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HomeMy WebLinkAboutPlanning Comm Reports/1993/06/23 (4) City Planning Commission Agenda Item for Meeting of June 23, 1993 Page 1 3. PUBLIC HEARING: ZA V -93-11: request to construct a second stOry addition on a corner lot at 993 Paseo La Cresta. within the Casa Del Rev Planned Communitv - Carol Thomas A. BACKGROUND The proposal is to construct a second story addition on a corner lot at 993 Paseo La Cresta. within the Casa Del Rey Planned Community, a single family planned community north of Telegraph Canyon Road, east of Paseo Ladera. The regulations for this planned community generally restrict second story additions on corner lots. The Environmental Review Coordinator has determined that this proposal is exempt from environmental review as a class (e)( 1) exemption. Originally, this application was to be processed by the Zoning Administrator as Conditional Use Permit 93-40. However, objections to the project were received from seven neighbors, and, with the applicant's concurrence, the proposal has been forwarded to the Planning Commission for consideration as ZA V -93-11. Since being advised of the original objections, the applicant has met with several neighbors to explain the project, and reports that three residents have retracted their original objections to the project. B. RECOMMENDATION Adopt the attached resolution approving ZA V -93-11. C. DISCUSSION Adiacent zoning and land use North South East West PC PC PC PC Single Family Residential Single Family Residential Single Family Residential Single Family Residential Existing site characteristics The 7,480 sq. ft. site is located at the northwest corner of Paseo La Cresta and Paseo Verde: the lot currently contains a single-story residence. The neighborhood is comprised largely of two-story single family homes. The southerly (across the street), westerly (adjacent). and easterly (across the street) single family residences are at approximately the same grade as the subject site, while the northerly adjacent single family residence is at a significantly lower elevation. -- - City Planning Commission Agenda Item for Meeting of June 23, 1993 Page 2 Proposed use The proposal involves the construction of a 923 sq. ft. three bedroom, two bath second story addition to the existing single story residence. The addition will be located over the westerly portion of the existing home, on the interior side of the lot. The maximum building height of the residence after the addition will be approximately 24', compared to the existing building height of 18' (measured to top of the ridge). The addition has been designed to match the architectural character of the existing residence and neighborhood. D. ANALYSIS The original development standards for the single family homes within the Casa Del Rey Planned Community were adopted along with the subdivision map (PCS- 77 -9) by the City Council in 1978, and included the restriction of all corner lots to single-story structures in order to avoid a walled-in effect and open up the intersections within the neighborhood. Specifically, the restriction limits dwellings on corner lots to one and one-half stories or 21 feet in height. In 1985, the regulations were amended by the City Council to pennit the development of two-story homes on 50% of the remaining corner lots within the as yet undeveloped portion of this subdivision (178 remaining lots, 25 of which are corner lots). It was believed that limiting second-story construction to 50% of corner lots, along with the use of sloping roof lines and staggered elevations in the building designs, would preserve the intent of keeping an open appearance at intersections. In this case a hardship can be argued in that the overwhelming majority of lots within the subdivision, including many of the corner lots. are developed with larger two-story homes. Although the lot in question contains almost 7.500 square feet, the deep street- side setbacks restrict the ability to add single-story floor space to increase the square footage comparable with surrounding dwellings and still maintain appropriate private open space in the rear yard. Also, the development standards did not distinguish between which corner lots would or would not be appropriate for two-story homes, only that no more than 50% would be so developed. Consequently, it can be reasoned that the use of sloping roof lines and staggered elevations in the building design, as called for by the standards, would ameliorate the visual impact at intersections regardless of which particular intersection the second story condition occurred. The second story addition in this instance is proposed to be located over the north- westerly portion of the existing structure, along the interior area of the lot. As such, it 1- - A City Planning Commission Agenda Item for Meeting of June 23, 1993 Page 3 largely preserves the open feeling desired along the street sides of the property. Furthermore, the proposed design, in addition to providing the sloping roof lines and staggered elevations called for by the standards, also incorporates materials and architectural treatments intended to match the existing residence, as well as the surrounding neighborhood character. The addition is also only three (3) feet higher than what would be allowed under the present standards. For these reasons, we are recommending that the request be granted in accordance with the findings contained in the attached resolution. (zav-93-11.rep) ,- RESOLUTION NO. ZAV-93-11 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING A ZONING VARIANCE TO PERMIT A SECOND STORY ADDITION AT 993 PASEO LA CRESTA WHEREAS, a duly verified application for a zoning variance was filed with the Planning Department on April 30, 1993 by Carol Thomas, and WHEREAS, said application requested permission to construct a second story addition on a comer lot located at 993 Paseo La Cresta, within the Casa Del Rey planned community, and WHEREAS, the Planning Commission set the time and place for a hearing on said zoning variance application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least ten days prior to the hearing, and, WHEREAS, the hearing was held at the time and place as advertised, namely 7:00 p.m., June 23, 1993 in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Commission found that the project was exempt from environmental review as a class (e)( 1) exemption. NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION hereby grants the zoning variance ZA V -93-11, based on the following findings: 1. That a hardship peculiar to the property and not created by any act of the owner exists. Said hardship may include practical difficulties in developing the property for the needs of the owner consistent with the regulations of the zone; but in this context, personal, family or financial difficulties, loss of prospective profits, and neighboring violations are not hardships justifying a variance. Further, a previous variance can never have set a precedent, for each case must be considered only on its individual merits; The second story addition is desirable in that it will allow the property owners to expand their existing home in order to accommodate their needs in a manner consistent with the intent of the development standards for Casa Del Rey. The single-story limitation in combination with the deep street side setbacks on the property create a practical difficulty in developing a square footage on this property consistent with the vast majority of surrounding homes within the Casa Del Rey project. 2. That such variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same zoning district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors. The building addition has been designed to be well integrated with the architectural character of the existing residence and the neighborhood, and is responsive to the concern with comer lot conditions. The authorizing of this variance will grant the owners of this property the right to develop their property in a manner consistent with other properties within this planned community. 3. That the authorizing of such variance will not be of substantial detriment to adjacent property, and will not materially impair the purposes of this chapter or the public interest. The proposed addition will be required to comply with all applicable development, building, and zoning requirements. The authorizing of this variance will maintain the open appearance at the corner consistent with the intent of the Casa Del Rey development standards. 4. That the authorizing of such variance will not adversely affect the general plan of the city or the adopted plan of any governmental agency. The approval of this permit is consistent with City policies and the General Plan. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 23rd day of June, 1993, by the following vote, to-wit: AYES: NOES: ABSENT: Susan Fuller, Chairperson ATTEST: Nancy Ripley, Secretary (zav-93-1Lres) \ .... t: , , . " " , ""0"''' ,.~.. ,t1I' \ , , , , , \ , , o ... 5Ji CHULA VISTA PLANNING DEPARTMENT C!) APPLICANT: CAROL THOMAS PROJECT DESCRIPTION: Second story addition. ADDRESS: 993 PASEO LA CRESTA SCALE: FILE NUMBER: NORTH 1" = 400' PCC - 93 - 40 ~"'(p EJ VlS3~:J Y1 03SYd tee NOI1IOOY ONY 1300~3~ ~I ~~ :: . z . .. .j .. _0 ~ ..J .. .. 0 ., o. c. : II. ~ - :! -. o. . '. o. . ... . 0- .. ;. . 0 0 z " .. ; .~ : u . ..J 0 ~ . u . II. . -= .. . ~ . . u . .. c ~ , 0 u .. 0 :. . . . . ~ > ~ ,. ~ ; . ; VJ ~ W . .. c Z . 'i .. . ~ 0 ~ c . ..J 0 c . 0 . w 0 ..~ ~ u -= 0 . c c . . ... .. . . . . z > . - 0 10.U OilY.. W . . a: ..J 0 u ... W . . - c 0 . \~ : . 0 0 u 'L- : ~ . c . !i , __,_ '~,CI.\~!JO......o- ,,' t&-Ot-. ~. n ~ SIIIIJOSS\ 1000Hor W MlIHI .~ ',i'~ z , 0 B~ -= .. > W ..J I w w I c z 8 c;; 0 -= ... .. :t > " w ,L-- a: ..J w 1--- a: ......~. .. ~m w a: " ~'7 - ~. EJ _ _,_. L",~,""'~'dO~ Ct.oc-. ,... " ... ~<. _.,. ...", SII\IJOSS\ IOSIHOr W ~~IHI ~~ ~ ~ VJ.S3~:J Vl 03SVd t66 NOIJ.IOOV ONV 130m'i3~ ". ..J W > W ..J 0: W ~ ~ 0 ..J J ~ r~ " 0 ~~ . ~ r- ~ ~ ~ : , 11 I I ~ ' II I - , :$ ____ so; == ..J W > W ..J 0: W "- "- :J ~ ~ ~ 3..8 z < ..J "- 0: o o ..J U. May 14, 1993 Patty Nevins Planning Technician City of Chula Vista Planning Department 276 Fourth Avenue Chula Vista, CA 91910 Re: Case # PCC-93-40 Dear Ms. Nevins: \ ,<"'. . .i',./ - . ./ ("'. /' \0,0.:: \~ . v.~'\ "~,,,,", ,~' .....' '(\}',. Regarding the construction of a second story addition at 993 Paseo La Cresta, we, the undersigned,believe it would definitively change adversely our community's image. Being a corner lot, it would stand out from the rest and break the community's overall look. Based on the above, we strongly request a denial of this construc- tion permit. Name /7 ~-1J.q~~-- t " ( 6 ~~~~~~--- ---------------------- ~~ ,-..i'&<t~ _fILlltr02J.;!/l~Z)LL_____ - -- 2~~_-t~-~ - - ~-9-q~ ~ --------- Cordially, Address _~1{_~~_~________ :.tJ(.t fA-!.~_fA -"~j) A___ 100 I ,P-1-S~ E.~4"1 ------------------------- Telephone ___1~Lg~~____ __~a._~_-_t;l_<{:J~L_ <l-?2- - If) c~- ----------------- _H6:.__A2@j_____ _~~(:_Z_LZL__ __t.f~L=~Ef~ ---------------------- ------------------------- ----------------- ---------------------- ------------------------- ----------------- ---------------------- ------------------------- ----------------- ---------------------- ------------------------- ----------------- ---------------------- ------------------------- ----------------- ---------------------- ------------------------- ----------------- 3-1 . . "'d ",.. s - 15-'13 ....-.- ' J D -+ 'h e. C I.\.-..]' 0 PC, tI. r:rLA ~t,)I"-'l> Oe..fA/2.+M.o.J+ :r: h~v.. (l..c.c...e,'vc.d 1+ Lc:..J.-U:./t IN ..}h, MAIL C'n...Orv. -I-he.. (..1+'1 0 P C.V. 9LA-I\)IU'W1 Dc..l't. POlL f!.fZ.tv1ISSIOIU +u c.o"'~+n..Uc..+ .4-,>cc.oJ...l1.) S+ote...'! ~ A-i)/)/}IUtj O}0 A c.o)t..lJ<e.tL Lo+--, +hc C2.-A-~4 dd.. (2.e.y pLA/.J~IJJ<:' c..CHl\tvJt...\IVI..\.-y fC..e'7--'-4Lt4-+/0/.)S ~ OVE..rtfUl1Jr +J--.;.s t~oferz.~l ~ervLt<.ALL';I ((e.S-tfL,c.+$ 5Cc.o1Jb S.J..Qtt.y A-dd/~/"1JS C) r0 c. 0 tL I\) c tL L () +~ . :r \...uOi.),L~ Like -fu J:::cc...p 1+ +h.\~ WAY, L c:. .} 5 1< t:. e.. f .J.. J.... c- IJ "",s c S Lj tv / -f c> fL tvI . q q :3 7u....5 G Q L AC1?c.d- A C. V. C 4 --- / nPd...JJ: '104 P. CONCe..I2.NC.d Ne;1J-Bolt. ~ ....1t!!:J TIlE Ct.. OF CHULA VISTA DISCLOSURE STA..,:MENT You ~,e required 10 file a Statement of Disclosure of cenain ownership or financial interests, payments, or campaign ntributions, on all matters which will require discretionary action on the part of the City Qluncil, Planning Qlmmission, and _,I other official bodies. The following information must be disclosed: 1. List the names of all persons having a financial interest in the property which is the subject of the application or the contract, e.g., owner, applicant, contractor, subcontractor, material supplier. C1I/)1~ ~ &/Gf,/6 AI1i:J O~? 1lf/114 ?,~~ AlrSW U ~~ 2. If any person' identified pursuant to (I) above is a corporation or partnership. list the names of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 3. If any person' identified pursuant 10 (I) above is non-profit organ~tion or a trust, list the names of any person serving as director of the non-profit organization or as trustee or beneficiary or truslOr of the trust. 4. Have you had more than $250 worth of business transacted with any member of the City staff, Boards, Commissions, Qlmmittees, and Council within the past twelve months? Yes_ No+-.- If yes, please indicate person(s):_ 5. Please identify each and every person, including any agents, employees, consultants, or independent contractors who you have assigned to represent you before the City in this matter. , .J.; .j -' < -.J {"J.", )/, l;:C 1-' 6. Have you and/or your officers or agents, in the aggr~ate. contributed more than $1,000 to a Councilmember in the current or preceding election period? Yes_ No lfyes, state which Councilmember(s): · . . (NOTE: Attach additional pages as ~) . · . ~ "-!lLLuL(r( I ~,Y,<fi~ Signature of contractor/applicant Date: 10; /" ~ -. 1_( ...:;; () - .' '1', ,O-l-U {I '...,-, l f1 ,:'1,//1 (I. <: Print or type name of contractor/applicant . person i.J tkfUu:d as: "Any indivi.du41. finn, co-pamu:rship, joint v....AUt, lJSSOCialion, social club, frazml41 organiz.alio~ corporDlion, eSJQ~ DWt, receiver,l)'fIdictue. zhis and mlJ other cowu)', ciry and cOunD)', dry rnunidpaJily, districl, Or other polilicaJ subdivision, Of' CU'I)' other ,-oup or combination <<ling as Q unit.. 3--1/ June 16, 1993 From: Chair Fuller and Members of Planning~OmmiSSion Ken Lee. ...i.'.n' Planning Direo'orf!~ To: At the Planning Commission meeting of May 12, 1993, Commission members discussed the prior joint GMOC/Planning Commission Workshop to review and accept the GMOC report for 92-93. The Planning Commission requested that certain concerns raised by various Commission members be brought back at the next available Planning Commission meeting and placed on the agenda for consideration. If there are any specific research or questions that individual Commissioners would like responses to prior to the June 23 meeting, please contact me as soon as possible.