HomeMy WebLinkAboutPlanning Comm Reports/1992/07/08 (13)
city Planning commission
Agenda Item for Meeting of July 8, 1992
6.
PUBLIC HEARING:
variance ZAV-92-12; Request to
reduce rearvard setback from 20 feet
to 6 feet at 671 Crescent Drive -
Corazon C. Van Heeke.
A. BACKGROUND
1. The request is to reduce the required rearyard setback in
order to legalize an already-constructed sunroom behind
the single family residence at 671 Crescent Drive in the
R-I-P4 zone. The property is governed by the precise
plan guidelines adopted for the Sunbow development.
The request is based on the applicant's claim that the
contractor who completed the work lead the applicant to
believe that all required building permits had been
obtained and that the sunroom was built in accordance
with the applicable regulations, when in fact a permit
was not obtained and the sunroom was constructed within
the required rearyard setback.
2. The project is exempt from CEQA as a Class 3 exemption
(Section 15303).
B. RECOMMENDATION
Adopt a motion to deny ZAV-92-12.
C. DISCUSSION
Adiacent zoninq and land use.
North
South
East
West
R-I-10
R-I-P4
R-I-P4
R-I-P4
single Family Residential
Single Family Residential
Single Family Residential
Single Family Residential
Existinq site characteristics
The subject parcel is 5,623 sq. ft. and has properties zoned
for single family residential use on both sides. The rear
lot line adjoins East Naples Street, with an intervening
landscape buffer of approximately 10 to 15 feet. The
properties across the street are also zoned for single family
residential use. All of the parcels in the immediate
vicinity are typically smaller than 6,000 sq. ft. The precise
plan guidelines allow for a F.A.R. of 55% or a dwelling of
3,600 sq. ft., whichever is greater.
4,- !
Page 2, Item 5
Meeting Date: July 8, 1992
Like most of the neighboring parcels, the subject property had
a floor area ratio on the original permit that was in excess
of the maximum permitted under standard R-l zoning of 45%, as
allowed for under the Sunbow precise plan guidelines. The
residence without the sunroom totals 2,963 sq. ft. and has a
F.A.R. of 53%. with the 336 sq. ft. sunroom the F.A.R. would
be 59%, al though the total enclosed floor area would be
slightly less than the 3,600 sq. ft. maximum allowed on these
lots, as noted above.
Request
The request is to legalize an already-constructed sunroom in
the rear of a single family residence. The sunroom has been
constructed within 6 ft. of the rear property line, whereas
the required setback is 20 ft. The applicant has advanced
the argument that removal of the sunroom would cause a
financial loss, and that this "hardship" is not because of
anything that the applicant did. The assertion is that the
contract for the sunroom specified that all required plans and
permits were included. The applicant believes that, since
the contractor is now out of business, she should not be held
responsible for his negligence, and should not be required to
remove the sunroom.
D. ANALYSIS
The development standards allow room additions, which adhere
to the required setbacks, up to a total of 3,600 sq. ft. or
55% of the lot. An encroachment to within 5 ft. of the rear
property line is allowed for open patio structures. An open
patio in this instance is defined as a structure with lattice
type roofing and is open on a minimum of two sides. While
many neighboring property owners have added open patios, no
encroaching room additions have been approved.
In this instance, we can find no hardship related to the
property or the dwelling which would distinguish it from other
properties in the area, and thus justify a variance. If
granted, it is staff's judgement that it would constitute a
special privilege not enjoyed by other properties in the same
zone and vicinity.
The applicant would appear to have suffered a breach of
contract at the hands of the building contractor. Although
the applicant may well have been blameless, the Code is very
clear that personal or financial difficulties, or loss of
prospective profits, are not hardships justifying a variance.
While we sympathize with the situation, the applicant should
seek other avenues of redress.
0-~
Page 3, Item 5
Meeting Date: July 8, 1992
E. 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 property is essentially rectangular and level, and
there is nothing unique about its relationship to
surrounding properties. The approved dwelling contains
2,963 sq. ft. and an open patio cover may be added. It
is not a hardship that the property is less than 6,000
sq. ft, since neighboring parcels have comparable areas.
Any financial burden suffered by an "innocent" party in
complying with the City's zoning ordinance does not meet
the definition of a hardship justifying a variance.
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.
There is nothing inherent in the property which deprives
this parcel of the property rights enjoyed by others in
the same zone and vicinity. The encroachment would
constitute a special privilege of the recipient, not
enjoyed by her neighbors.
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.
Setbacks serve to provide visual relief, as well as
meeting health and safety requirements. A structure
which extends so close to property lines reduces on-site
open space and presents a crowded appearance, to the
detriment of adjacent properties and in conflict with the
purposes of this chapter and the public interest.
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.
t.,- 3
(a.:vanhecke)
Page 4, Item 5
Meeting Date: July 8, 1992
The authorizing or denial of this variance will not
adversely affect the General Plan of the City or the
adopted plan of any governmental agency.
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THE CITY vF CHULA VISTA PARTY DISCLOSUJ(E STATEMENT
Statement of discJosure of certain ownership interests, payments, or campaign contributions, on all matters
which will require discretionary action on the part of the City Council, PJanning Commission, and all other
officiaJ bodies, The foIlowing information must be discJosed: -
1. List the names of all persons having a financial interest in the contract, ),e., contractor,
subcontractor, materiaJ supplier.
/70 ~ ~
,
If any person identified pursuant to (1) 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 to (1) above is non-profit organization or a trust, Jist the names
of any person serving as director of the non-profit organization or as trustee or beneficiary or
trustor of the trust.
7~/
4, Have you had more than $250 worth of business transacted with any member of the City staff,
Boards, Commissions, Committees and Council within the past twelve months? Yes
No -iL If yes, please indicate person(s):
5. Please identifY each and every person, incJuding any agents, employees, consultants or independent
contractors who you have assigned to represent you before the City in this matter.
2:v-'
6, Have you and/or your officers or agents, in the aggregate, contributed more than $],000 to a
CounciJmember in the current or preceding election period'! Yes _ No V"'" If yes, state which
CounciJmember(s ):
rL'r~()n is defined as: ':4ny indiridual,jirm, co-partnership,jolm ~'enrlire, associmion, social club, fraternal organization, corpora/ion.
l ('Sf(/fe. 111/5t, receil'Cr, syndicate, this and any OIher county, city and colln")~ city, IfIlI/tiCl/Jality, district or other pulitical sllbdh'isiun,
or (lny ollter group or combination aCfing ns a unil."
(,",OTE: Attach additional p~gcs as ncccss~l)')
D:lte:
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r;)C) ~ 'j'.;L
!\, " \DISCLOSETXIl
{J~ -ZtJ/1/ (!, V,4(V /f€~
Prin! or type name of contractor/applicant
6 - 9 !I{L,\N'd: I! '_'01)01