Neighbors object but Planning Commission approves special use permit for 2 West Howell Ave

The Planning Commission voted to recommend approval of a special use permit allowing redevelopment of 2 West Howell Avenue (SUP 202500056) despite opposition from an adjacent homeowner who said the proposed two‑story replacement would be substantially taller than neighboring houses.

Ashley Walker, who lives at 4 West Howell Avenue next to the site, told the commission the proposed house would be roughly 65% taller than the closest neighboring home and far beyond the staff‑identified typical 20% deviation. "According to the figures in the staff report, the proposed structure is 65% higher than the closest house," she said, urging denial on the grounds of visual compatibility and bulk.

Staff and the applicant, represented by Duncan Blair, defended the block‑face analysis used to set setback ranges and said the application otherwise complies with zoning regulations. Planning staff (Katie McDonald and Tony LeCoultre) explained that contextual block‑face setback calculations are based on existing building envelopes and structure locations, not on the orientation of primary entrances.

Commissioner Brown argued the ordinance creates meaningful distinctions between primary and secondary front yards and said the uncertainty in how the block‑face method is applied merits future ordinance clarification. Several commissioners said they were comfortable moving forward with staff’s standard practice while directing staff to return with clarifying documentation about the block‑face methodology.

The commission voted 5‑2 in favor of the special use permit. The recommendation will be forwarded to City Council as part of the official record.