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HomeMy WebLinkAboutRP 87-13; Valdez Residence; Redevelopment Permits (RP)ITEM 2 STAFF REPORT DATE: FEBRUARY 17, 1988 TO: DESIGN REVIEW BOARD FROM: REDEVELOPMENT OFFICE SUBJECT: RP 87-13 - VALDEZ - Minor Redevelopment Permit to replace existing residence with a 1600 square foot modular residence at 630 Pine Avenue (corner of Pine and Roosevelt) in Subarea 7 of the Village Redevelopment area. I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. Ill APPROVING RP 87-13, subject to the finding and conditions contained herein. II. PROJECT DESCRIPTION The project applicant is requesting a Minor Redevelopment Permit to install a 1600 square foot modular house, which would replace an existing, older structure on a lot which contains one other single family house and a garage. The cost to rehabilitate and expand the structure would have been more than replacing it with the proposed modular. The house would be single story; the color will be "burnt sienna" (medium brown) with matching trim around the windows and fascia, with a dark brown roof. The other house is white with both brown trim and roof. The proposed project is located in a mixed use area, comprised of generally older, single and multi-family housing, and also newer commercial retail along Roosevelt. The parcel is .24 acres and backs onto a 20-foot alley. Although the General Plan designation is central Business District (CBD), residential designations adjacent to the property are RMH (8-15 du/ac). The two units would yield 8.3 du/ac, well below the RMH mid-point of 11.5 du/ac. The project is located within the Zone 1 Local Facilities Management Plan Area. III. ANALYSIS 1) Does the project comply with the goals of the Village Design Manual? 2) Does the project meet the standards of the zoning ordinance? DISCUSSION Subarea 7 of the Redevelopment Area permits and encourages mixed uses, ie, residential, commercial and office. The residential use is compatible with the surrounding neighborhood and merely would replace one house with another. From a design standpoint, the new house would be larger, but the site can accommodate it, along with required parking and landscaping. Although the modular is boxy, shrubbery and landscaping will help to soften its squareness. The project has been conditioned to provide five-gallon shrubs vs. one- gallon, along Pine and on both sides of the front porch. The zoning ordinance requires five parking spaces for the two residences. The existing garage does not comply with a two- car standard size, ie, it only is 18 feet wide, so one more space will be required or the garage can be enlarged. Since there is space to do either, the project has been so conditioned. In terms of setbacks, the Design Review Manual indicates a flexibility in providing setbacks. In addition, Subarea 7 encourages mixed uses among residential and non-residential, which would not be required to strictly adhere to the underlying R-3 zoning. It is staff's opinion that while the setbacks do not technically meet R-3 requirements, the setbacks which have been proposed for the modular are adequate for the proposed project, are in concert with the other buildings on the lot, and are compatible with and greater than several of the other structures adjacent to the alley. If the Design Review Board feels that it would be appropriate to make the findings for an exemption, as allowed in the Village Redevelopment Zone, the following discussion has been included for that purpose. The first finding relates to creating unnecessary hardships which would make development inconsistent with the intent of the redevelopment plan. In response, connecting the garage with the modular, as well as installing a smaller sized modular building could result in unnecessary difficulties for this project. The second finding pertains to unique circumstances associated with this property; it can be argued that it is one of four corner lots on the block which must provide a greater street side setback that other properties with the same zoning. The third finding that must be made is that the exemption will not be injurious or materially detrimental to the public or to other properties. It already has been pointed out that the setbacks proposed are greater than two of the other buildings which have rear yards on the alley. Finally, granting an exemption must not contradict the standards in the Village Design Manual, which as also discussed earlier, would not happen in a mixed-use area, where commercial projects have no setback requirements. In summary, the proposed modular will retain and encourage other residential use in Subarea 7 of the Redevelopment Area Zoning requirements have been met or will be conditioned. There will be no impact to the Zone 1 Local Facilities Management Plan. The project is exempt from environmental review per CEQA Section 15303, class 3(a), being a single family residence in an urbanized area. Staff recommends approval of RP 87-13. ATTACHMENTS 1. Design Review Board Resolution No. Ill 2. Location Map 3. Disclosure Form 4. Exhibits A and B, dated February 8, 1988 NER:ec L?fcATION MAP SUBAREA 7 RP 87-13 VALDEZ APPLICANT AGENT DISCLOSURE FORM Name (individual, partnership, joint venture, corporation, syndication) ddn Business Address Telephone Number Name Business Address MEMBERS Telephone Number Name (individual, partner, joint venture, corporation, syndication) Home Address Business Address Telephone Number Telephone Number Name Home Address Business Address Telephone Number Telephone Number (Attach more sheets if necessary) I/We understand that if this project is located in the Coastal Zone, 1/we will apply for Coastal Commission Approval prior to development. I/We acknowledge that in the process of reviewing this application, it may be necessary for members of City Staff, Planning Commissioners, Design Review Board members, or City Council members to inspect and enter the property that is the subject of this application. I/We consent to entry for this purpose. I/We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being true and correct until amended. BY APPLICANT Agent, Owner, Partn^^p-^;^