TO:
Honorable Mayor and Members of the City Council
THROUGH:
David N. Carmany, City Manager
FROM:
Richard Thompson, Community Development Director
Laurie Jester, Planning Manager
Michael P. Rocque, Assistant Planner
SUBJECT:Title
Planning Commission Approval of a Variance from Building Height Standards by two inches for a Third Story Addition to an Existing Two-Story Single Family Residence at 508 Third Street.
RECIEVE AND FILE
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RECOMMENDATION:
Staff recommends that the City Council receive and file the Planning Commission's approval of Resolution PC 13-04 approving a 2-inch Variance from building height standards at 508 Third Street.
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FISCAL IMPLICATIONS:
There are no direct fiscal impacts associated with the recommended action.
BACKGROUND:
The application requests approval of a 2 inch height variance to add a new 358 square foot third story with an office and a 141 square foot deck to an existing 3,125 square-foot two story home. The total square footage upon completion will be 3,483 square feet, which is below the maximum allowable of 4,320 square feet.
DISCUSSION:
On April 10, 2013, the Planning Commission conducted a public hearing on the requested variance, approved the project in concept, and directed staff to return at the next meeting with a Resolution of approval. On April 24, 2013, the Planning Commission, adopted Resolution No. PC 13-04 approving (5-0) the Variance for the addition and remodel to an existing single family residence allowing a new third story to exceed the maximum allowable height limit by two inches (2). The applicant asked to exceed the maximum allowable height limit by eight inches (8), however the Planning Commission requested, and the applicant agreed, to reduce the ceiling height to the Building Safety minimum requirements of seven feet six inches (7'-6) from the proposed eight feet (8'). This reduced the building height so it only exceeds the maximum allowable height limit by two inches (2). The proposed pyramid skylight at the new third floor stairway located at the front of the house is not part of this variance approval and must be constructed under the maximum height limit.
The Commission received two letters in opposition to the project, one concerned with precedent and another had overall general concerns, and one neighbor spoke in opposition at the meeting. The Commission indicated that each application is evaluated individually and therefore this would not set a precedent, and reducing the height to only a 2-inch variance would have no significant impacts.
CONCLUSION:
Staff recommends that the City Council receive and file the Planning Commission's approval of Resolution No. PC 13-04 approving a 2-inch Variance from building height standards at 508 Third Street.
Attachments:
1. Planning Commission Resolution PC 13-04
2. Planning Commission Staff Report and attachments of April 24, 2013
3. Planning Commission Staff Report and attachments of April 10, 2013
4. Planning Commission Final Minutes of April 10, 2013
5. Planning Commission Draft Excerpt Minutes of April 24, 2013