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Council approves parking-deck variance on Upper Toyon after debate over precedent and emergency access
Summary
The council approved a variance to allow a 493-square-foot parking deck within a side-yard setback at 313 Upper Toyon, a narrow, steep street; the 3-2 vote followed discussion about emergency access, precedent for parking decks on hillsides and neighborhood impacts.
The Ross Town Council voted 3-2 on May 8 to approve a hillside-lot permit and variance allowing a 493-square-foot parking deck within the side-yard setback at 313 Upper Toyon.
Planning staff told the council the unusual lot geometry, topography and narrow driveway circulation create maneuvering challenges for deliveries and guests; staff said a parking deck would reduce vehicles parked in the turnabout and improve circulation. The Planning Advisory/Design Review (ADR) group supported the design but expressed reservations about making the variance findings; the ADR vote had been 4-to-1 in favor of moving the design forward but not unanimous on the variance findings.
Neighbors and the applicant addressed the council. David Peterson, a neighbor at 307 Upper Toyon, said the existing turnaround is small and delivery vehicles and parked cars can impede emergency vehicle access: "As the immediate neighbor, the turnaround area is quite small, and when cars are parked there, which they have been regularly, recently, it makes it a little bit difficult for us to get in and out of our property. But, more importantly, ... a fire truck would, if there were a car parked in the open area, the turnaround area outside of where my neighbor parks his cars, there was a single car parked there, a truck, a fire truck almost could not turn around," Peterson said.
The applicant and architect described the driveway, easement and turnabout configuration and said the parking deck would move temporary parking inside the gate and off the narrow public road. Council members expressed concern about the structure's mass and piers cantilevered over the hillside, and several said the town has not approved similar parking decks under the Hillside Lot Ordinance and worried about precedent. Others said keeping cars off narrow roads improves safety and favored the approval.
The council adopted Resolution No. 25-18 approving the variance and permit. The vote was 3-2. Conditions and screening were discussed; staff will proceed with permit issuance and standard conditions.
Ending: Staff will issue permits consistent with council conditions and monitor implementation; council members asked staff to consult the fire department and supply any additional safety guidance for similar future proposals.
