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Zoning File #1334 August 9, 1990 Page 2 of 4 As for the specific site conditions that would create the need for placement of a house at the street setback line, the following have been developed and agreed upon by both staff and applicant's consultar*-; 1. Limiting site characteristics of building envelopes, such as shape and limited area. 2. Unique or mature trees within the building envelope and the desire of the future owner to preserve a unique specimen. 3. Topography. 4. Placement of house may be done so as to minimize impact on adjacent properties, specifically, the case of a corner lot where the rear of the house may be placed against the side yard of the adjacent: property such as the case of Let 2, Block 1 that Council reviewed earlier this year Please review Exhibit G for background on the Planning Commission discussions. The concensus of the Planning Commission was that each individual case should be reviewed individually. If special standards and a review process are created, this would encourage encroachment when not needed. Although the Planning Commission referred to the encroachment of the front street setback yard as a variance, it is technically not a variance and if we are to present these matters before the Planning Commission, a public hearing need not be scheduled. A special request can be set before t. le Planning Commission an^ immediately presented for Council's review at the next meeting so as to speed the review process. It should also be noted that the Planning Commission did not wish to deter the developer from working with staff to develop appropriate standards for such encroachments nor the criteria to determine when such encroachments are required. Staff would concur with the P"* inning Commission's findings that to develop tables on allowed i.ardcover encroachments cf the front street setback area or other general tables for use would tend to encourage these encroachments of the protected area.