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>nal <br />2. <br />loading garage. This would provide better access but may increase the amount of <br />hardcover depending on the width of the driveway. <br />The grade of the garage floor is 3* higher than the south property line. Reducing the <br />grade 3' so that no conditional use permit is needed would require substantial <br />modifleation to the garage. <br />ned <br />fleet <br />id in <br />;rially <br />sof <br />ding <br />om <br />Staff Recommendation <br />The retaining wall proposal 2’ from the property line would provide a 24’ driveway where 30’ is <br />usually needed and recommended. The City Engineer has recommended that the wall remain 5 <br />from the property line and the side yard be landscaped with sod and planting to screen the <br />driveway from the adjacent property. <br />The proposed wall location only provides for a 2’ drainage swale at the base of the wall This is <br />not in compliance with standard city policy for subdivisions for new construction which requires <br />a 5' easement for drainage purposes along lot lines. <br />The plan as submitted does not comply with the Planning Commission ’s previous directives to <br />keep the wall 5 ’ from the property line which would eliminate the need for a conditional use <br />permit. <br />Attachments <br />New plans follow staff report 1-5 <br />A Application <br />Applicant’s hardship statement <br />B Plat map <br />C Topo map of previous situation <br />D Permit record <br />E Adjacent Owner’s Acknowledgement Form <br />F Zoning Code excerpt regarding non-encroachments <br />G Hardcover calculations <br />H 2/18/97 minutes for previous variances <br />I Resolution 3851 <br />J Minutes from September 1997 meeting <br />K Minutes from October 1997 meeting <br />L Letters from neighbors <br />#2290 Elaine and Steve Silus <br />3235 Casco Circle <br />Conditional Use Permit <br />11/17/97 <br />page~7