TO:
Honorable Mayor and Members of the City Council
THROUGH:
Mark Danaj, City Manager
FROM:
Richard Thompson, Director of Community Development
Jason Masters, Assistant Planner
SUBJECT:Title
Planning Commission Approval of an Application for an Amendment to the Approved Coastal Development Permit and Minor Exception to Construct a Roof Deck on an Existing Single Family Residence with a Non-Conforming Front Setback at 121-20th Street (Plache) (Community Development Director Thompson).
RECEIVE REPORT
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Recommended Action
RECOMMENDATION:
Staff recommends that the City Council receive and file the decision of the Planning Commission approving the project subject to certain conditions.
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FISCAL IMPLICATIONS:
There are no fiscal implications associated with the recommended action.
BACKGROUND:
The application is a request for an Amendment to the approved Coastal Development Permit and Minor Exception to construct a roof deck on the third level of an existing 2-story single family residence with a non-conforming front setback at 121-20th Street. Structural modifications are needed to modify the existing nonconforming front setback to tie the new roof deck into the existing house which requires a Minor Exception. A Public Hearing was held on July 9, 2014, at which time the Planning Commission approved a resolution in support of the project.
In July, 2013, the Planning Commission approved an application to convert the existing duplex to a single family residence, construct a 374 square-foot addition and remodel the existing 1,747 square-foot residence matching the non-conforming front setback for a total of 2,121 square feet. That project is now under construction. Staff administratively approved a plan check revision to change the pitched roof to a flat roof. Staff has approved a separate administrative Coastal Permit to demolish the detached garage and replace it with a new conforming two car garage with a 483 square-foot guest suite above. The total buildable floor area (BFA) is 2,604 square feet, or 60.3 percent of the maximum allowed BFA.
The Minor Exception allows the project to maintain and match an existing non-conforming front yard setback where five feet is required. The existing front setback varies between 4 feet ½ inch and 4 feet 11 ¼ inches at the first story and between 2 feet ½ inch and 2 feet 8 inches at the second story. The rest of the building's setbacks are conforming and will remain conforming. The Zoning Code allows three-stories in this area, and the project will remain at two-stories, plus the 3rd story roof deck which will meet the height limits and setbacks, with the exception of the front.
The Planning Commission held a public hearing on July 9, 2014. At that hearing, the neighbors expressed concerns about pedestrian access between the existing and proposed buildings due to a proposed property line fence, as well as height and density increase and visual, privacy and noise impacts from the proposed third floor roof deck. There was also concern over the proposed garage with guest room above which is not part of the subject application. The concerns expressed at the hearing were not related to the Minor Exception application, but rather to other aspects of the project which meet code criteria.
The Planning Commission received questions, comments and concerns at the public hearing from several residents, but determined that a balance was reached between the applicant's proposal and neighbors' concerns.
ALTERNATIVE:
Remove this item from the Consent Calendar, appeal the decision of the Planning Commission, and direct that a public hearing be scheduled.
Attachments:
1. Resolution No. PC 14-10
2. June 11, 2014, PC Staff Report & Attachments
3. June 11, 2014, PC Draft Minutes