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HomeMy WebLinkAboutDodd Residence (PA2003-072)CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT Agenda Item No. 6 September 4, 2003 TO: PLANNING COMMISSION FROM: William Cunningham, Contract Planner (949) 644 -3200 SUBJECT: Dodd Residence (PA2003 -072) 254 Poppy Avenue APPLICANT NAME: Larry and Jackie Dodd INTRODUCTION: The applicant proposes to remodel an existing single - family residence located in Corona del Mar by adding a second floor and roof deck. The remodel will result in an increase in the height of the dwelling. The property is located within the 24128 height limitation zone and is on a sloping lot. The proposed building design exceeds 24 feet and the applicant, pursuant to Section 20.65.030.13.3, requests to establish the natural grade at the existing finished floor of the main living level of the existing residence. Hold a public hearing and deny the applicant's request by adopting the findings contained in Exhibit No. 1. DISCUSSION: This item was continued from the meeting of August 7, 2003, at the request of the applicant. In the interim period, the applicant submitted a report prepared by a civil engineer addressing the issue of the grade on the subject property. The report is included as Attachment No. 1. The report undertook a field survey of the property as well as surrounding properties, reviewed street improvement plans for both Poppy Avenue and Hazel Drive, and includes an aerial photograph taken in 1947. The report concludes that the grade along the east side of Poppy Avenue is difficult to determine due to the fact that the grade has been substantially modified over the years. The report also contains signed letters from the applicant's adjacent neighbors (250 and 300 Poppy Avenue) in support of his project. While the engineering report does contain new information regarding the application, the material discussed with respect to grade is essentially the same as presented in the original August 7 staff report. The report places heavy emphasis on both the fact that Establishment of Grades were approved for two other properties located along Poppy Dodd Residence September 4, 2003 Page 2 Avenue, and the difficulty of designing a two -story dwelling over the applicant's existing garage structure. Both of these issues were discussed in detail in the original staff report. In the case of the first issue, staff discussed the two Establishment of Grades approved for 216 and 222 Poppy Avenue, and concluded that the physical grade and location of the two properties (located seven and eight lots respectively to the south of the subject property) are different than the subject property and do not represent a precedence for approving a similar establishment of grade on the subject property. With respect to the second issue, staff also discussed the matter in the original staff report and acknowledged the fact that designing a remodel in conjunction with the existing residence /garage structure presented significant design challenges, particularly in light of the existing non - conforming studio located at the front of the property. However, there was ample net lot area to allow the design of a two -story structure and retention of the existing garage within the height limitations as currently exist. Staff is directed by Section 20.65.030.6.3 to evaluate the request on the basis of the existing grades on the parcels to the north and south. As noted in the August 7 staff report, the grades on the north and south are readily observable, and in staffs opinion the analysis and conclusions of the original August 7 staff report remain unchanged by the applicant's engineering report. Therefore, staff continues to recommend that the request for the Establishment of Grade be denied. The original staff report and exhibits, including the draft Findings for Denial, as Attachment 2. Prepared by: William Cunningham Contract Planner Attachments: Submitted by: a Patricia L. Temple Planning Director 1. Applicant's Engineering Report, July 27, 2003 2. Original staff report and attachments, Aug. 7, 2003 ATTACHMENT 1 ENGINEERING REPORT DATED JULY 27, 2003 u ESTABLISHMENT OF GRADE SR2003 -002 (PA2003 -072) 254 POPPY AVENUE - DODD RESIDENCE Date: July 27, 2003 Prepared For: Mr. & Mrs. Larry E. Dodd 254 Poppy Avenue Corona del Mar, CA 92625 Prepared By: E &. ASSOCIATES Civil Engineering, Inc. I'I ANN NU • I.NGINRGRING • SURVFYING 19 SpeM Pointe Drina wile 609 Lake Fn . CA 92630 (949) 599 -0tl70 WEl M915"4 UO thus NRpi'im5 w.au venti5 il.cum 3 tA TABLE OF CONTENTS Section 1. INTRODUCTION 1.1. Purpose and Scope ..................................................... ............................... 1.2. Site Location and Description ..................................... ............................... 1.3. Proposed Development ............................................... ............................... 2. INVESTIGATION 2.1. Historical Records ......................... 2.2. Reference Plans ............................ 2.3. Survey of Existing Neighborhood.. 2.4. Previous Establishments of Grade 3. FINDINGS Page 1 1 1 ................................. ............................... 3 ................................ ............................... 3 ................................. ............................... 3 ................................. ............................... 3 3.1. Historical Records ......................................................................... ..............................7 3.2. Reference Plans....' ....................................................................... ............................... 7 3.3. Survey of Existing Neighborhood .................................................. ..............................7 3.4. Previous Establishments of Grade ............................................... .............................12 3.5. Municipal Code Section 20.65.030 .............................................. .............................12 4. NEIGHBORHOOD PHOTOGRAPHS ............................................. .............................13-20 5. RECOMMENDATIONS 5.1. Recommendations ....................................................................... .............................21 FIGURES Figure 1 — Districting Map Figure 2 — Aerial Photograph Figure 3 — Letter From Residents at 250 Poppy Avenue Figure 4 — Letter From Residents at 300 Poppy Avenue NJ TABLE OF CONTENTS (CONT.) Figure 5 — Assessor's Parcel Map Figure 6 — Architect's Site Plan Figure 7 — Top of Curb Profile for Poppy Avenue Figure 8 — Top of Curb Profile for Hazel Drive PLATES Plate 1 — Plan View of Poppy Avenue APPENDIX L 1. INTRODUCTION 1.1 Purpose and Scope This report has been prepared in accordance with your request and presents the results of our review of the lot in question as well as the surrounding neighborhood. The intent of this investigation was to try to determine an appropriate grade to be established for the purposes of designing a second story addition to the existing residence located at 254 Poppy Avenue in Corona del Mar, California. Specifically, our scope of services included the following: • Review of Historical Records and Photographs • Review of Reference Plans from the City of Newport Beach • Topographic Survey of the Surrounding Neighborhood • Review of Previously Approved Establishments of Grade along the Same Street • Review of Municipal Code Section 20.65.030 • Meetings with the Architect to Understand His Structural Limitations • Pictorial Survey of the Existing Neighborhood to Understand what has been done to Other Residences 1.2 Site Location and Description The site is located at 254 Poppy Avenue in Corona del Mar. The lot is located between Poppy Avenue on the northwest side and Hazel Drive on the southeast side. The property fronts on both streets. However, vehicular access is only from the Hazel Drive side of the property. The lot itself has roughly a 13-% foot difference in grade from one side of the lot to the other. The home on the lot is a single story residence with an attached garage at a lower level fronting on Hazel Drive. The southwest side of the house has been graded to a roughly level elevation of approximately 112 feet The northeast side of the house slopes gradually down from north to south and is substantially lower at this side of the garage than the grade on the opposite side of the garage. 1.3 Proposed Development The owner of this property desires to build a second story addition to the existing house. The height of the crown line of the roof of the addition will be approximately 23' above the finished floor elevation of the ground floor of the home. The garage is at a lower level in order to facilitate access from Hazel Drive. The second floor is planned to encompass the entire footprint of the first floor. 11 11 cz� '-,X i gop'Twi T,TA7A-TVlr,J , -N-.rl FIG. I (v 3 Z (L I � 0 §.� �: 5- Uq u f} NEE u rc U< ■ LLI Wo IL 2. INVESTIGATION 2.1 Historical Records Our office, as well as the homeowner, in order to try and determine the original topography of the existing lot, performed a search for historical records. Sources included the Sherman Library in Corona del Mar, Whittier College Archives, Neighborhood Homeowners, as well as the City of Newport Beach. 2.2 Reference Plans Street Improvement Plans for both Poppy Avenue and Hazel Drive were obtained from the City of Newport Beach Engineering Department. Architectural plans for the existing home on the site and other homes in the neighborhood were unavailable through the Building Department at the City of Newport Beach. Copies of the Assessor's Parcel Map of the neighborhood were obtained from the City of Newport Beach and the County of Orange. The architects site plan, showing the existing elevations of the subject lot was also obtained as well as an elevation view of the home showing the proposed addition. 2.3 Survey of Existing Neighborhood On Friday, June 27, 2003 and Monday July 1, 2003, Mayers & Associates conducted a field survey of the existing neighborhood. Elevations of the existing top of curb along Hazel Drive were determined. The elevation of the existing grade at the first floor level of each home corresponding to these top of curb elevations was determined relative to the elevation of 254 Poppy Avenue. The homeowner has also obtained letters regarding the proposed addition to his property from his neighbors most directly affected by the work. 2.4 Previous Establishments of Grade The homeowner obtained copies of previous Planning Commission actions taken for properties along the Poppy Avenue. Mayers & Associates reviewed Agenda Item No. 5 of the March 7, 1991 Planning Commission Meeting and Agenda Item No. D -2 of the City Council Meeting. These documents pertained to the establishment of grade for Lot 26 of Tract 673 located at 222 Poppy Avenue. Mayers & Associates also reviewed the "Findings and Conditions of Approval for Establishment of Grade on Property Located at 222 Poppy Avenue. (A copy of this document is included in the Appendix.) 6 , __� TWIA iMl I). 'KIM, i ♦! rim `' ~�"� t t'it 1. t x • wit r hJ} __� TWIA iMl I). 'KIM, i ♦! rim `' ~�"� t t'it 1. t x • wit r June 16, 2003 Planning Commission City of Newport Beach 3300 Newport Blvd. Newport Beach, California 92663 To Whom It May Concern: FIG.? We are the owners and residents of 250Poppy, Corona del Mar and next -door neighbors to the Dodd residence at 254 Poppy. We have reviewed their proposed design for their remodel and believe this design to be consistent with the surrounding home designs that have been constructed over the past few years. We support their project. Also, we will allow Mr. Dodd to review our plans for 250 Poppy from either City Engineering Department or Building Department. He has our permission to receive copies of these plans. Sincerely , Mr. and Mrs. William itag 5 June 11, 2003 Planning Commission City of Newport Beach 3300 Newport Blvd. Newport Beach, California 92663 To Whom It ,flay Concern: We are the owners and residents of 300 Poppy, Corona del Mar and next -door neighbors to the Dodd residence at 254 Poppy. We have reviewed the elevations for their remodel and believe this design to be consistent with the surrounding home designs that have been constructed over the past few years or are presently being constructed in the neighborhood. We will be unable to attend any meetings within the next two weeks concerning this matter because we will be out of the state, however, we. wanted to express our support for their project. Sincerely, Mike and ary McCarthy 4 U 3. FINDINGS 3.1 Historical Records The review of the historical records revealed that there is not much information about this site prior to the original home being built circa 1947. From our research at the Sherman Library, we were only able to find one poor quality print of the neighborhood south of the subject lot. This has not been included in this report because it was not felt that it revealed any pertinent information. The owner was able to find an aerial photograph of the site in the Fairchild Aerial Photography Collection at Whittier College. The date of the flight that took this photograph is August 22, 1947. This photograph seems to indicate that a downslope existed along the northerly side of Hazel Drive fronting the subject property as well as several others along this same street. However, it is not Gear exactly what elevation existed at the southeasterly corner of the site from this photograph. Contour lines derived from the aerial photograph were not available. It does appear from the photograph that the elevation at the corner in question was significantly higher than the street. A site visit was performed on several occasions to observe the existing condition of the street. At several locations up and down the street it is apparent that there was an existing slope of approximately 1 foot vertical to 1 foot horizontal sloping down from the lots to the elevation of Hazel Drive. This condition can be seen in the photograph on page 13. 3.2 Reference Plans A copy of the Assessor's Map is included in Figure 5. The subject property is indicated as parcel 10 at the intersection of Poppy Avenue and Seaview Avenue. The architect's site plan showing the existing elevations of the subject property is included in Figure 6. Note that the southeasterly corner of the site is approximately 8.3' lower than the southwesterly side. This difference in grade from one side of the lot to the other is discussed below in Section 3.4 of this report. Mayers & Associates was able to obtain copies of the Street Improvement Plans for both Poppy Avenue and Hazel Drive. These plans are numbered R -4954 -S, Sheet 18 of 48 and 19 of 48 respectively. A copy of a portion of these Street Improvement Plans are shown in Figures 7 and 8. These indicate that while the grade of the original ground along Poppy Avenue closely approximates the elevation of the designed top of curb, the grade of the original ground along Hazel Drive is higher than the top of curb indicated on the plan. This is evidence of the slope along the northerly side of Hazel Drive and supports what is shown in the aerial photograph. This again indicates a condition similar to what is shown in the photograph on page 13. 3.3 Survey of Existing Neighborhood On Friday, June 27, 2003 and Monday July 1, 2003, Mayers & Associates conducted a field survey of the existing neighborhood. The results of this survey are plotted on Plate 1 of this report. The average difference between the top of curb on Hazel Drive and the elevation of the grade adjacent to the ground floor of the house on that lot is 10.74 feet. The difference between the top of curb on the southwesterly side of the subject property is 12.4 feet. The difference on the southeasterly side is 4.26 feet. This means that there is a difference from one side of the lot to the other of 8.1 feet This makes it virtually impossible to design a second story that could be a consistent height across the width of the house. 7 )3 i ^• t +" )ti � LDI i M) FAPI 4 h N p �•1G• 5 si w 4 z Q Rt Q r a 4 O N N } Q N O "1y 1 m x � U N w � m � oz x N J z N w � V N C � t M O L i i t tl 1u N Y O M N m x � R 4 Q h �n a w ik ea ti m 15d�� q 1 �(yMN�7H q�.YO% ✓ a1-.� M1 a e � ` b � 1. v �..aL1'/�r �•.�4 LDI i M) FAPI 4 h N p �•1G• 5 si w 4 z Q Rt Q r a 4 O N N } Q N O "1y 1 m x � U N w � m � oz x N J z N w � V N C � t M O L i i t tl 1u N Y O M N m x � R 4 Q h �n a w ik ea ti m r� q 1 .=WERCIAL RE; 94972091431 JUA -16-03 B:YyN; r.ga .1. JD /DD 01!40 TAI T10 all 1091 E T A �I(7• V' 254 POPPY fi vF -AIUE ROppy AVP. N39- 39.'00_= E'��L__40.d0�_ _ • T _�T � ��� T . r ; `b o Nil t- ' ,-gig ti I I — a C is n 77 a d All • _ I-TV ftLL w39°38�00'E 40.00' ' C)j;•: 4• HAZEL DRIVE �5 vc a a 4s _ �• 1. ''� .•` �. �t;Mi'. . i : ...�i .' •iii ' Xu l• • :. • ..4�. ' ^.R Ala 7 ,A 11 ♦pp • kit �1t .1 li TO . � Q OIN q l ' h ' V 1 i 4 11 ♦pp • kit �1t 3 a TO . � Q OIN q l ' h ' V 11 There are approximately 10 homes to the southerly side of the subject property that have added a second story to their homes. The addition of a second story to the subject property would basically be conforming to the rest of the neighborhood. There are several homes to the northerly side of the subject property that have also been designed constructed to have second stories. These are not quite as numerous as the southerly side. Please refer to the pictures of the neighborhood contained herein to get an idea of the character of the existing neighborhood. 3.4 Previous Establishment of Grade The home located down the street from the subject site as 222 Poppy Avenue is of a type which the homeowner at 254 Poppy Avenue desires to construct in that it consists of a 2 story living space with a garage off of Hazel Drive which is at a lower elevation. In 1991 the Planning Commission and the City Council of the City of Newport Beach considered an establishment of grade for this property. The reasons given for establishing this grade was similar to the subject site of this report. In Item Number 2 of the "Findings and Conditions of Approval for Establishment of Grade on Property Located at 222 Poppy Avenue" it states "That the use of the proposed grade across the full buildable width of the site is more reasonable and workable inasmuch as said grade will result in a uniform building envelope across the full width of the property, and will allow future development which is consistent with a majority of the other properties along the northwesterly side of Hazel Drive." This same reasoning can be applied to 254 Poppy Avenue. 3.5 Municipal Code 20.65.030 A review of Chapter 20.65 of the City of Newport Beach Municipal Code indicates that there are several findings that the Planning Commission needs to make in order to consider an establishment of grade. They are as follows: a) That the proposed grade being requested by the applicant is reasonable and comparable with the grades of surrounding properties and the establishment of such grade will not be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. b) That the proposed grade and related development will not result in the loss of any public views and shall be consistent with the existing character of the neighborhood in which the project is located. c) That the existing grade on the subject property, is inappropriate and unworkable for the purpose of measuring height. d) That the proposed grade being requested by the applicant is necessary for the preservation and enjoyment of substantial property rights of the applicant. 12 ) `� 1 i � f a � w r 1 . o 3- a 5 t LY j 2 j` i � L� .�' V s w da t 3 a S.ad'8�'e � vF l ,. '�,.. y° 'r ........ _ `� ���, �.. �. ?:x; ... . _. `. mr�� 1�} ¢� � �� ♦ `�, ���� •. -..,. . :� `�: � >, �: < � « \_. < \< � � } � � / : � ~, ��.. , � � � \ ~� \/ � . � ` © » \< « �� � . . . . ] . . \� ` � �� � Z \� . � a :< . � ; : . a.:. �, �,� �. ��� f ' F , L �r. VY 1,d i Y a:( IY ' %ap vv as= xx�ss_xxa &saaaaaaa ` 5 P$ h ry q w b w N N J �J `Z y r� V Q V O t �Sgg I� �(v yt• '. tt � 3x v. a:( IY ' %ap vv as= xx�ss_xxa &saaaaaaa ` 5 P$ h ry q w b w N N J �J `Z y r� V Q V O t �Sgg I� �(v 5. RECOMMENDATIONS 5.1 Recommendations Based upon our review of the subject site and the research and findings included in this report we would recommend that the Planning Commission of the City of Newport Beach be asked to consider the following: • We believe that the Planning Commission should find the original grade of the site cannot readily be determined from available information and the existing finished grade is inappropriate and unworkable for the purpose of measuring height. Therefore the grade should be established at 112.0 to make it roughly consistent with the other side of the same lot. • We believe that the grade of 112.0 is reasonable and comparable with the grades of the surrounding properties and that the establishment of such a grade will not be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood, nor will is be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City. • We believe that the proposed grade and related development will not result in the loss of any public views and is consistent with the existing character of the neighborhood in which the project is located. • We believe that the existing grade is inappropriate and unworkable for the purpose of measuring height in that the existing grade has been modified from historical grade in order to build the garages for the existing houses on the street and that it would prohibit the homeowner from constructing the addition to his home which is consistent with the majority of homes on this street. • We also believe that the proposed grade being requested is necessary for the preservation and enjoyment of substantial property rights of the applicant in that it would allow him to increase the value of his home to what would be an average for the surrounding neighborhood. • Other homes on the same street have had similar grade establishment (Lot 26 — 222 Poppy Avenue) • Staff has already agreed that the existing grade on the north side of the property can be established at 112.0. The original ground appears to have been a consistent elevation from one side of the property to the other, therefore we see no reason that the current condition should require the grade on one side to be 8.1 +/_ lower than the other. • The neighbor on the affected side of the house has agreed that this grade establishment would be appropriate. 21 i) A Hca ion This item involves a request to establish grade for the purpose of measuring building height on property located in the R -1 District, Section 20.87.200 of the Municipal Code provides that for the purpose of measuring building height, the grade shall be natural grade unless the Planning Commission approves a grading plan or map, or a grading permit has been issued on or before the effective date of the Height limitation Ordinance (October 12, 1972), tinder which circumstances grade shall be finished grade as shown on the plan or map so approved or on the plan for which the permit was issued. In cases where natural grade or finished grade is, as referred to herein, in the judgement of the Planning Commission, inappropriate or unworkable for the purpose of measuring height, the Planning Commission shall establish grade in such a way as to ensure that the intent or purpose of Chapter 20.02 (Height 1,A —=ts) is fulfilled. Section 20.02.110 of the Municipal Code states that the intent of the Chapter is to ensure that the unique character and scale of Newport Beach is preserved. City Council Meeting —APSJ. 1991 Agenda Item No. D'2 CITY OF NEWPORT BEACH TO: City Council FROM: Planning Department SUBJECT: Establishment of Grade 5 Request to establish grade for the purpose of measuring building height in accordance with Section 20.87.200 of the Municipal Code for n an existing developed site on property located in the 24/28 Foot Height Limitation District. LOCATION: Lot 26, Tract No. 673, located at 222 Poppy Avenue, on the southeasterly side of Poppy Avenue, between Seaview Avenue and Ocean Boulevard, in Corona del Mar. ZONi : R -1 .APPLICANT: Weston Whitfield Architects, Laguna Beach OWNER: Joseph D. Phillips, Carmichael A Hca ion This item involves a request to establish grade for the purpose of measuring building height on property located in the R -1 District, Section 20.87.200 of the Municipal Code provides that for the purpose of measuring building height, the grade shall be natural grade unless the Planning Commission approves a grading plan or map, or a grading permit has been issued on or before the effective date of the Height limitation Ordinance (October 12, 1972), tinder which circumstances grade shall be finished grade as shown on the plan or map so approved or on the plan for which the permit was issued. In cases where natural grade or finished grade is, as referred to herein, in the judgement of the Planning Commission, inappropriate or unworkable for the purpose of measuring height, the Planning Commission shall establish grade in such a way as to ensure that the intent or purpose of Chapter 20.02 (Height 1,A —=ts) is fulfilled. Section 20.02.110 of the Municipal Code states that the intent of the Chapter is to ensure that the unique character and scale of Newport Beach is preserved. TO: City Council - 2. SS21�e�ted Actitin Hold heanng;. close hearing; if desired, sustain, modify, or overrule the decision of the Planning Commission. city-r-hil 'ell &U-on. At its meeting of March .25, 199% the Crty 4 N6 called this matter up for public hearing and review. ' e =td At its n eetittg o£ March 7, 1991;, ilia Platitting Gtititrmssia i voted: (5 AY 91 2 Noes) to approve :tine Est &blishrtt tt of Gra 3e on P aperty lcacated at 222 Poppy Avenue, subject to the findings acid condttiatts of aplaroval.:set forth in the attache l: excerpt of the draft Platixiing Cortutaisstatt pees elated March 7, 1991. Staff has its© attached a copy of the Plamiiug Comiriisstott stf reportlt sets forth tine pertirlett inftirination doncernittg the subject .project: it should also be zioted that the Planning .Commission approved a sirnilar request to establish grade at 21,6 poppy Avertu6 a its ebruary 7, 1991 meeting which is also discussed tia: the attached staff %report. Respectfully submitted, . PLANNING DtMk `NU N i ." JAMBS D.; lEW1CYIt; Direettir By b .�i JtC", W. WUTAM WA +O� Senior Pl=. cr Attachments: 1'lai ing Ctytpinissiun Staff Peport - dated Marsh 7, 19.91 with �� 3� A00cadw. � This iteut of measui the Mu4 a grat 'jig Permit has bon Jssu Ordin'&nce (October 12, 1972), shown on the plan or map so 4] cases where natural - grao or. fin Planning gapp ' top Planning ..Con , IMM SIGn shall &sf. Pv(Ad;0f Chapter 20:02 {H 0 the intent 6" of NewPort 8 1 each is preserved, . amg t�-Grmmssion to establM grads .f.or the pur.,pose t}, located= to the R.1 I�iatrict �cction ZD.8�:2:D0 of ti We of Tftasimg buq& h ight, the grade rig fdotttn sslon approves a.graffing PJAIM Or it or before the effective date of the l4eight Limitation Rich circumstances grade shall be finished grade as Or On the P14m for which thewrm;l was _issued. In ide is, as referred to.hercift, in the j4dgemout of the thworUble -for the purpose: of fftoas"-heigbt, the ade in such a way as to emu-re that the intent or Ise is E44 Section 2 02 .110 Of the eir:" A . o ensure that the unique character and scale 31 ..h 1YJ: Planning Cotnnission - 2 lur-,rinme 1 Si nificance This project has., been reviewed, and, it has "been determined that it is categorically exempt from the 'requirements of the California tnvi onmental. Quality Act under Class 5 (Minor Alterations :in Land i e 41 in Yat tYtis): The subject property is currently develdpe is: pioposine t0 court lete }v t}i±rrinlich ; Conformance rvtth tl' a ett�r�1 P} n aiii cal�a�hi Prograirt T end [��e Plan vi a single:fann'ly dwelling "which the applicant struct a new three,�story single :family residence. .'family dwellings. The Land Use 17.1ements of the General Plan and the L.oca! Coastal Program designate the site for "Sint le i`amzly Detacire".& uses: Tl e existing and proposed single family dwelling. on the site is "a pertnttted use withig this dcstgnation. ® e At its meeting of August 21 1964 the -Planning Commissift approved Variance No. 705, on propertry located at X16 R[tppy Avenue, a request to al3ow the construction of a garage retaining wall and retentton:of an pus'_ retaining wall which eneroached`1 inches ittto'tihe Hazel T�iie tbt v se ik' At its meeting of February 7, 1391 the i'Ia4iti.3]g Cotnnv ssiop approved Cite request for the Establishment t Grade subn"tt' by Brian and Attn Bachmann on property located at 216 Poppy Avenue, two doors south of the subject property: An excerpt of the minutes of that meeting is attached for the Commission's information. Ana]3�is "The I subject property was developed in 1950 and' the longer available However, it appears from the photo. at 21.61'pppY Avenue, that the ot'tglnai natgtalgrade cif at the tiih8 thic? rirnrwniett, ..saa.rta..et ..w,a. irt. light of:tk I the `pprgper y that the resin in 1}50, shat: i future cons ing finished grade e be the :gradtrtb be iv ginal development plans are ne ah_,provid%d with the application property to ttestion. wars altered a generally flat building .pad on ]te finished grade.: on the rear of of the Mu ncipal Code requires v 88.30} whicb mere established building il9wnlsle. lding height for airy 'Section, 3�- TO: Planning Commission - 3 the applicant tstequest tig tti establtsh de above theextc vateci garage area ertd the lower living area on the southwester y ti rx t..e. p arty, so as tp':con or `rte natural LYrade that existed be riri� fhn i'iSilSYihSMtin'fi n #++• >Yne �'�''' R' ::. -:.»• , >• - --- ^'�^T�....�.Tf?1ia w:1'11S Or t£a Sit rade is r �t sl asa aiashe 3 f}Iiraal 1a[attrnd Grade line indicated on the attached j Partial' south and Parttal.firth i levi�ztLgns The proposed grade would provide Paiti approxtmatZy 95 id t?attal feet =of vertical building envelope over the extsuft- rage and cower living area and would allow a'second floor living level across the fill buildable "'t 4dth . t of thr a pL2perty. Said envelope would also result in a structure that maintains an average eetglit of approximately 31 feet 6 inches ± above Hazel Drive ( 118.75 feet - 86.24 feet = 31.51 feet, at the lowest point elevation at the southeast corner of the property), as depicted in the attached partial south elevation. This is approximately 6 inches lower than that approved plans two doors to the southwest at 216 Poppy Avenue. c F In previous applications, where the Planning Commission has established grade for the purpose: of measuring building height, the Commission has requrea t lac it.he �hgwn that _ .•_ th bed rade r unworkable and that the. rotied,grttde was Itcom2 arable io tfie o� a�`Ic ir�ra�e`rties In the particular case of 2Z6 Troppy Aver e, lice e g e or•t e a louitng piopl t ty it—the southwest (214 Poppy Avenue' was comparable to the existing :grade of the 216 Poppy Avenue property. However, the property at 214 Poppy Avenue was developed to its current height at a time when the residential height limit was 35 feet. 'Therefore, the resulting building envelope proposed by the applicants will generally conform to the existing building envelope on the adjoining property to the southwest. There are two other properties at 242 Poppy Avenue and 250 Peppy Avenue which are also constructed with dwellings having two living levels over a garage accessed from Hazel Drive I ,should also be, noted that in each case, the second living level is set back approximately. 4 , feet and 17± feet respectively, from the Hazel Drive property. line. In the case of tllraposed pro�ect, -ifie second living level will range frorr ,pproximately 1 foot to 1.5 feet 9 inches from the Hazel Drive property line. It is s-aff s opinion that the use of the rP sed natural the purpose of measuring i huilding .height is appropriate in this case ancTA at to use the existing finished grade of the excavated garage and lower living area is upjeasonab%.aud uAworkable. ate.. Su es ed Action Should the Planning Commission wish to approve the applicant's requested grade, it is suggested that such action be taken with the findings and subject to the conditions set forth in the, attached Exhibit "A ", to establish the proposed natural grade across the entire buildable width of the property. Should the Planning Commission wish to deny the request to establish grade; the findings set forth in the attached Exhibit "B" are suggested. 33 Ck V TO: Planning Coffuntisgion - 4 PLANNING ]DEPARTMENT JAMES D. HEWICKER, Director By Javtr S. Garcia \J. Senior Planner Attachments: Exhibit "A" Exhibit "B" Vicinity Map Excerpt Of Planning Comblisssion Minutes dated February 7, 1991 Partial South and Not.th Elevations Site Plan, Precise Grading Plan, Elevations, Sections and Topographical Survey Vi �4 I-e i TO: Planning Commission - 5 MMMIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR EST'ABLIS1 .NMNT OF GRADE ON PROPERTY LOCATED AT 222 POPPY AVENUE (Uses original natural grade across the frill width of the site) Findings 1. That the proposed natural grade of the subject property has been substantially altered in conjunction with the existing on -site development and that the existing finished grade adjacent to Hazel Drive, is irtM!ppriate__ and unworkable for the measurement of building height associated with the proposed project. 2. That the use of the proposed grade across the full buildable width of the site is more reasonable and workable inasmuch as said .grade will result in a uniform building envej2pe aC'occ h a,ny�{ of the�roe and will allow future developrrient wich is e_onsistent with a majori oof the_ptlae; properties a]nnQ the northwesterly side af,. lazel Dt'vg - 3. That the use .of the proposed natural grade for the purpose of measuring building height is; in this case, consistent with the intent of Cl VIa 20.02 of the Municipal Code and with similar atoro��the sam side of this block. 4. That the design of the proposed improvements will not conflict with any easements acquired by the public at large for access through or use of property within proposed development: Conditions: That the proposed development shall be in substantial conformance with the approved site plan, floor plans, eleva *ions partial elevations and sections, except as noted below. 2. That the future development of the subject property shall be in conformance with the provisions of the 24128 Foot Height Lire itation District as measured from the proposed natural gra a shown on the approved plans. Said proposed natural grade line shall be applied across the fu11 J2mI: bllg,w_,}dth of the site an3 s-b- -Se pToited so as to be perpendicular to the side property lines of the subject property. 3. That arrangements be made with the Public Works Department in order to guarantee satisfactory completion of the public improvements, if it is desired tc obtain . a building or demolition permit prior to completion of the public improvements. 4. That the sidewalk and drive apron improvements be reconstructed to City Standards along the Hazel Drive frontage under an encroachment permit issued by the Public Works Department. VII MOO kWWA ATTACHMENT 2 STAFF REPORT AND EXHIBITS AUGUST 7, 1003 �lp