Planning Commission

MANISTEE CITY PLANNING COMMISSION Meeting of Thursday, September 7, 2017 7:00 p.m. - Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan AGENDA I Call to Order II Roll Call III Approval of Agenda At this time the Planning Commission can take action to approve the September 7, 2017 Agenda. IV Approval of Minutes At this time Planning Commission can take action to approve the August 3, 2017 meeting Minutes. V Public Hearing PC-2017-11 River Parc Place II LLC (Edgewater), 80 Washington Street - Special Use Permit for Multi Family Dwelling that replaces Special Use Permit for a Planned Unit Development. A request has been received from River Parc Place II (Edgewater) for a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces at 80 Washington Street. At this time the Chair shall open the hearing. The applicant shall present any comments and explanation of the case. City staff shall present their report The hearing will be opened for public comments The hearing will be closed VI Public Comment on Agenda Related items VII New Business PC-2017-11 River Parc Place II LLC (Edgewater), 80 Washington Street - Special Use Permit for Multi Family Dwelling that replaces Special Use Permit for a Planned Unit Development. A public hearing was held earlier in response to the request from River Parc Place II (Edgewater) for a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces at 80 Washington Street. Page 1 of 2  At this time the Planning Commission could take action to adopt a resolution to approve/approve with conditions/deny the request from River Parc Place II (Edgewater) for a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces at 80 Washington Street. Mark Mathewson, 517 Fourth Avenue – Accessory Structure Architectural Compatibility Mark Mathewson would like to construct a detached garage that is 20 feet in height. Under Section 515.D of the Zoning Ordinance Mr. Mathewson is requesting a higher structure to achieve architectural compatibility with the principal building. The Ordinance limits accessory buildings to 18 feet in height. At this time the Planning Commission could take action to approve/deny the request from Mark Mathewson to allow the construction of an accessory structure 20 feet in height to achieve architectural compatibility with the principal building as allowed under section 515.D of the Zoning Ordinance. VIII Old Business Recommended minimum bid for surplus city owned property On July 6, 2017 the Planning Commission determined that vacant city owned property should be offered for sale. The City Assessor has reviewed the properties and has established a price for the properties. At this time the Planning Commission will review the properties to recommend a minimum price for sale. IX Public Comments and Communications At this time the Chair will ask if there are any public comments. X Correspondence At this time the Chair will ask if any correspondence has been received to be read into the record. XI Staff Reports At this time the Chair will ask Staff for their report. XII Members Discussion At this time the Chair will ask members of the Planning Commission if they have any items they want to discuss. XIII Adjournment Page 2 of 2 Memorandum Denise Blakeslee To: Planning Commissioners Planning & Zoning Director 70 Maple Street Manistee, MI 49660 FROM: Denise Blakeslee, Planning & Zoning Director 231.398.2805 dblakeslee@manisteemi.gov DATE: August 29, 2017 www.manisteemi.gov RE: September 7, 2017 Planning Commission Meeting Commissioners, the next meeting of the Planning Commission will be on Thursday, September 7, 2017. We have the following items on the agenda: PUBLIC HEARING: PC-2017-11 River Parc Place II LLC (Edgewater), 80 Washington Street - Special Use Permit for Multi Family Dwelling that replaces Special Use Permit for a Planned Unit Development. - A request has been received from River Parc Place II (Edgewater) for a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces at 80 Washington Street. NEW BUSINESS: PC-2017-11 River Parc Place II LLC (Edgewater), 80 Washington Street - Special Use Permit for Multi Family Dwelling that replaces Special Use Permit for a Planned Unit Development. - After the public hearing the Planning Commission can take action on the request during the business portion of the meeting. Mark Mathewson, 517 Fourth Avenue – Accessory Structure Architectural Compatibility - Mark Mathewson would like to construct a detached garage that is 20 feet in height. Under Section 515.D of the Zoning Ordinance Mr. Mathewson is requesting a higher structure to achieve architectural compatibility with the principal building. The Ordinance limits accessory buildings to 18 feet in height. OLD BUSINESS Recommended minimum bid for surplus city owned property - On July 6, 2017 the Planning Commission determined that vacant city owned property should be offered for sale. The City Assessor has reviewed the properties and has established a price for the properties. At this time the Planning Commission will review the properties to recommend a minimum price for sale. If you are unable to attend the meeting, please leave a message at 398.2805.  CITY OF MANISTEE PLANNING COMMISSION 70 Maple Street Manistee, MI 49660 MEETING MINUTES August 3, 2017 A meeting of the Manistee City Planning Commission was held on Thursday, August 3, 2017 at 7pm in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 7:00 pm by Chair Wittlieff ROLL CALL Members Present: Maureen Barry, Aaron Bennett, Marlene McBride, Bob Slawinski, Mark Wittlieff, Roger Yoder Members Absent: Ray Fortier Others: Rob Carson (County Planner), Tamara Buswinka (AES), Tyler Leppanen (DDA), Denise Blakeslee (Planning & Zoning Director) and others APPROVAL OF AGENDA Motion by Maureen Barry, seconded by Bob Slawinski that the agenda be approved as prepared. With a Roll Call vote this motion passed 5 to 0 Yes: Barry, Slawinski, Yoder McBride, Wittlieff No: None APPROVAL OF MINUTES Motion by Marlene McBride, seconded by Roger Yoder that the minutes of the July 6, 2017 Planning Commission Meeting be approved as prepared. With a Roll Call vote this motion passed 5 to 0. Yes: Yoder, Barry, Slawinski, McBride, Wittlieff No: None PUBLIC HEARING None City of Manistee Planning Commission Meeting Minutes of August 3, 2017 Page 1 PUBLIC COMMENT ON AGENDA RELATED ITEMS None NEW BUSINESS US 31 Corridor Plan – Presentation A Presentation will be given by the County Planning Department and the Alliance for Economic Success. They have been working to develop a unified plan for how to best guide development, redevelopment and rural scenic preservation along the US 31 Corridor in Manistee County. A Public Input and Design Studio (Charrette) was held on June 27, 2016 at the AES office for preparation of the US 31 Corridor Enhancement Plan. Rob Carson and Tamera Buswinka presented the plan to the commissioners. After the meeting the plan will be posted on the City Web Page for public review and the plan will be presented to City Council. DDA Presentation – North Corridor Concept plans Tyler Leppanen, DDA Director gave a presentation on a concept for the North Corridor that the DDA had prepared. OLD BUSINESS None PUBLIC COMMENTS AND COMMUNICATIONS None CORRESPONDENCE None STAFF REPORTS Denise Blakeslee, Planning & Zoning Director – Spoke to commissioners about Webinars and provided information so they can access them at home and offered to set up times for commissioners to come during office hours to watch them at City Hall if they want. Gave the Planning Commission annual report to City Council on Tuesday and provided copies of the presentation to the commissioners. City of Manistee Planning Commission Meeting Minutes of August 3, 2017 Page 2 On October 5th members of City Council, DDA, and Planning Commission are invited to a program on the Historic District. Commissioners were asked to make a note on their calendars. MEMBERS DISCUSSION Commissioner McBride thanked the presenters for their presentations. Chair Wittlief thanked the presenters and staff. The next regular meeting of the Planning Commission will be held on Thursday, September 7, 2017 ADJOURNMENT Motion by Roger Yoder seconded by Marlene McBride that the meeting be adjourned. MOTION PASSED UNANIMOUSLY. Meeting adjourned at 7:57 pm MANISTEE PLANNING COMMISSION ____________________________________ Denise J. Blakeslee, Recording Secretary City of Manistee Planning Commission Meeting Minutes of August 3, 2017 Page 3 Memorandum Denise Blakeslee Planning & Zoning To: Planning Commissioners Administrator 70 Maple Street FROM: Denise Blakeslee Manistee, MI 49660 Planning & Zoning Administrator 231.398.2805 dblakeslee@manisteemi.gov www.manisteemi.gov DATE: August 11, 2017 RE: River Parc Place II LLC – Request for Special Use Permit Commissioners, we have received a request from River Parc Place II LLC for a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces. The request does not result in a change in the site plan that was prepared for the request for a Planned Unit Development. This request has been noticed and the Public Hearing has been scheduled for the September 7, 2017 Planning Commission Meeting. A copy of the request is attached for your review.  City of Manistee Planning Commission Resolution to Approve a Special Use Permit, Case Number PC-2017-11 River Parc Place II LLC (Edgewater) At a regularly scheduled meeting of the City of Manistee Planning Commission held on September 7, 2017 the following resolution was adopted to approve a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces utilizing existing structure at 80 Washington Street as shown on site plan prepared by Nederveld Project No: 15201640 dated 3.30.16 Planning Commissioner_______________ moved, supported by Planning Commissioner ______________, the adoption of the following resolution. WHEREAS, on August 11, 2017 a request was received from River Parc Place II LLC for a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces utilizing existing structure at 80 Washington Street, and WHEREAS, a Multi Family Dwelling is provided for as a Special Use under the C-3 Central Business District Zoning District, and WHEREAS, the Planning Commission has provided proper notice and held a public hearing on the proposed development on September 7, 2017, and WHEREAS, the Planning Commission has received written comment, reviewed the Site, and has completed review of the application, Site input of the Applicant and the input received at said public hearing. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: A. RESOLVED, that the Planning Commission has reached the following determination regarding Special Use Permit Standards (Section 1802.A): 1. The Special Use is consistent with the adopted City of Manistee Master Plan. 2. The Special Use is designed, constructed, operated and maintained to be consistent with the existing or intended character of the general vicinity and such use will not change the essential character of the area in which it is proposed. 3. The Special Use is not hazardous or disturbing to existing or future uses in the same general vicinity and in the community as a whole. 4. The Special Use is served adequately by essential public facilities and services, such as highways, streets, police and fire protection, storm water drainage, refuse disposal, water and sewage 1  facilities, and schools; or persons or agencies responsible for the establishment of the proposed use shall provide adequately for such services. 5. The Special Use does not create excessive additional requirements at public cost for facilities and services and will not be detrimental to the economic welfare of the community. 6. The Special Use does not involve uses, activities, processes, materials and equipment or conditions of operation that will be detrimental to any person, property or general welfare by reason of excessive production of traffic, noise, vibration, smoke, toxic emissions, fumes, glare, or odors. 7. The Special Use meets the intent and purpose of the Zoning Ordinance; be related to the standards established in the Ordinance for the land use or activity under consideration; and will be in compliance with these standards. B. Findings of Fact – Dwelling Mulit Unit: Pursuant to Section 1832 of the City of Manistee Zoning Ordinance the Planning Commission has reached the following determinations with respect to the Project: 1. Parking areas intended for the use of residents of Multiple Unit Dwellings shall be located within two hundred (200) feet of the building. 2. Within the R-2 district Multiple Unit Dwellings shall front on and be accessed from a key street segment, as defined herein. 3. In the C-3 District, dwelling units shall not be located on the street level or basement except in those locations where resident privacy can be provided by building design, courtyards, topography or similar design; such as daylight or walkout dwelling units along the riverfront or into a secured and private side or rear yard. Provided, however, that in a mixed-use building fronting on River Street, at least the first 20 feet of depth at street level of the building shall be dedicated to a commercial use. 4. All exterior lighting shall be in accordance with Section 525 hereof. 5. No multiple unit structure shall be located closer than twenty (20) feet from any other multiple unit structure located on the same parcel. 6. Groups of Multiple Unit Dwellings located on one parcel shall have common ownership. For the purposes of this paragraph, a condominium unit shall be considered a single parcel. 7. All dumpster enclosures shall be in accordance with Section 506 of this Zoning Ordinance. Safe pedestrian and vehicular circulation patterns shall be established in group building developments, as determined by the Planning Commission. 2  8. All signs shall be in compliance with the provisions of Article 21 of this Ordinance. 9. All off-street parking shall be in compliance with Section 514 of this Ordinance. 10. Landscaping and Buffering shall be provided in accordance with Section 531 of this Zoning Ordinance. BE IT FURTHER RESOLVED, that the Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces utilizing existing structure at 80 Washington shall comply with the following conditions: CITY OF MANISTEE PLANNING COMMISSION: AYES: ABSTAINING: NAYS: ABSENT: MOTION: CARRIED CERTIFICATION: I, Marlene Mc Bride, Secretary of the City of Manistee Planning Commission certify that the foregoing is a true and complete record of action taken by the Planning Commission at their regular meeting of September 7, 2017 __________________________________ Marlene McBride, Secretary 3  City of Manistee Planning Commission Resolution to Deny a Special Use Permit, Case Number PC-2017-11 River Parc Place II LLC (Edgewater) At a regularly scheduled meeting of the City of Manistee Planning Commission held on September 7, 2017 the following resolution was adopted to approve a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces utilizing existing structure at 80 Washington Street as shown on site plan prepared by Nederveld Project No: 15201640 dated 3.30.16 Planning Commissioner_______________ moved, supported by Planning Commissioner ______________, the adoption of the following resolution. WHEREAS, on August 11, 2017 a request was received from River Parc Place II LLC for a Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces utilizing existing structure at 80 Washington Street, and WHEREAS, a Multi Family Dwelling is provided for as a Special Use under the C-3 Central Business District Zoning District, and WHEREAS, the Planning Commission has provided proper notice and held a public hearing on the proposed development on September 7, 2017, and WHEREAS, the Planning Commission has received written comment, reviewed the Site, and has completed review of the application, Site input of the Applicant and the input received at said public hearing. NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: A. RESOLVED, that the Planning Commission has reached the following determination regarding Special Use Permit Standards (Section 1802.A): 1. The Special Use is consistent with the adopted City of Manistee Master Plan. 2. The Special Use is designed, constructed, operated and maintained to be consistent with the existing or intended character of the general vicinity and such use will not change the essential character of the area in which it is proposed. 3. The Special Use is not hazardous or disturbing to existing or future uses in the same general vicinity and in the community as a whole. 4. The Special Use is served adequately by essential public facilities and services, such as highways, streets, police and fire protection, storm water drainage, refuse disposal, water and sewage 1  facilities, and schools; or persons or agencies responsible for the establishment of the proposed use shall provide adequately for such services. 5. The Special Use does not create excessive additional requirements at public cost for facilities and services and will not be detrimental to the economic welfare of the community. 6. The Special Use does not involve uses, activities, processes, materials and equipment or conditions of operation that will be detrimental to any person, property or general welfare by reason of excessive production of traffic, noise, vibration, smoke, toxic emissions, fumes, glare, or odors. 7. The Special Use meets the intent and purpose of the Zoning Ordinance; be related to the standards established in the Ordinance for the land use or activity under consideration; and will be in compliance with these standards. B. Findings of Fact – Dwelling Mulit Unit: Pursuant to Section 1832 of the City of Manistee Zoning Ordinance the Planning Commission has reached the following determinations with respect to the Project: 1. Parking areas intended for the use of residents of Multiple Unit Dwellings shall be located within two hundred (200) feet of the building. 2. Within the R-2 district Multiple Unit Dwellings shall front on and be accessed from a key street segment, as defined herein. 3. In the C-3 District, dwelling units shall not be located on the street level or basement except in those locations where resident privacy can be provided by building design, courtyards, topography or similar design; such as daylight or walkout dwelling units along the riverfront or into a secured and private side or rear yard. Provided, however, that in a mixed-use building fronting on River Street, at least the first 20 feet of depth at street level of the building shall be dedicated to a commercial use. 4. All exterior lighting shall be in accordance with Section 525 hereof. 5. No multiple unit structure shall be located closer than twenty (20) feet from any other multiple unit structure located on the same parcel. 6. Groups of Multiple Unit Dwellings located on one parcel shall have common ownership. For the purposes of this paragraph, a condominium unit shall be considered a single parcel. 7. All dumpster enclosures shall be in accordance with Section 506 of this Zoning Ordinance. Safe pedestrian and vehicular circulation patterns shall be established in group building developments, as determined by the Planning Commission. 2  8. All signs shall be in compliance with the provisions of Article 21 of this Ordinance. 9. All off-street parking shall be in compliance with Section 514 of this Ordinance. 10. Landscaping and Buffering shall be provided in accordance with Section 531 of this Zoning Ordinance. BE IT FURTHER RESOLVED, that the Special Use Permit for a fourteen (14) to eighteen (18) Unit Multi Family Dwelling that replaces the current Special Use Permit for a Planned Unit Development consisting of 18 residential units with two tenant commercial spaces utilizing existing structure at 80 Washington is hereby denied for the reasons set forth in this resolution. CITY OF MANISTEE PLANNING COMMISSION: AYES: ABSTAINING: NAYS: ABSENT: MOTION: CARRIED CERTIFICATION: I, Marlene Mc Bride, Secretary of the City of Manistee Planning Commission certify that the foregoing is a true and complete record of action taken by the Planning Commission at their regular meeting of September 7, 2017 __________________________________ Marlene McBride, Secretary 3 Memorandum Denise Blakeslee Planning & Zoning Director TO: Planning Commissioners 70 Maple Street Manistee, MI 49660 231.398.2805 dblakeslee@manisteemi.gov FROM: Denise Blakeslee www.manisteemi.gov Planning & Zoning Director DATE: August 28, 2017 RE: 517 Fourth Avenue Commissioners, we have received a request from Lee Pizana (agent) for Mark Mathewson, 517 Fourth Street for an increase in an accessory structure from 18 feet to 20 feet in height. Attached is a copy of the request. This has been added to the September 7, 2017 Planning Commission Agenda for your consideration. Memorandum Denise Blakeslee To: Planning Commissioners Planning & Zoning Director 70 Maple Street Manistee, MI 49660 FROM: Denise Blakeslee 231.398.2805 Planning & Zoning Director dblakeslee@manisteemi.gov www.manisteemi.gov DATE: August 10, 2017 RE: Sale of City Owned Property – Establish minimum pricing Commissioners, City Council approved the sale of surplus city property at their meeting on August 1, 2017. The City Assessor has reviewed the properties and has established a price for the properties. Attached are the surplus properties with the pricing established by the City Assessor. Council Policy #3 requires that the planning commission be included in recommending a minimum price for the properties. Attached are the properties with the pricing by the City Assessor for your consideration.  Unbuildable Lot/Market to adjoining property owners Parcel #51-146-707-12 - $2,000 ½ Lot (30 x 120 aprox.) Undeveloped Street Adjoining Property Owners Vacant adjacent Parcel - If combined with Mrs. Olson’s parcel would create a buildable lot Irene Olson 507 Ninth Street Manistee, MI 49660 Rhonda Willett 180 Quincy Street Manistee, MI 49660 Clark Johnson 184 Quincy Street Manistee, MI 49660  Unbuildable Lot/Market to adjoining property owner Encroachment Parcel #51-349-712-02 - $1,000 ¼ Lot (34’ x 64’ +/-) Zone R-2 Appears that retaining wall form adjoining property owner encroaches onto property Adjoining Property Owner Daniel Perski 449 First Street Manistee, MI 49660  Non-conforming Lot Parcel #51-364-712-01 - $3,500 Zoned R-2 64 x 64 +/- City Property For Bid Frederick & Linda Graunstadt Denise Steinberg 501 Second Street 114 Elm Street Manistee, MI 49660 Manistee, MI 49660 Sally Stanton David & Connie Shilts 500 Third Street 500 Second Street Manistee, MI 49660 Manistee, MI 49660 Robert & Kelsey Carpenter Christopher & Susan Conklin 213 Elm Street 490 Second Street Manistee, MI 49660 Manistee, MI 49660  Buildable Lot Parcel #51-612-375-15 - $18,000 Zoned R-2 66 x 131 +/- City Property for Bid Richard & Louise Nadjowski 255 Eighth Street Manistee, MI 49660 274 Ninth Street Patrick Patterson 1612 W. Chillberg Road Scottville, MI 49454 Parcel 51-764-711-01 - $2,000 - $3,000 Zoned R-3 60 X 120 +/- No road to site/topography an issue 1507 Vine Street/ Vacant Parcel Dale Guenthardt Lani Rozga & Gerald Gutowski 157 Fifteenth Street 8095 Colony Drive, Unit 21 Manistee, MI 49660 Grosse Ile, MI 48138 and 1508 Main Street P.O. Box 463 David Hansen Manistee, MI 49660 845 Dianna Avenue Hurst, TX 76053 Karen Lynn Stobbe 1515 Vine Street Linda Smith Manistee, MI 49660 1405 Vine Street Manistee, MI 49660 Parcel #06-424-702-05 - $3,800 250’ x 130’ .737 acres +/- City Property for Bid 1175 Maple Rd Amanda Thomas Dennis Grage 385 Twelfth Street 1290 Princeton Street Manistee, MI 49660 Manistee, MI 49660 Sandra Hoadley Robert & Margaret Nowak 389 Twelfth Street 341 Twelfth Street Manistee, MI 49660 Manistee, MI 49660 1055 Maple Street Thomas & Barbara Maternowski Robert Kenny 1330 Princeton Road 9054 Coates Hwy Manistee, MI 49660 Manistee, MI 49660 Jerry Swathwood 1175 Maple Road Manistee, MI 49660 Memorandum Denise Blakeslee TO: Planning Commissioners Planning & Zoning Director 70 Maple Street Manistee, MI 49660 FROM: Denise Blakeslee, Planning & Zoning Director 231.398.2805 dblakeslee@manisteemi.gov DATE: August 29, 2017 www.manisteemi.gov RE: Driveway Standards Commissioners, in the past couple of years I have had several people who were requesting curb cuts for driveways that exceed our current standards. The standards are as follows: SECTION 511 DRIVEWAYS AND CURB CUTS A. In the P-D, R-4, C-1, C-2, W-F, L-I and G-I Districts, driveway entrances and exits to a property shall comply with the following standards unless superseded by State or Federal statute or rule. 1. The location of a driveway curb cut to any street shall be a minimum of fifty (50) feet from an intersection of any two streets, measured from the edge of the respective rights-of-way. Provided that, parcels greater than one hundred (100) feet in width, which shall have driveways curb cuts at least sixty (60) feet from an intersection measured at the edge of the public right-of- way. 2. Driveway curb cuts shall be aligned with driveways on the opposite side of the street or offset a minimum distance of thirty (30) feet, measured from centerline to centerline. 3. Driveways on the same side of a local street shall be separated by at least thirty (30) feet, measured from centerline to centerline. Provided, that common or shared drives shall have zero distance between them but shall comply with required distances from intersections and other driveways as set forth in this section. 4. Exit-only or entrance-only driveways and driveways for dwellings and duplexes, shall be a minimum of ten (10) feet, and no more than twenty (20) feet in width. All other driveways shall be a minimum of twenty (20) feet but no more than thirty five (35) feet in width. B. In the G-C, R-1, R-2 and R-3 districts, driveway curb cuts shall be placed at least thirty (30) feet from an intersection. C. All driveways in every district shall be located at least three (3) feet from a side yard property line. D. A driveway curb cut shall not be constructed into a city-owned street unless a driveway is also being constructed. E. In those areas without curbs and gutters, the requirements of this section shall apply and be administered as if the curb and gutters were present. F. All driveways shall be paved with asphalt, concrete, or pervious paving and connect to the public right-of-way. G. Upon the recommendation of the Zoning Administrator, the Commission may approve a site plan that does not comply the requirements of this section where local conditions make full compliance impossible, providing the distances between the new driveway from street intersections and other driveways is the greatest possible. If you could review the standards so we can discuss them at the September meeting under my staff report.