HomeMy WebLinkAbout86-102 Castle CUP & VAR 11-17-1986
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: November 17, 198~~~
SUBJECT:
Planning Commission
Planning Staff ~~ ~
PA 86-102 Castle (Applicant and Owner) Conditional
Use Permit and Variance Applications for the
construction of a second dwelling unit and the
elimination of the front yard setback requirement
for the third required off-street parking space at
an existing single-family residence at 8456 Wicklow
Lane.
TO:
FROM:
GENERAL INFORMATION
PROJECT:
A Conditional Use Permit request to allow the
construction of a 396~ square foot detached second
dwelling and a concurrent Variance request to allow
the elimination of the front yard setback require-
ment for the third required off-street parking
space.
APPLICANT AND
PROPERTY OWNER:
Mike Castle
8456 Wicklow Lane
Dublin, Ca 94568
LOCATION AND
ZONING:
8456 Wicklow Lane
R-l-B-E (Single Family Residential Combining
District)
ASSESSOR PARCEL NUMBER:
941-178-068
SURROUNDING LAND USE:
The subject property is surrounded by existing
single-family residential uses.
SITE/ZONING HISTORY:
The subject property is Lot 13, Block 4 of Tract
2289. The existing 1,865~ residence was built on
the Lot in the early 1960's.
APPLICABLE REGULATIONS:
Under Ordinance 5-84 the City Council adopted regulations pertaining to
second dwelling units in R-l Districts. A copy of that Ordinance is attached
as Attachment 1 for review and use by the Commission. The standards outlined
within the Ordinance, as compared to the subject proposal, are as follows:
ITEM NO.
~ I {
COPIES TO: Applicant/Owner
File PA 86-102
Ordinance Standards
1. Lot Size:
6,000 sq. ft. min.
2. Limitation:
One second unit per
anyone R-l lot.
3. Size:
275 sq. ft. min./
650~ sq. ft. max. (based
on a 35% maximum
increase to existing
total floor area).
4. Location:
Conforms to R-l yards
requirements:
Front Yard: 20' min.
Side Yard: 3' min.
(for detatched struc-
ture at rear 1/2 of lot)
Rear Yard: 3' min.
(for detached struc-
ture at rear 1/2 of lot)
5. Parking:
Three off-street park-
ing spaces (third
space being for second
unit, which may be in
tandem with existing
parking spaces if
outside required
yard setbacks).
6. Design:
To remain designed
with appearance of a
single-family dwelling
(new entrances not to
be visible from street).
7. Coverage:
A 60% maximum for prin-
cipal and second unit.
8. Occupancy:
Owner of property must
be an occupant with a
minimum 6-month occu-
pancy of principal
residence before
second unit is con-
structed.
9. Setback:
A detached second unit
must be a minimum of
ten feet from principal
unit.
-2-
Subiect Proposal
8,100 sq. ft.
Conforms.
396~ sq. ft. (21%
increase to existing
1,865~ sq. ft.
residence).
65'~ proposed
4' to south sideyard
proposed
70'~ to north sideyard
proposed
4' proposed rearyard
Applicant is re-
questing variance
to allow third off-
street parking
spaces to be located
within the 20' re-
quired front yard
setback.
Conforms to
requirement (see
proposed building
elevations).
29%
(2,360~ sq. ft.)
Owner has resided at
site for 2 1/2 years and
proposes to continue
to occupy principal
residence.
10'
Section 8-93.0 outlines the required three findings of fact that must be
satisfied to allow approval of a variance request. These findings are as
follows:
a) That there are special circumstances including size, shape,
topography, location or surroundings, applicable to the property which deprive
the property of privileges enjoyed by other property in the vicinity under the
identical zoning classification;
b) That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other properties in
the vicinity and zone; and
c) That the granting of the application will not be detrimental to
persons or property in the neighborhood or to the public welfare.
ENVIRONMENTAL REVIEW:
Categorically exempt
NOTIFICATION:
Public Notice of the November 17, 1986, hearing was
published in The Herald, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The subject proposal represents only the second request for a second
dwelling unit in an R-l District that has been processed by the City since the
City Council adopted an ordinance regulating the construction of second
dwelling units. The first request, Planning Application PA 85-087
(Gomez/Woodruff), was approved by the Planning Commission on December 2, 1985.
That request allowed the construction of an 825+ second unit addition to a
single family residence at 8757 Shamrock Place.
As indicated by the chart in the front of this report, the current
request substantially complies with the minimum criteria outlined within the
second unit ordinance. The one area where the request differs from the
minimum criteria pertains to the requirement to provide a third off-street
parking space somewhere on the property outside the required yards. In
acknowledgement of this situation, the applicant is proposing to widen the
existing driveway to a minimum width of 27' 6" (32' width at the face of the
garage) to provide adequate width for parking of three vehicles within the
driveway area, thus placing the required third space within the required front
yard setback.
Staff's recommendation is that the Variance request to allow parking
within the front yard setback area be approved, but that the Applicant's
proposed design of the modified driveway be changed to either narrow the width
of the driveway to a maximum width of 25' or to establish the new parking
space at an angle with the side of the existing garage (see Staff Study dated
November, 1986). The intent of these design changes is to leave an area on
the south side of the driveway of an adequate width to provide for retention
of existing landscaping which would serve to "soften" the width of the
modified driveway.
RECOMMENDATION
FORMAT:
1)
2)
3)
4)
5)
Open public hearing.
Hear Staff presentation.
Hear Applicant and public presentations.
Close public hearing.
Adopt a Resolution approving the Conditional Use Permit and
Variance requests or continue the items and provide
direction to the Staff and/or the Applicant.
-3-
ACTION:
Staff recommends the Planning Commission adopt the attached
Resolution (Exhibit A) approving the Conditional Use Permit and
Variance requests PA 86-102.1 and .2.
ATTACHMENTS
Exhibit A - Draft Resolution approving Conditional Use Permit and Variance
requests.
Exhibit B - Applicant's Site Plan, Floor Plan and Building Elevations.
Background Attachments:
1 - City Council Ordinance 5-85 relating to second units in R-l
Districts
2 - Zoning Map
3 - Applicant's Written Statement (letter dated received
September 30, 1986)
4 - Site Photographs and Photograph Key
5 - Draft Covenant for Occupancy Restrictions
6 - Staff Study - Alternate Parking Layout - November, 1986
-4-
RESOLUTION NO. 86-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 86-102.1 AND .2 CASTLE (APPLICANT AND OWNER)
CONDITIONAL USE PERMIT AND VARIANCE REQUESTS TO ALLOW THE CONSTRUCTION
OF A DETATCHED SECOND DWELLING UNIT AT 8456 WICKLOW LANE AND THE ELIMINATION OF
THE FRONTYARD SETBACK FOR THE THIRD REQUIRED OFF-STREET PARKING SPACE
WHEREAS, Mike Castle filed .Cortditiona1 Use Permit and Variance
requests to allow the construction of a 396~ square foot detatched second
dwelling unit at 8456 Wicklow Lane and the elimination of the front yard
setback for the third required off-street parking space; and
WHEREAS, the adopted City of Dublin Zoning Ordinance, as amended;
provides for the establishment of second units in R-l Districts where specified
minimum development criteria are observed as determined through the Conditional
Use Permit process; and
WHEREAS, the Planning Commission did hold a public hearing on said
applications on November 17, 1986; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, these applications have been reviewed in accordance with the
provisions of the California Environmental Quality Act and have been found to
be categorically exempt; and
WHEREAS, the Planning Commission finds that the Conditional Use
Permit and Variance requests will not have significant environmental impacts;
and
WHEREAS, the Staff Report was submitted recommending that the
Conditional Use Permit and Variance requests be approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth; and
WHEREAS, the proposed land use, if conditionally approved, is
appropriate for the subject property in terms of being compatible to existing
land uses in the area and will not overburden public services; and
WHEREAS, the proposed land use will not adversely impact area
traffic, utility capacity, access and mobility for handicapped or disabled
persons, adjacent properties or the neighborhood in general;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find:
FINDINGS OF APPROVAL:
a) Approval of the second unit serves to provide development of a small rental
housing unit specifically designed to meet the special housing needs of the
owners of the subject property.
b) Approval of the second unit will allow more efficient use of the City's
existing housing stock and the subject residential property.
c) The proposed floor plan and elevations submitted by the Applicant for the
detatched residential structure will provide for quality residential
construction practices and will protect property values and the single-
family character of the neighborhood.
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d) The use, as conditioned by this Resolution, will be properly related to
other land uses, transportation, and service facilities in the vicinity,
and will not be in conflict with existing surrounding residential uses.
e) The use will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially detrimental
to the public welfare or injurious to property or improvements in the
neighborhood, as all applicable regulations will be met.
f) The use will not be contrary to the specific intent clauses or performance
standards established for the District in which it is to be located, as the
proposed use will be compatible with surrounding residential uses.
g) In regards to the parking Variance, there are special circumstances
including size, shape, and the site<s current land use which are applicable
to the property and which deprive the property of privileges enjoyed by
other property in the vicinity under the identical zoning classification.
h) Granting of the Variance request will not constitute a grant of special
privilege inconsistent with the limitations upon other properties in the
vicinity and zone.
i) Granting of the Variance request will not be detrimental to persons or
property in the neighborhood or to the public welfare.
j) The approval of the Conditional Use Permit and Variance will be consistent
with the Dublin General Plan.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
conditionally approve said application as shown by materials labeled Exhibit B
and Background Attachment 3 on file with the Dublin Planning Department and
subject to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with
prior to issuance of building permits and shall be subiect to Planning
Department review and approval.
1. Construction of the second dwelling unit shall be generally consistent with
the site plan, floor plans, and elevations consisting of four sheets
prepared by Larry Smith, submitted with the application and dated received
September 30, 1986, as further reflected by the written statement dated
received September 30, 1986.
2. The architectural design and proposed exterior materials and finish shall
be subject to final review and approval by the Planning Director prior to
the issuance of a building permit for the proposed addition. Final plans
must be submitted a minimum of 30 days prior to the issuance of a building
permit. The proposed structure shall utilize exterior materials to match
or complement the exterior materials of the existing structure.
3. Failure to establish the use within two years of the effective date of the
permit will cause the permit to become null and void. The approval shall
be revocable for cause in accordance with Section 8-90.3 of the Dublin
Zoning Ordinance.
4. An encroachment permit shall be secured for the widening of the existing
driveway, which shall be done to accommodate the third off-street parking
space required in conjunction with the construction of the second dwelling
unit. The encroachment permit shall be secured in conjunction with the
filing for a building permit. The design of the driveway widening shall be
subject to review and approval by the Planning Director. The driveway
width shall be modified to a maximum of 25 feet with the additional width
to be secured from the south side of the existing driveway. As an alterna-
tive to the widening of the existing driveway and curb cut described above,
the Applicant may pave an area along the south side of the garage for use
as the third required off-street parking space. The area to be paved under
this layout shall be as generally depicted in the Staff Study dated
November, 1986. If this approach is utilized, the existing landscaping in
-2-
the vicinity of the new concrete paving shall be retained to the greatest
extent feasible, and shall be maintained in a healthy condition for the
period that the second dwelling unit is occupied.
5. A deed restriction shall be filed by the Owner establishing that the
occupancy requirements for the two residences shall be as outlined by
Section 8-22.6.2(8) of the Zoning Ordinance and shall be further limited to
require occupancy of one of the two units (when both units are occupied) by
a person or persons age 60 or older, or by a handicapped person or persons.
The deed restriction shall be subject to review and approval by the City
Attorney prior to recordation and shall be recorded prior to the issuance
of a building permit for the second unit.
6. The footprint off the proposed detatched second dwelling unit shall be
modified, as necessary, to observe a 10-foot minimum building-to-building
setback (measured from the base of the respective building walls). This
shall be accomlished by "notching-out" approximately 25 square feet of the
north corner of the proposed structure. If this "lost" square footage is
added back to the proposed structure, the area shall be added to the north
side of the structure. The resultant architectural design changes to the
proposed structure shall be subject to review and approval by the Planning
Driector.
PASSED, APPROVED AND ADOPTED this 17th day of November, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-3-
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;~:::': _ ".,. ::';):ORDINANCE NO:
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. .
. : AN ORDINANCE OF TIlE CITY OF DUDLIN RELATING TO
Li~'.i<~~:-,;~>': - SECOND ~UNITS INR-1 DISTRICTS .'
J. . :;_~~:'~, The' City<;0~nci1: oL th'e City of Dublin
follo\"s: ,,:,,!, '. t,',:':. -:.':J ,,: > ,', ';-.: ~',~,~,~ '~,.'
l'-:~~,>~';-,-~~~ }.i:'.:": ,......:~,.,.~"" .. ,. .-, ..- ~:,."..;
does ordain as,
sectiori~l:~ ~~:Definition:-
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,Chapter 2 of Title 8'of the Alameda County Ordinance Code
previously adopted 'by 'the ,City of Dublin 'is ' amended by the
additioh"~of Secti~n '8-22;6.1:to read:.:",.; ,~,:;;~ ,.~'. :
:~ :.s. t.:'-,:.;::(~:":t .:..t...~.:-:. ... '-- -~..,
8~22.6;l~,Second unit: 'A second unit shall mean a u~it
~ith separate kitchen, sleeping, and bathroom facilitie~
which is a part of, or an extension to, a detached
single family unit, and which is subordinate to the .
principal dwelling ~nit. ,.-
;:,.-: .::,:. ..... r-
. section'. 2.~.:'~ ,';'; Location: "
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Chapter: 2 of Title 8 of' the Alameda County Ordinance
Code previously adopted by the City of Dublin is amended by
the addition of subsection (f) to Section 8-26.3 Conditional
Uses:' R-1 Districts to read: ' ..
.~ ~, ,-
(f) , Second unit as governed by Section 8-60.58.1.
Section 3.'.
Purpose and Property Development Staneards:
Chapter 2 of Title 8 of the Alameda County Orei~ance
Code previously adopted by the City of Dublin is amended by
the addition of Section 8-60.58.1.to read:
8-60.58.1 Purpose of Secone Units: The pur?ose of
allowing second units in R-l Districts is to provide the
opportunity for the development of small rental housing
units designed to meet the special housing neecs of .
individuals and families, particularly those of low and
moderate income.
It is the further purpose of this Section to:
1) allOW the more efficient use of the City's existing
housing stock and underdeveloped residential properties;
2) to provide rental housing units for persons who are
elderly or disabled;
3) to protect property values and the single family
character of the neighborhood; and,
,4) to provide adequate public services and traffic
flow, by insuring that second units are installed under
such additional conditions as may be appropriate to
further the purposes of this ordinance.
Prior to making a decision on an application, ,
consideration shall be given to traffic impact, utility
capacity, access and mobility for handicapped or
disabled persons, impact on adjacent neighbors, and
impact on the neighborhood.
".
In addition to those conditions deemed appropriate by
the planning Commission to protect the public health,
safety and welfare, second units shall meet the
following minimum cirteria:
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1. Lot - 1hes\,ll:ijqG!=-'lqt"~~"'~l contai'n an existing ,
detached; single family,.d\~eHing unit and 'have ,a minirnu::\
lot size of 6,000squar~ .feet. _~~c~"
. "
2. Limitation - No more th~none ~econd unit~hall be
, " permi t ted on any on.~.1.~~.'_
3., Size - The total floor~~r~a of thesecond:unit,shall be
::..,.::,"iiOt"'less than 275 square feet, nor more_than '1,000 ,"
.'_ square feet. However, ~in no case shall,the second
.,'.' family residential unit exceed 35% of.the total floor
area of the exi~tingresident~al,$truqture.
4. . Location - The.second,~,unit shall conform to the~_;~,' ":it...
. development standards:'for the zoning district in'.which'
. it is located, including but not limited 'Eo;' standards
I
for front, rear, .nd side yard setbacks, and height, but
excluding density standards.
. ,~;. J.! ": :'; .' " ". . ..
5. Parking - The second unit s~all be pro~ided with one
additional off-street parking space. The parking space
may be uncovered and may be in tandem with the required
parking of the principal dwelling unit, if lot ,
'configuration or aesthetic considerations preclude
placement elsewhere on the parcel. . The principal.,
dwelling' unit must conform to 'the par~ing 'requirements
of Sections 8-63.4 and 8-63.17.
6. Design - The second unit shall be designed in such a wav
that the appearance of the new building remains that of-
a single family dwelling. Accordingly, any new entrance
to the second unit shall not be visible from the street.
7. Coverage - The principal and second unit shall not cover
more than 60% of the lot;
8. Occupancy - a) Applications shall be limited to owner
occu~ants who have resided in the principal
dweliing for a minimum period of six months.
b) No more than one dwelling unit on the parcel shall
be rented or leased.
c) The owner of the lot may OCCUDV either the
principal or second unit.
d) Nothing in this section prohibits one or both
d',.;elling units to remain vacant. .
e) The City shall require recordation of a deed
restriction setting forth the occupancy
requirement. .
f) No subdivision shall be ~llowed unless the division
meets the applicable regulations of the Zoning
Ordinance.
9. Setback - If the second unit is detached, it shall be a
minimum of ten feet from the principal unit.
Section 4.
Severability:
If any section, subsection, subdivision, paragraph,
sentence, clause, or phrase of this Ordinance, or any part
thereof, is for any reason held to be unconstitutional, the
~a1idity of the remaining portions of this Ordinance shall
not be affected thereby.
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SectionS.
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This' Ordinance shall become effective 30 days
final passage and adoption by the City Council.
after
its
I" "._:.,
S t 6 . ,posting of~ Ordinance:
ec ion. . ..
The City Clerk of the City of Dublin shall cause this . ~:
Ordinance to be posted in at least three public places in the
City of Dublin, in accordance with Section 36933 of the'
Government Code of the State of California.,
PASSED AND
of Dub1i~, on this
the~ollowing votes:
ADOPTED BY the City Council of the City
27th day of Februa ry , 1954, by'
NOES:
councilmembers Drena, Hegarty, Jeffery,
Moffatt and Mayor Snyder '
None
;? .
4-~.J I;-'I-~---
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AYES:
ABSENT: None
ATTEST:
,~tUC. ~~
City Clerk
~
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DUBLIN
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CITY OF
DUBLIN
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LT.) SANTINA. E:
:;.&; THOMPSON 'NC,
A PART OF THE
ZONING MAP
THE CITY OF
DUBLIN
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We are prov~ding this home
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submi tting our,'plans to '~,+:'l
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Dear Sirs,
We are
build a mother-in-law unit'o'nour
property at 8456
for our mother because she is on a
limited income in her retirement.
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and will aesthetically fit in to the
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Recording Requested by:
Michael D, & Marlene Castle
8456 Wicklow Lane
Dublin, CA 94566
COVENANT
Covenant between MICHAEL D. and MARLENE CASTLE, hereinafter referred to as
"Covenantor" and the CITY OF DUBLIN, hereinafter referred to as "Covenantee,"
WHEREAS, Covenantor desires to build a second unit on the hereinafter described
property; and
WHEREAS, Covenantee approved Conditional Use Permit and Variance requests (Planning
Applications PA 86-102,1 and ,2) allowing the construction of a detatched second unit,
subject to certain conditions, on November 17, 1986;
THEREFORE, Covenantor agrees as follows:
1. The real property is located in the City of Dublin, County of Alameda, State
of California described as follows:
Lot 13, Block 4, "Tract 2289", filed July 20, 1962, in Book 45 of
Maps, Pages 54 to 58, inclusive, Alameda County Records,
Excepting therefrom: 1/2 of all oil, gas and other hydrocarbon sub-
stances in and under or that may be produced from a depth of below
500 feet of the surface of premises, without right of entry upon
said land for the purpose of mining, drilling, exploring or exacting
such oil, gas and other hydrocarbon substances or other use of or
rights in or to any portion of the surface of said land to a depth
of 500 feet below the surface thereof, as contained in the deed from
VOLK-MC Lain Communities, Inc. (formerly the VOLK-MC Lain Co.), a
Corporation, to Parkwood-San Ramon, a limited partnership, dated
August 8, 1962, recorded August 21, 1962, Reel 659, Image 571, under
Recorder's Series No. AT-113556, Alameda County Records,
Also excepting therefrom: 1/2 of all oil, gas and other hydrocarbon
substances in and under or that may be produced from a depth below
500 feet of the surface of premises, without right of entry upon the
surface of said land for the purpose of mining, drilling, exploring
or extracting such oil, gas and other hydrocarbon substances or
other use of or rights in or to any portion of the surface of said
land to a depth of 500 feet below the surface thereof, as contained
in the deed from Parkwood-San Ramon, a limited partnership, dated
April 1, 1963, recorded June 4, 1963, Reel 901, Image 606, Alameda
County Records, Instrument No. AU-93935, Official Records.
A IT ACH ENT.6
Vf?Itfr {P-{d /fNr
Covenant
Castle
Page 2
APN 941-178-068
More commonly referred to as:
8456 Wicklow Lane
Dublin, CA 94566
2, The occupancy requirements of the two residences shall be as out-
lined by Section 8-60,58,1(8) of the City of Dublin Zoning Ordinance, as in
effect at the date of this Covenant,
3, The occupancy shall be further limited to require occupancy of one
of the two units (when both are occupied) by a person or persons age 60 or
older, or by a handicapped person or persons. A handicapped person shall be a
person who meets the California Vehicle Code definition of a disabled person
(Section 22511.5).
Executed this
Dublin, California.
day of
, 1986, in
Michael D, Castle
Marlene Castle
State of California )
County of Alameda )
On this the
day of
, 1986, before me,
the undersigned Notary Public, personally
, personally known to me to be the
subscribed to the
appeared
person(s) whose name(s)
within instrument, and acknowledged
executed it,
that
NOTARY PUBLIC
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