neal Street) + 18-feet, 8-inches (215 Neal Street) / 2 (the two lots) = <br /> approximately 25-feet, 10-inches). <br /> Variance Findings <br /> The Planning Commission may grant a variance to a regulation prescribed by Title 18 <br /> (Zoning), of the Pleasanton Municipal Code with respect to: site area; lot width, frontage or <br /> depth; front, rear or side yards; basic floor area; height of structures; distances between <br /> structures; usable open space; etc. Variances from these regulations may be granted only <br /> when the Planning Commission finds that the following circumstances apply: <br /> 1. That because of special circumstances applicable to the property, including size, shape, <br /> topography, location or surroundings, the strict application of the provisions of this chapter <br /> deprives such property of privileges enjoyed by other properties in the vicinity and under <br /> identical zoning classification; <br /> Staff analysis: The lot inclines towards the east of the property (215 Neal Street); however, <br /> the western portion of the lot—the location of the proposed development— is relatively flat. <br /> The lot has minimal topographical limitations and has a somewhat atypical shape. The <br /> property is located in the R-1-6,500 zoning district which requires: 1) a minimum lot area of <br /> 6,500 square-feet, 2) a minimum lot depth of 100-feet, and 3) a minimum lot width of 65-feet. <br /> However, in 2006 a Variance application (PV-148) was approved for 205/215 Neal Street to <br /> allow a lot depth of approximately 80-feet where a 100-foot minimum is required. The depth of <br /> the lot was reduced as a result of a corresponding Lot Line Adjustment application (PLLA-84) <br /> between 205/215 Neal Street and 221 Neal Street. The Lot Line Adjustment transferred 1,646 <br /> square-feet from 205/215 to 221 Neal Street by adjusting the common side property line, which <br /> reduced the total square-footage of 205/215 Neal Street to 9,428 square-feet in area. <br /> Although the subject lot exceeds the minimum lot area and width, it is substandard in depth for <br /> a lot in the R-1-6,500 Zoning District. <br /> The proposed home meets all other setback and height requirements of the R-1-6,500 Zoning <br /> District. However, the substandard lot depth makes it difficult for the applicant to provide the <br /> 23-foot front yard setback for new development. Furthermore, the incline of the lot on the east <br /> P11-0709/P11-0717, 205 Neal Street Planning Commission <br /> 16 of 18 <br />