HomeMy WebLinkAbout05/18/1999, 2 - A 177-98: APPEAL OF THE PLANNING COMMISSION DECISION APPROVING AN ADMINISTRATIVE USE PERMIT TO REDUCE THE REQUIRED YARD TO 2 FEET FOR A BALCONY; 1734 ALTA, R-1 ZONE (2). VYI YY/ YJJJ -V. JJ VVJJIJJVLL fll"ILL . .'4L VY
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A HARE) COPY ❑ WILL 0 WILL NOT FOLLOW. � I I
DATE February 11, 1999 �7/
TO MICHAEL CODRON ❑ RESPONSE TO YOUR REQUEST.
Planning Department C FOR YOUR INFORMATION.
City of San Luis Obispo ❑ NEED RESPON5E SY'
❑ NEED APPROVAL 13Y:
FAX 781-7173 ❑ NO ACTION REQUIRED.
PHONE : 781-7170 Cl OTHER:
FROM :
MATT R. WALL ARASH M. PADIDAR
1734 Alta Street 1710 Alta Street
San Luis Obispo, CA, 93401-3005 San Luis Obispo, CA, 93401-3005
543- 5335 Fax: 543-5022 H: 783-1004 0: 434-1491
Re: Planning Commission File # 177-98. PADIDAR appeal of 11-18-98
Planning Commission approval of WALL request to reduce required
side yard for an elevated walkway from 30" to 24" to construct a 36"
wide walkway instead of 30".
We hereby jointly request that you please postpone the City CouncWs
deliberation on the above matter from March 2, 1999 until May 4, 1999.
That should give us ample additional time to work out a mutually agreeable
solution to our dispute.
If we accomplish this shortly, we will jointly request the item be withdrawn from
your agenda. Otherwise, we will both be appearing before you in May.
Sincerely,
1\
ATT R. WALL.PH.D., AIC ABASH M. PADIDAR,
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ABASH M.AND DIERDRE PADIDAR
1710 ALTA STREET
SAN LUIS OBISP80, C78 IFOR 93401-3005
-1004
December 14, 1998
RECEIVED
Community Development 0 E C 1 1998
990 Palm St.
San Luis Obispo,CA 93401 CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT
RE: Application No. 177-98
Appeal of Planning Commission Decision
To Reduce Side Yard From 30" to 24"
Hearing Date January 5, 1999
Dear Michael Codron:
We would like to formally request an extension of time of our Appeal Hearing mentioned
above to March 1999.Through mediation a possible solution to the issue was discussed.
We would like more time to formalize this solution.
If you have any questions please don't hesitate to call us.
YMh
,
. Padidar
City of San Luis Obispo Planning Commission 5/ 7/99
Re: File#177-98 1
Appeal of Planning Commission Decision
To Reduce Side Yard From 30"to 24"
The findings in the hearing for approval of setback exception are as follows:
1 . The exception of the walkway/deck would not constitute a grant of
special privilege due to the sites topography.
Argument
• it is an entitlement inconsistent with the limitations placed upon other properties in
the vicinity within the same zoning and topography.
• In the area,no other home has been forced to accept a reduced side yard for any reason!
Adherence to the X'side yard serves a very useful purpose of protecting our privacy
by limiting the amount of traffic on the walkway.
• All screening is provided by us.
• Even if the Wall's want to plant foliage to provide for screening along the walkway due
to the lack of sunshine on that part of their property nothing will grow.
• Their house is already a"nonconforming structure." Meaning that if the house were
built today it would sit 8' from the property line, not 5'
• The exception they are asking for is not 1/2' as originally stated but 3 1/2 `. In
addition we believe that a mistake was made by the planning department in allowing the
Wall's new deck and stairway to be a 3' setback. We believe that the same height(18-
19')applies to both deck and balcony.
2. The requested exception is necessary for the applicant's full
enjoyment and use of the property.
Argument
• There currently exists a stairway which can be used for transporting large items to their
planed rear deck
• The other option would be to bring items up from Alisal Street. The Wall's recently
constructed a beautiful walkway,which has no stairs,from Alisal Street to their house.
• We have paid an architect to provide us with seven(7) handicapped access alternatives.
• These alternatives are not only more cost effective but also more practical (i.e.rain)
• If handicapped access comes through the deck or garage the interior of the kitchen will
have to be modified for a W'diameter"turning circle."
City of San Luis Obispo Planning Commission 5/17/99
Re: File#177-98 2
Appeal of Planning Commission Decision
To Reduce Side Yard From 30"to 24"
3. The requested exception would not compromise privacy between
adjoining properties due to the height of the structures and
grading differential between properties
Argument
• What does privacy mean? Private not public
separate, of or concerning a particular person.
• Our lot is directly adjacent to and downhill from the Wall's house.
• The walkway will from our view hang over the property line fence and look directly
down into our kitchen and kitchen patio giving the impression that there is no setback at
all.
• The walkway will be level with our master bathroom window.
• The Walls have a rental unit. The renters are required to park in the carport and
therefore the only access to their downstairs unit will be through this balcony on to their
new deck and down their new deck stairway.
• Our house is on 1/3 acre. The Wall's house is on 1/4 acre.
• We prefer to look at the existing redwood siding facade presented by the Wall's garage
south wall,than look at the underside and rails of the walkway, not to mention people
walking there.
2.Other yards shall comply with the following:
Table 3: Minimum Other Yards In R-1 And Table 4: Minimum Other Yards In R-3.R41
R-2 Zones O And C-N Zones
Maximum Buildin Maximum Building Minimum Required
9 Minimum Required Height* Yard**
4 Yard
A point this high A point this high on Must be at least this far
9 Must be at least this the roof of a building: from the property line:
the roof of a building: far from the property
line: (feet)
1 (feet)
-13 .
(feet) 1 1-13 5 (min.yard)
13 R.t &�� 16-175.75
5.5
14-15 6.0 18-20 8:5
16-17 7.0 21-22 7
18-19 8.0 23-24 7.5
25-28
211-22 9.0 27-29 30-31 8.5
23-24 10.0 32-33 9
25 10.5 9.5
11.0
28 34-35 (max. height) 10
27 11.5 tt Building heights shall be rounded to the nearest
28 12.0 whole foot.
29 12.5
t Yards shall be rounded to the nearest 0.5 foot.
30.31 13.0
32 13.5
33 14.0
34 14.5 Table 5: Minimum Other Yards In
35 15.0 C/Os?n C-C,C-R,C-T,C-S And M Zones
* Building heights shall be rounded to the nearest
whole foot. Zone Minimum Other Yard
tY Yards shall be rounded to the nearest 0.5 foot.
C/OS 20 feet
PF As provided in zone of adjacent loo?
C-C As provided in zone of adjacent loth
C-R As provided in zone of adjacent lotOr
C-T As provided in zone of adjacent lout
C-S See Chapter 17.46
M See Chapter 17.48
* If the zone of adjacent lot does not have its own
standard,no yard is required. Lots separated by streets
or other rights-&-way are not considered adjacent If
more than one zone is adjacent,the largest yard shall be
required.
3. Yards with City-required landscape plans shall be
landscaped and maintained in accordance with
approved plants.
aty of san tuns oarspo 32 zonmq Recusation
D.What may Occupy Yards.
1. Utility Structures. Components of public utility '-
systems may be located within street yams when
approved by the Architectural Review Commission. •���, k •��..-••
2. Fences, Walls and Hedges. Fences, walls and
hedges may occupy yards to the extent provided in
Section 17.16.050.(Vegetation may be controlled by the
California Solar Shade Control Ad.)
�x
3. Signs. Signs in conformance with the Sign N"®
Regulationscodfied in Chapter 15.40 may occupy yards
to the extent provided in those regulations.
4. Architectural Features. The following - -"-
and similar y
architecturalfeatures may extend into a required yard no
more than 30 inches: _
a. Cornices, canopies, eaves, buttresses, chimneys, MADMOy ALLOW PROJECIIOIIr
solar collectors,shading lowers,reflectors,water heater ; • FOUR FEET OR ORE:W OF THE
enclosures,and bay or other projecting windows that do / MINIMUM RNUIRED YARD)
not include usable floor space(Figure 1). (NSR is LESS).
Figure 2
<•,<:.<.'s::.:.. S. Trash Enclosures. Trash enclosures which have
been approved by the Architectural Review Commission
may be located within a required yard, provided no part
of the enclosure is less than three feet from any
right-of-way or adopted setback line.
r -
�' •oo 6. Unenclosed Parking Spaces in Other Yards.
Unenclosed parking spaces and parking aisles may be
located within other yards.
7. Unenclosed. Tandem Panting Spaces. For single
dwellings where tandem artdn is provided 9 P 9• P Pursuant to
the parking standards, one unenclosed space may be
Q located within the street yard.
^ R 8.Enclosed Parking Spaces in Street Yard Prohibited.In
no case an enclosed
' may parking space from which
vehicles exit directly onto the street be located less than
Figure 1 20 feet from the street right-of-way or setback fine. In a
flag lot subdivision,this setback requirement shall apply
b.b. Fre escapes, uncovered balconies, uncovered to the access roadway.
porches,or unenclosed outside stairways and landings
may extend into the required yard not more than fourE. Exception To Yard Requirements These regulations
feet or one-half the required yard distance,whichever is P o general types of exceptions to the yard
less.(Figure 2) requirements: first, those which the property ire
to because of physical circumstances and secon ,
c. Decks, planters and similar features less than 30 those wh5cWthe City may approveupon request and
inches above grade may be located within the required 055 ce in iscretionarycriteria.
yards.
1. Exceptions Property May Be Entitled To.
crty of san tws osispo 33 zonmq nequlations
•ira•r�7U 10001'Or YO CLrw LI■Ll
I
r--Lot Line
j
:2 7 sq.ft. partially-compensating [ExrsTrac, Car•
i � r
Iw I setback for stairs and landing
21+sq.ft. partially-compensating %�%%/�< '
setback for main balcony/deck
• • _ 6'-6" (New Balcony/Deck)
T
rA
136'
Safety Area &
a Wheelchair
4 36" Maneuver RooCU
m
cc
CD
CD
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�•: _ Mr' / M. 10
1734 ALTA
�y4��°' I /�`/ `!'- •%i PLANNING COMMISSIO'
FOR BALCONY EXT:
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�- Note: .1 stairs and the
deck may be extended to
Property these locations. but they
Line are well within ;~le part of 35.0
the lot that is bui�dable
I and not subject to zoning
approval.
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21.5 1734 ALTA STREET
8
PLANNING COMMISSION APPEAL SHEET
FOR BALCONY EXTENSION
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67
May
May 18, 1999
San Luis Obispo City Council
As neighbors of both Mr.and Mrs. Matt Wall and Dnand Mrs. Araish Padidar,we have no
objections to the construction of a 14 foot fence and a walkway between their respective homes.
'vv� /�VZ%�"
Jack W. Knobloch Peggy T. Knobloch
1715 Alta Street 1715 Alta Street
San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
(805)5414357 (805)541-8357