Loading...
HomeMy WebLinkAboutPlanning Commission Staff ReportTitle: Tyr 3 vciiRt40iTED i CITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 PLANNING COMMISSION STAFF REPORT Item no. 2 April 4, 2011 PUBLIC HEARING — CONDITIONAL USE PERMIT FOR A 2ND STORY ADDITION TO A SINGLE-FAMILY HOME AT 1220 MANCHESTER STREET. Case File No.: 2011-06 CUP Location: 1220 Manchester Street. Assessor's Parcel No: 669-120-09 Staff report by: Martin Reeder — Assistant Planner Applicant: Imelda Bernardo Property owner: Rosario Tina Combined General Plan/ Zoning designation: Residential Single -Family (RS-1) Parcel size: 0.47 acres Adjacent land use/zoning: North: Single -Family residential use / RS-1 East: Single -Family residential use / RS-1 South: Single -Family residential use / RS-1 West: Single -Family residential use / RS-1 Environmental review: Categorically Exempt pursuant to Class 1 Section 15301(e)(1) (Existing Facilities) BACKGROUND Site Characteristics The project site is an existing 1,638 square -foot single-family four bedroom residence with an attached two -car garage. The house is located in the O.D. Arnold Estates area in the northeast corner of the city. The home has an existing 387 square -foot second story addition consisting of one of the bedrooms located above the garage, with a closet and bathroom. This addition was permitted in 1972. The residence is on the south side of Manchester Avenue with the lot facing north-northwest. There are multiple accessory structures in the rear and side yards of the lot. It is unknown if these structures are permitted. This item was originally scheduled to be heard at the March 21, 2011 Planning Commission meeting. However, there was not a quorum present in order to take action on the item. This item has been re -noticed as a new public hearing. Proposed Use The applicant wishes to expand the existing second story over the existing home by an additional 659 square feet. The addition would add a master bedroom and bathroom, as well as increase the size of the existing bedroom by another 90 square feet. The existing bedroom, closet and bathroom would be remodeled. The overall size of the home after the addition would be 2,297 square feet. Analysis The Land Use Code allows for single-family residential buildings to be 35 feet or three stories high. However, the Code also contains a caveat for buildings in the O.D. Arnold Estates area. This caveat requires that a Conditional Use Permit be obtained for building permit applications for construction in excess of one story in height. Although the home already has a partial second story a building permit is needed for the second story addition, thus this CUP has been submitted for your approval. The proposed height of the home would be 22 feet-6 inches, within the required maximum height. The CUP requirement is necessitated by a Specific Plan that governs the area. The Specific Plan was initiated to protect views from this specific community. Given that the O.D. Arnold Estates are atop one of the only hills in the area, some of the homes have ocean views as well as vistas of the rest of the city and surrounding area. The subject property is located on the south side of Manchester Street and is located beyond the top of the hill, where the grade flattens out. As a result of this location, the subject home does not lie between other properties and any westerly, or ocean, views. Furthermore, the area to the south and west of the subject is a small canyon between residential areas of National City and the City of San Diego. No scenic vistas were observed in this direction. A site interview with a neighboring property owner confirmed the lack of view in said direction. As part of the application, the applicant provided a petition in support of their addition signed by four neighboring property owners. Two of the owners owned properties directly across the street from the subject property and the others were the two neighbors immediately to the north. There are a handful of other two-story residences in the O.D. Arnold Estates subdivision. In particular, there is one located three houses away to the north of the project location. The second story addition is part of an overall remodel of the home. Plans show stucco walls and tile roof, where the existing home is siding and shingle. The windows would have decorative pop -outs and the newly expanded upstairs bedroom would project beyond the garage door, providing wall plane variation. All of these design treatments are consistent with the City's adopted Design Guidelines. With the exception of the protrusion mentioned above, no expansion beyond the existing building envelope is proposed; therefore, no setback requirements would be exceeded. A Condition of Approval has been included to require that the addition and the existing home match in appearance. With regard to parking, the Land Use Code requires additional parking in cases of home exceeding 2,500 square feet. As previously mentioned, the overall size of the remodeled home would be 2,297 square feet, within the maximum prescribed. Also as previously mentioned, there are multiple accessory structures in the rear and side yards of the property. Although there are several building permits that have been issued on this property over the years, the patio along the side of the property is built to the property line and is likely non -permitted in this configuration. Furthermore, the total area of said structures appears to exceed the maximum area prescribed by the Land Use Code. In response to the potential non -permitted status of some or all of the accessory structures on the property, a Condition of Approval has been added to require the applicant to prove permit status or to legitimize/remove any non -permitted structures. Summary The expansion of an existing second story is not expected to have any harmful effect on neighboring properties in this area. The subject property is located away from any significant views and is requesting a use normal for the rest of the city. Furthermore, other properties in the same area and zone already enjoy the same privilege. The design of the remodel, including the addition, will contribute to the increased beautification of the neighborhood and will help to modernize an older home. RECOMMENDATION Staff recommends approval of 2011-06 CUP subject to the conditions listed attached. ATTACHMENTS 1. Recommended Findings for Approval 2. Recommended Conditions of Approval 3. Location Map 4. Public Hearing Notice (Sent to 50 property owners) 5. Site photos 6. Applicant's Plans (Exhibit A, Case File No. 2011-06 CUP, dated 2/14/2011) MARTIN REEDER Assistant Planner s MARYAM BABAKI Director of Development Services RECOMMENDED FINDINGS FOR APPROVAL 2011-06 CUP, 1220 Manchester Street 1. That the site for the proposed use is adequate in size and shape, since the proposed addition will be able to be constructed within the required building area and without any special accommodations. 2. That the site has sufficient access to streets and highways that are adequate in width and pavement type to carry the volume and type of traffic generated by the proposed use, since the residential use is existing and since the addition will not trigger the need for any additional parking. 3. That the proposed use will not have an adverse effect upon adjacent or abutting properties, since a partial second story is existing and since there are no significant views that would be blocked by the expanded second story. 4. That the proposed use is deemed essential and desirable to the public convenience, since the addition will contribute to the modernization and overall look of the neighborhood and since the residential use is permitted within the respective residential zone. RECOMMENDED CONDITIONS OF APPROVAL 2011-06 CUP, 1220 Manchester Street General 1. This Conditional Use Permit authorizes a second story addition to an existing single- family residence. Except as required by Conditions of Approval, all plans submitted for permits associated with the project shall conform with Exhibit A, Case File No. 2011- 06 CUP, dated 2/14/2011. 2. Within four (4) days of approval, pursuant to Fish and Game Code 711.4 and the California Code of Regulations, Title 14, Section 753.5, the applicant shall pay all necessary environmental filing fees for the San Diego County Clerk. Checks shall be made payable to the County Clerk and submitted to the National City Planning Department. 3. Before this Conditional Use Permit shall become effective, the applicant and the property owner both shall sign and have notarized an Acceptance Form, provided by the Planning Division, acknowledging and accepting all conditions imposed upon the approval of this permit. Failure to return the signed and notarized Acceptance Form within 30 days of its receipt shall automatically terminate the Conditional Use Permit. The applicant shall also submit evidence to the satisfaction of the Planning Division that a Notice of Restriction on Real Property is recorded with the County Recorder. The applicant shall pay necessary recording fees to the County. The Notice of Restriction shall provide information that conditions imposed by approval of the Conditional Use Permit are binding on all present or future interest holders or estate holders of the property. The Notice of Restriction shall be approved as to form by the City Attorney and signed by the Planning Division prior to recordation. 4. This permit shall become null and void if not exercised within one year after adoption of the resolution of approval unless extended according to procedures specified in Section 18.116.190 of the Municipal Code. Building 5. Plans submitted for construction shall comply with the 2010 editions of the California Building, Electrical, Mechanical, Plumbing, Energy, Fire, Residential and Green Codes Fire 6. The project shall be built to code. The National City Fire Department utilizes the 2010 edition of the California Fire Code and the 2010 edition of NFPA. Planning 7. The second story addition shall be consistent with the ultimate design of the existing residence. 8. All non -permitted construction on site shall be legitimized or removed.