420 Ridge 9/27

To:	PLANNING COMMISSION
From:	DANIEL M. WATROUS, SENIOR PLANNER
Subject:	420 RIDGE ROAD: TENTATIVE SUBDIVISION MAP TO DIVIDE ONE PARCEL INTO TWO LOTS; Edward and Paula Little, property owners; Carl Euphrat, applicant; Assessor’s Parcel No. 59-082-01
Date:	SEPTEMBER 27, 2000

On September 13, 2000 the Planning Commission held a public hearing on a request to subdivide one parcel into two lots for property located at 420 Ridge Road. After taking testimony from the public, the Commission directed Staff to prepare a resolution of approval for this project, including the Assistant Town Engineer’s conditions of approval; restricting the elevation for the ridge line for a future house on Lot 2 to three feet above the upper portion of Ridge Road directly above; and to direct the Town Engineer to review the slope on Lot 2 for a possible exception to the minimum lot size requirements relating to the slope of the property.

The Town Engineer has conducted an analysis of the proposed subdivision, and has determined that not only does the proposed Lot 2 slightly exceed a slope of 25.0%, but the resulting Lot 1 (currently developed with the applicant’s house at 420 Ridge Road) would have a slope of approximately 29.0%. As noted at the previous hearing, the Tiburon Subdivision Ordinance requires a minimum lot size of 25,000 square feet if a lot has a slope of 25.0% to 29.99%. The proposed lot sizes of 23,563 and 20,005 square feet would not comply with this requirement.

Section 14-7.2 of the Subdivision Ordinance states that the minimum lot size standards may "be modified or waived by the Town Engineer because of unique site conditions." The Town Engineer has evaluated the subject property, and has determined that there are unique physical characteristics applicable to this proposed subdivision. However, as detailed in a letter submitted by Fred and Casey Hannahs at the previous hearing (Exhibit 2), the Hillhaven Subdivision originally contained 45 one acre lots, all but four of which have subsequently been subdivided into half acre lots similar to those requested by the proposed subdivision. The subject property is one of only four remaining one acre lots within the Hillhaven Subdivision, which results in a unique site condition for the subject property. The Town Engineer will prepare a memorandum to this effect prior to the Planning Commission meeting.

If the Planning Commission agrees that exceptions can be granted for the size of the proposed lots in conformance with the Tiburon Subdivision Ordinance, then Staff recommends that the Planning Commission adopt the draft resolution approving the minor subdivision for the property located at 420 Ridge Road.