HomeMy WebLinkAbout06-050 Hoang Veranda Variance
AGENDA STATEMENT
PLANNING COMMISSION
MEETING DATE: SEPTEMBER 12, 2006
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
~YtJ
PROJECT DESCRIPTION:
Background
PUBLIC HEARING: Hoang Veranda Variance (PA 06-050) The
Applicant is requesting approval of a Variance to exceed maximum lot
coverage of35% by 3.2% for a veranda addition to the house located at
5747 Kingsmill Terrace (APN 985-0035-017)
Report prepared by Swathi Boreda, Assistant Planner
1)
Resolution denying a Variance request to exceed the maximum lot
coverage of 35% by 3.2% for a veranda addition at 5747 Kingsmill
Terrace (with the Project Plans attached as Exhibit A)
Property Owner's Written Statement
Chapter 8.112 (Variance) of City of Dublin Zoning Ordinance
2)
3)
1)
2)
3)
4)
5)
Receive Staff presentation;
Open the Public Hearing;
Take testimony from the Applicant and the Public;
Close the Public Hearing and Deliberate; and
Adopt a Resolution (Attachment 1) denying a Variance request to
exceed the maximum lot coverage of35% by 3.2% for a veranda
addition to the house located at 5747 Kingsmill Terrace.
The property at 5747 Kingsmill Terrace is located within Dublin Ranch Area A-I and is surrounded by
single family homes. The subject lot is zoned PD, Planned Development (P A 96-038). The Land Use and
Development Plan for the Planned Development District adopted for Dublin Ranch Area-A (dated
October 1997) set forth the land uses and development standards for all seven neighborhoods within Area
A, including A-I.
The Applicant, Matt Anderson, on behalf of the property owners, applied for a building permit in May
2006 for a 420 square foot veranda addition to the rear of the residence located at 5747 Kingsmill Terrace.
During the plan check process, it was determined that the proposed veranda addition would exceed the
maximum lot coverage (35%) on the subject property. Since the maximum lot coverage was exceeded, the
plan check was denied.
The existing house was built at 34.4% lot coverage and has :I: 60 square feet of additional area before
reaching the maximum lot coverage (35%) for the site. Also, one 120 square foot accessory structure is
exempt from lot coverage requirements pursuant to Planning Commission Resolution 04-43. Therefore,
the Applicant had the ability to build a detached structure of 180.5 square feet and not exceed the lot
coverage regulations.
------------------------------------------------------------------------------------------------------------
COPIES TO: Applicant and Property Owner
File
Page 1 of5 ITEM NO. 8./
G:\PA#\2006\06-050 Hoang Veranda Variance\PCSR Final.doc
The property owners have chosen to seek approval for a 420 square foot veranda addition to their home at
5747 Kingsmill Terrace which would increase the lot coverage to 38.2%. The Applicant, therefore, is
requesting a Variance to exceed the allowable lot coverage.
ANALYSIS:
The subject property is a corner lot located north of the intersection of Bellerive Lane and Kingsmill
Terrace (See figure below). The lot is 10,990 square feet with a 5,807 square foot two-story home and a
rear yard of approximately 2,345 square feet. As noted above, the current lot coverage is 34.4%. A 420
square foot veranda addition is proposed to be attached to the rear of the main residence amounting to a
3.8% increase in lot coverage. The proposed veranda is 12'-0"wide, 35'-0" long and 13'-4" high with an
inclined tile-clad roof.
Kingsmill
Terrace
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5747 Kingsmill Terrace
Figure 1: Location map
Pursuant to the Planned Development (P A 96-038) regulations and the Citywide Zoning Ordinance, the
following regulations apply to single family residences in this zoning district:
1. 10'-0" minimum side yard building setback for a corner lot;
2. 20' rear yard setback;
3. 35'-0" (2 stories) maximum building height; and
4. 35% maximum lot coverage for two story homes and 40% maximum lot coverage for
single story homes (per City of Dublin Zoning Ordinance).
The proposed veranda addition complies with side yard setback, rear yard setback, and height regulation,
as it is set back 10' from the side property line and approximately 25' from the rear property line; and is
13'-4" in height at the highest point (Exhibit A of Attachment I). However, the veranda exceeds the
maximum lot coverage regulations.
The Planning Commission adopted a resolution on May II, 2004 (Resolution No. 04-043) to permit one
accessory structure up to 120 square feet to be exempt from lot coverage requirements in the Dublin
Ranch Phase-I and Area-A Planned Development zoning districts. The Planning Commission
acknowledged, through the findings for the allowance of one accessory structure no greater than 120
square feet, that there was no additional development potential allowed in terms of new or larger housing
units. The intent of this City-initiated Planned Development Zoning District amendment was to permit
Page 2 of5
residents to have at least one shade structure on their property for the enjoyment of their rear yard,
especially on those lots in Dublin Ranch where the house itself uses most or all of the maximum
development potential of the lot and there is little room left for additional structures to be built within the
lot coverage restrictions.
Applying the above lot coverage exemption for a 120 square foot detached accessory structure and the :I:
60 square feet allowable lot coverage remaining on the subject lot, the property owners of 5747 Kingsmill
Terrace have the ability to construct a 180.5 square foot detached shade structure in their rear yard.
However, at this time they wish to construct a 420 square foot veranda addition to their home by
requesting a Variance to exceed maximum allowable lot coverage. The property owners have the
opportunity to construct a 120 square foot detached accessory structure on the subject property at any time
they chose to do so, pursuant to the Planning Commission Resolution No. 04-043, which allows one 120
square foot detached accessory structure to be exempt from lot coverage regulation.
The Dublin Zoning Ordinance allows for deviations from the development standards through a Variance.
The decision makers for Variances include the Zoning Administrator, Planning Commission, or City
Council. In accordance with Chapter 8.96, Permit Procedures, the Zoning Administrator is referring
decision making authority to the Planning Commission because of policy implications.
Findings
Pursuant to Section 8.112.060 of the Dublin Zoning Ordinance, and in accordance with State law, prior to
granting a Variance all five findings of fact must be made. Attachment 3 lists the required findings that
shall be made in approving a Variance. Staffs review of the Variance application revealed that two of the
five required findings could not be made in the affirmative. The two findings and associated discussion
are included below.
A. There are special circumstances applicable to the property including size, shape, topography,
location or surroundings; such that the strict application of the requirements of the Zoning
Ordinance deprives the property of privileges enjoyed by other property in the vicinity and under
identical zoning classification.
The subject property is a corner lot located north of the intersection of Bellerive Lane and Kingsmill
Terrace. The lot is relatively flat, rectangular in shape and 10,990 square feet in area with a two story
home of 5,807 square feet and a rear yard of approximately 2,345 square feet. The current lot coverage is
at 34.4%.
Staff finds that there are no special physical circumstances applicable to the property that deprives the
property owners of privileges enjoyed by other property owners in the vicinity and under identical zoning
classification. The size, shape and topography of the Applicant's lot are commensurate with other
properties in the vicinity.
B. The granting of the Variance is subject to such conditions that will assure that the adjustment
shall not constitute a grant of special privileges inconsistent with the limitations upon other
properties in the vicinity and under the identical zoning classification.
The granting of the Variance would constitute a granting of special privileges because the rear yard, the
size of the home and the size of the lot at 5747 Kingsmill Terrace is commensurate with the rear yards,
home sizes of surrounding properties in the vicinity and under the identical zoning classification. The
purpose for requesting the increase in lot coverage is for a veranda addition to the house for the enjoyment
of their rear yard. The option of having a detached shade structure of up to 180 square feet in the rear yard
Page 3 of5
which meet the applicable lot coverage regulations is available to the Property Owner; however, it is the
preference of the Property Owner to construct a 420 square foot veranda addition at this time. Therefore,
the granting of this Variance would be a granting of special privilege.
The granting of the Variance would be inconsistent with the lot coverage regulations for the single family
residential district (maximum of35%) per the City of Dublin Zoning Ordinance as defined in the Planned
Development. Further, the Variance would be inconsistent with the current Planned Development zoning
regulations for this district and the approved SDR for the subdivision that established the maximum lot
coverage requirements.
As mentioned previously in the report, the property owners continue to have the ability to add a 120
square foot detached accessory structure on the subject property at any time, under the accessory structure
exemption (Planning Commission Resolution No.04-043). If granted, the Variance for 420 square feet and
the additional 120 square feet exemption allowance would, in effect, allow an overall development
potential of 39.3% lot coverage on the subject property and could result in excessive building cover on the
site.
NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants within a
300 foot radius of the proposed project. The public notice was also published in the Valley Times and
posted at several locations throughout the City.
ENVIRONMENTAL REVIEW:
The project is categorically exempt from the California Environmental Quality Act (CEQA), under
section 15301 (I) since the project consists of minor modifications to an existing developed lot.
CONCLUSION:
The Applicant is requesting approval of a Variance to exceed maximum lot coverage of 35% by 3.2% for
an addition of a 420 square foot veranda to the rear of the house at 5747 Kingsmill Terrace. Staff
recommends denial of the Variance request because there are no special physical circumstances applicable
to the property; the subject property is commensurate in shape and size with surrounding properties in the
vicinity and the granting of the Variance would constitute granting of special privileges. Therefore, two (of
the five) required findings, as contained in the Resolution (Attachment 1), could not be made in the
affirmative.
RECOMMENDATION:
Staff recommends that the Planning Commission: I) Receive Staff presentation; 2) Open the Public
Hearing; 3) Take testimony from the Applicant and the Public; 4) Close the Public Hearing and
Deliberate; and 5) Adopt a Resolution (Attachment 1) denying a Variance request to exceed the maximum
lot coverage of35% by 3.2% for a veranda addition to the house located at 5747 Kingsmill Terrace.
Page 4 of5
GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSORS PARCEL
NUMBER:
EXISTING ZONING:
GENERAL PLAN
DESIGNATION:
SPECIFIC PLAN
DESIGNATION:
Mindy Garrison
Decks Plus Inc.
243 Murdell Lane,
Livermore, CA
Minh Nguyen
5747 Kingsmill Terrace
APN 985-0035-017
PD, Planned Development
Low Density Residential (0.0-6.0 du/acre)
Eastern Dublin Specific Plan, Single Family (0.9-6.0 du/acre)
Page 5 of5
RESOLUTION NO. 06-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING A VARIANCE REQUEST TO EXCEED THE MAXIMUM LOT COVERAGE OF
35% BY:I: 3.2% FOR A 420 SQUARE FEET VERANDA ADDITION TO THE HOUSE
LOCATED AT 5747 KINGS MILL TERRACE. (APN 985-0035-017)
P A 06-050
WHEREAS, the Applicant, Mindy Garrison of Decks Plus Inc., has requested approval of a
Variance application to exceed the maximum lot coverage of 35% by :I: 3.2% within a Single Family
Residential Planned Development zoning district (P A 96-038), where the maximum permitted lot
coverage allowed by the Zoning Ordinance is 35% as specified by Section 8.36.020.A and ; and
WHEREAS, the Applicant has requested this variance in order to add a 420 square feet veranda to
the rear of the house; and
WHEREAS, the California Environmental Quality Act (CEQA) together with State guidelines
and City environmental regulations require that certain projects be reviewed for environmental impact and
that environmental documents be prepared; and
WHEREAS, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to Section 15301(1) since the project consists of minor
modifications to an existing developed lot; and
WHEREAS, the decision makers for a Variance shall be the Zoning Administrator, Planning
Commission, or City Council; and
WHEREAS, these decision makers shall hold a public hearing and after the hearing is closed may,
based on evidence in the public record and the findings for a Variance approve, conditionally approve, or
deny a Variance by means of a Resolution; and
WHEREAS, at the discretion of the Zoning Administrator, and in accordance with Section
8.96.020.C.2, decision making authority has been referred to the Planning Commission because of policy
implications; and
WHEREAS, the Planning Commission did hold a public hearing on said project application on
September 12,2006; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending denial of
said application for the reasons described below; and
WHEREAS, the Planning Commission did hear and use its independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin
does hereby make the following findings and determinations regarding said Variance:
Attachment 1
A. There are no special circumstances applicable to the property at 5747 Kingsmill Terrace regarding
size, shape, topography, location or surroundings such that the strict application of the
requirements of the Zoning Ordinance deprives the property of privileges enjoyed by other
property in the vicinity and under identical zoning classification. The shape of the rear yard and
the property itself is standard rectangular, similar in shape and size to adjacent lots in the vicinity.
The property would not be deprived of the privilege enjoyed by other properties in the vicinity as a
detached shade structure/accessory structure can be located in the year yard in accordance with the
Zoning ordinance.
B. The granting of the Variance would constitute a granting of special privileges because the rear
yard, the size of the home and the size of the lot at 5747 Kingsmill Terrace is commensurate with
the rear yards, home sizes of surrounding properties in the vicinity and under the identical zoning
classification. The purpose for requesting the increase in lot coverage is for a 420 square foot
veranda addition to the house for the enjoyment of their rear yard. However, the option of having
a detached shade structure of up to 180 square feet in the rear yard while meeting applicable lot
coverage regulations is available to the property owner.
BE IT FURTHER RESOLVED that the Planning Commission does hereby deny said application P A
06-050 Hoang Veranda Variance to exceed maximum lot coverage of35% by 3.2% for a veranda
addition to the house located at 5747 Kingsmill Terrace (APN 985-0035-017).
PASSED, APPROVED AND ADOPTED this 12th day of September, 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
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'. ... rlli;Wlei....is '.to'.renr6ve'. 's(;i{ spo1is. "and 'unsuitable ',refus'e ."c ~eat~ d. '.'by: hi~. "Work- froin the '.SIte:" fus.t<<tllei:-. .is.... '.
:. '.: r~~p'~~~i~ (e:' f~t; ~,*~g .,~tfe; ~at:: a)( '.~tn;t~~~~~'. :r~t~i~~; ~(l,~l~'~:' .~~c~~:. ~e: '~~g4i~~~e4:' by '''ti:. q~~I~fl"~~'.:. .
" : U4e~~d', .englQe.er 'Jf ri~~a~iY; 'All"4~tan~,. sp,oWi1' 'p1.f,thlsp lflf .. ..ar~ :,s(;h~~ti~ :,it) ".n!itiJt~~. A.ll 'work". .is "~Q .,.. '.
" ". be '.itistatled' :iii :such ".a.. manner ':a$:. t(i: aVQ'id. .'c.orifliCi$': Q'eb v:eer'. ..all'undergrounq ",pipmg.. and "wires' 'alid.... :
> tr~~/~~h', phmtini,:- "<.;~.'..v..,~. '.' ," '.".~,,:~,',~: ~.: :: . :'.<: . . .:',:~ >;.,',,:.:.. ';. ..:..~>:. . : '. .'A.'--J _~~. :'.:'
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o STUCCO FINISH TO MATCH EXISTING
IN COLOR AND TEXTURE
@ ROOFING MATERIAL TO MATCH EXISTING
IN COLOR
@) TRIM: TO MATCH EXISTING IN COLOR
@ COL. DETAILS,
@ EXTERIOR LIGHTING FIXTURE, UP AND
DOWN, TO BE SELECTED
@ CEILING HEIGHT, 91+/..
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'.:' e~ecutipn:o.f.th~s'~' pl.an$-irj. '.a'''c.l~ah'' and, ~XP.e4ite,dw.ay..,'^ll...e~i >ting' $it~. obJ,e.tts.'Qr.'.plant'-material$ to b~'.',..
'. ... sav.ed. 'are -to b.e:'marked'''hy.' 'designer', or'- OMIer prior to '.cor riel ic"eirieht'. Of wOrk, 'S.pray 'an. green. weeds.... :
'. ... with.' herbicide !wi;. '.weeks' tin-or 'to ',b~g1miirig '.work'. 'Stiii :'to'''l irdund ."and "remov.e'. all'''dead '''vegetaH()n~'.'. :
:. '.: s~~~ '~:e~~4~.';w-~~~e~ ~r~q~ir~ :~.:s~~~~~',~pp~i~~t~~~ ::A:~]'. ~9~g ~ :~~', :(~~rgr'~4iilg:i~',~~',~~:'~(a: pq~i~y~',:. :
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, ... c.6rijfa~.t: '. :$tlt .'iudi. ,{#4)' "'s'teel"'i~b~r .'is.' ',to'" b~ "'pla~ed. "'a mjn :. .1 $,'~", dC .' 'each" ',w~:V',an4 .' tied" .~t .. ~.a~h." ..
'. ~'lnterse.cti.cin~ .Aiea"is, to, be .fuily .wetted'.gev,er.~d.' 'daYs.'pno'r"l'.o.'p.t or..' 'Re.bar.:ia to. be .picked '.lip. during"p~oui"", ..
'. .:.to:' ~~u!~ pl~~~~~(~(~~:t~..~t.~e: ~1~~.~ Ali',~~~r~t~ .~s:. to~ sl~p~':'aW~'.~~ .~o~~~.:t9':e~g~':'~r:'.~e~.:'..:
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'. ... lilies" are. '-to.', be ',mstaUed '.by'. ',the: CQucretc'. 'c.o.htractQ(,(jnd z re'. tl te:'so.le '.resp'QnsibllitY. ',Qf'.t1utt conttabtor. .... :
'. :' The Jaridscap'e:' arid'. cnnc-refe -.(;:ontactors','.are:' t<i '.cooidina te..', f< ,cation 10:' dayHte:' th.e. ',piping '. iind,ef. .~thtr '. :
'. ..' c-oncrete:. .AH '.sUITa'ces'. are to ',be. "pr.oiect~d ',from:. ,spray, '.'di Uiii~;, the: 'concrete.. pour'- and'. fttiish '.'wOrk '.A'. '. :
:. : pl~~t)~. #~~1';~~~gh:' ~s \0:' ~~ 'p.~~v.i~~~. :~y:' ~e: ~~~Ct~~e :'~Q ~tf~( ~{~(~6:' #1e: ~Pn.c.~~t~ :'~lipP~~r~':s, :.~~~. '?ID4'.:. :
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'Y SCOtJCEi FIXTURE
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TV TV, CABLE OUTLET
VERlFY LOCATION
CC
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,OI'HS"K5
r
lOP V,rivV
RE-6AR. C
AUG-21-2006 16:26 FROM:
TO: 4491641
P.l
To whom it may concern,
In regards to the proposed addition at 5747 Kingsmill Terrace, Dublin California, we
request a variance (minor exception) to permit the construction of our outdoorToom.
We feel the proposed addition will enhance our existing home by providing a sheltered
area from the excessive prevailing winds and strong sun. This will also help with energy
conservation. This structure complements the existing home and fits well with the design
elements of the neighborhood. This is an open air design with exception to the roof and
has only five (5) columns. We feel that this is not a special privilege, but an obvious
necessity.
This design will;
1. Match the color, texture, materials and design details of our home
2. Complement without overpowering the existing structure in form and scale
In summation, our goal is that this proposed addition would seamlessly blend with the
original architects' vision and that you grant our request to move torward with this
project.
It has been observed and recorded that many of the surrounding residence/neighbors have
already constructed similar structures with or without the benefit of a permit (see attached
photos with addresses). We would like to build a legal structure.
Thank you the this consideration,
Sincerely,
Minh Nguyen And Lien Hoang
Il M rn h/f7 ft1<</~
ijdt41J/~
RECEIVED
AUG 2 22006
DUBLIN PLANNING
~. (Yj)
Attachment 2
VARIANCE
Chapter 8.112
VARIANCE
CHAPTER 8.112
8.112.010
8.112.020
Purpose. The purpose ofthis Chapter is to establish a procedure to provide relief
from the strict application of specified development regulations of the Zoning
Ordinance if certain findings can be made.
Applicability. A Variance may be granted from the requirements of this
Ordinance for only the following matters:
A. Dimensional Standards. Dimensional standards relating to the distance between
residences, lot coverage, landscaping and fencing, lot dimensions, setbacks, and structure
heights.
B. Sections 8.76.080 through 8.76.090 of the Off-Street Parking And Loading
Regulations.
C. Sign Regulations Other Than Prohibited Signs.
D. Location Requirements of Adult Business Establishments.
8.112.030
8.112.040
8.112.050
8.112.060
Use Variance Prohibited. A Variance shall not be granted for a parcel of
property which authorizes a use or activity which is not otherwise expressly
authorized by the zoning regulations governing the parcel or property.
Application. The Applicant shall submit a complete application pursuant to
Chapter 8.124, Applications Fees and Deposits, accompanied by a fee and/or
deposit and such materials as are required by the Director of Community
Development.
Notice and Hearings. Variance applications shall be considered at a public
hearing with notice pursuant to Chapter 8.132, Notice and Hearings.
Required Findings. The following findings shall all be made in order to approve
a Variance:
A. There are special circumstances applicable to the property including size, shape,
topography, location or surroundings; such that the strict application of the requirements
of the Zoning Ordinance deprives the property of privileges enjoyed by other property in
the vicinity and under identical zoning classification.
B. The granting of the Variance is subject to such conditions that will assure that the
adjustment shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and under the identical zoning
classification.
112-1
City of Dublin Zoning Ordinance
September, 1997
" Attachment 3
VARIANCE
Chapter 8.112
C. The granting of the Variance will not be detrimental to persons or property in the vicinity
or to the public health, safety and welfare.
D. The granting of the Variance is consistent with the purpose and intent of the applicable
zoning district.
E. The granting of the Variance is consistent with the Dublin General Plan and with any
applicable Specific Plans.
8.112.070
Required Findings, Exception. Notwithstanding the findings in Section
8.112.060 above, a variance may be granted from the Off-Street Parking and
Loading regulations for non-residential developments in order that some or all of
the required parking spaces be located off-site, or that in-lieu fees or facilities be
provided instead ofthe required parking spaces, if both ofthe following findings
are made:
A. The variance will be an incentive to, and a benefit for, the non-residential development.
B. The variance will facilitate access to the non-residential development by patrons of
public transit facilities, particularly guideway facilities.
8.112.080
8.112.090
8.112.100
8.112.110
Action. The decision-makers for Variances shall be the Zoning Administrator,
Planning Commission, or City Council. These decision-makers shall hold a
public hearing and after the hearing is closed may, based on evidence in the
public record, and the findings above, approve, conditionally approve, or deny a
Variance by means of a resolution. A Variance shall not be used to modify
another Variance. If any of the findings required above cannot be made, the
Variance shall be denied.
Restoration of structure and/or use to conformity with the Zoning
Ordinance. If a structure is modified and/or a use commenced prior to
requesting a Variance in such a manner as to make the structure or use in
violation ofthe Zoning Ordinance, and the Variance is denied, the structure shall
be physically modified by the applicant within six months of denial and with a
valid Building Permit and/or the use discontinued or modified so that the structure
and/or use conforms with the requirements of the Zoning Ordinance.
Effect of Approval. Variances are approved only as specifically identified in the
written approval and do not affect or suspend any other development regulations.
Procedures. The procedures set forth in Chapter 8.96, Permit Procedures, shall
apply except as otherwise provided in this Chapter.
112-2
City of Dublin Zoning Ordinance
September, 1997