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P25-0236, 2207 Martin Avenue. Planning Commission
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<br />BACKGROUND
<br />On August 23, 2023, the Planning Commission reviewed the proposed PUD-148 application
<br />for 2207 Martin Avenue and recommended approval to the City Council. The request was to
<br />apply R-1-40,000 District development standards to the property, with additional standards
<br />specific to a partially built tennis court located in the rear yard. During the public hearing, the
<br />applicant stated that while they had no immediate plans to install lighting, they did not want
<br />future lighting to be prohibited. Additional background related to the development history of the
<br />tennis court is provided in the August 23, 2023, agenda report. On December 13, 2023, the
<br />Planning Commission reaffirmed and recommended approval of PUD-148 to the City Council.
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<br />The PUD-148 application was introduced to the City Council on January 16, 2023, and adopted
<br />on February 6, 2023. The approval established R-1-40,000 District development standards for
<br />the property, along with specific development standards for the tennis court. While tennis court
<br />lighting was not explicitly prohibited, the PUD requires ADR approval for any lighting installed
<br />above 8 feet in height.
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<br />On May 22, 2024, the ZA referred an ADR application to install six approximately 15-foot-tall
<br />tennis court lights to the Planning Commission for review and consideration. With respect to
<br />the lighting, neighbors expressed concerns regarding impacts on homes, the height of the light
<br />poles, and potential traffic hazards. The Planning Commission determined the lighting impact
<br />analysis lacked sufficient detail, making it difficult to assess potential lighting impacts on the
<br />neighboring properties. After reviewing all testimony and project materials, the Planning
<br />Commission denied the application. However, the Commission clarified the denial did not
<br />mean lighting could never be installed; rather, the specific proposal submitted was not
<br />supported by an adequate lighting study/analysis.
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<br />On June 2, 2025, staff received a second ADR application to install six approximately 15-foot-
<br />tall tennis court lights in the rear yard (“the Project”). In response to the Planning Commission’s
<br />comments from May 22, 2024, the applicant provided an updated and more detailed
<br />lighting/photometric study prepared by cBright Lighting, manufacturer lighting specifications,
<br />and an evaluation of the existing and proposed off-site lighting impacts (Exhibit B) .
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<br />On June 17, 2025, staff sent neighbor notices as part of the ADR process and received a
<br />request for a ZA hearing by the property owners at 3520 Dennis Drive. The ZA held a public
<br />hearing on July 18, 2025. During the notice period and at the hearing, neighbors express ed
<br />concerns regarding light pollution, visual blight, setting a precedent for future development, the
<br />proximity of lights to the adjacent residence to the north, disregard for zoning regulations, and
<br />the project’s history of unpermitted work relating to the tennis court. After considering all public
<br />comments, the ZA approved the ADR application, subject to the conditions outlined in
<br />Attachment 1 to Exhibit A.
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<br />The ZA’s action was appealed to the Planning Commission on August 4, 2025 (Exhibit C).
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<br />SITE AND AREA DESCRIPTION
<br />The subject property is a flat, approximately 1.67-acre site located between Martin Avenue and
<br />Dennis Drive. It is developed with an approximately 4,173-square-foot two-story, single-family
<br />residence with an attached garage. The property includes several mature trees clustered near
<br />the center and is also thoroughly landscaped throughout. Surrounding the property to the
<br />north, south, and west are other single-family homes—consisting of one- and two-stories—
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