<br />310 Sunshine Acres – Adjustment Review Page 6 of 9 <br />Written Statement May 19, 2026 <br /> <br /> <br /> <br />The proposed location of the accessory structure and off-street parking areas <br />between the building and a public street will minimize the visual impact of <br />vehicular parking in the area by providing an accessory structure used primarily <br />to house vehicles indoors, with a garage door and drive aisle parallel to the right- <br />of way, mimicking an accessory structure that would be allowed outright in the <br />proposed location. The structure is designed with pedestrian scale windows and <br />architectural features that resemble a non-garage accessory structure, while also <br />including landscaping that buffers the on-site maneuvering areas from the <br />adjacent right-of-way. <br /> <br />By locating the building entrance and drive aisle to the north, with sufficient <br />circulation area, users of the site will maintain safe sight lines with the adjacent <br />sidewalk, roadway, and multi-use path to the south of the site. By contrast, a <br />single unit dwelling on similar sized lot, in a similar configuration, in the same <br />zone, would be allowed outright to place the garage between the home and the <br />right-of-way with only 18 feet of setback between the property line and the <br />garage door, or 10 feet between the front property line and the street facing <br />facade. The proposal Site Plan details a total of approximately 50 feet of drive <br />aisle measured from the center of the garage to the center of the access <br />connection at the property line. This greatly exceeds the minimum distance <br />required by EC Table 9.2750, again minimizing the visual and safety impacts of <br />garages, parking areas, and vehicle circulation areas by increasing reaction time, <br />increasing visual and audio presence, and reducing the number of average daily <br />vehicular trips on the southern access connection. <br /> <br />As shown on the Site Plan Sheet A1.0, and represented in the Elevation and <br />Rendering sheet A2.0, the proposal includes an L1 Landscaping buffer along the <br />frontage of the eastern Child Lot, including two street trees, to improve the visual <br />continuity of the vehicular maneuvering and parking area in excess of 50% at the <br />residential home, resulting in a residential property similar to those in the R-1 <br />Low Density Residential zoned area. This visual continuity supports a pedestrian <br />friendly environment by mimicking a single unit dwelling of similar size and <br />configuration in the R1 Zone, while also increasing housing density and <br />transportation options based on the City’s stated long-term goals. It’s understood <br />that the maximum 50% parking and maneuvering requirements was intended to <br />prevent “parking lot” style designs of a shared area for the benefit of all child lots. <br />The proposal respects the residential character of the neighborhood and <br />proposes a garage design on the 6,160 square foot Child Lot that mimics a single <br />unit dwelling accessory structure, again similar to what is allowed outright for <br />4,500 square foot single unit dwelling lot. All other on-site parking on the Middle <br />Housing Parent Lot is located to the rear of the existing Child Lot 1 dwelling in <br />compliance with the standard at EC 9.555(4)(a) and will not be impacted by this <br />proposal. <br /> <br />By locating an additional access connection to the north, the adjustment will <br />reduce the potential number of average daily trips for the southern access <br />connection, minimizing the safety impacts to pedestrians near the abutting multi- <br />use path. The proposed plantings and north facing entrance of the proposed <br />accessory structure will minimize the visual impacts of the proposed garage, <br />parking area, and vehicle circulation area adjacent to the pedestrian <br />environment.