Item 2 - VAR 98-13 Larry Quate
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AGENDA REPORT SUMMARY
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TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Mana~
<Q
INITIATED BY: Reba Wright-Quastler, Director of Planning Services flY'
DATE: December 15,1998
SUBJECT: Variance 98-13, larry Quate, Applicant
ABSTRACT
The applicant proposes to add six (6) detached carport structures over 55 existing residential parking
stalls located at the Carriage Road Apartments at 13130 Carriage Road within the Residential
Apartment zone. He is requesting a variance approval to allow two (2) of the carport structures to
observe a 10 foot separation from other structures located on the property when the minimum
distance required in the zone is 15 feet.
,- ENVIRONMENTAL REVIEW
This project is Categorically Exempt, Class 3 and Class 5 from the California Enviro'nmental
Quality Act.
FISCAL IMPACT
None.
ADDITIONAL PUBLIC NOTIFICATION AND CORRESPONDENCE
Public notice was published in the Poway News Chieftain and mailed to 65 property owners in
the project area.
RECOMMENDATION
It is recommended that the City Council approve Variance 98-13 subject to the conditions of
approval listed in the attached proposed resolution.
ACTION
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AGENDA REPORT
CITY OF POW A Y
TO: Honorable Mayor and Member~e City Council
FROM: James L. Bowersox, City Mana
Q.
INITIATED BY: Reba Wright-Quastler, Director of Planning SeNices {P?
Carol Rosas, Assistant Planner II
DATE: December 15, 1998
MANDATORY
ACTION DATE: January 12,1999
SUBJECT: Variance 98-13. Larry Quate. Aoolicant: The applicant proposes to
add six (6) detached carport structures over 55 existing residential
parking stalls located at the Carriage Road Apartments at 13130
Carriage Road within the Residential Apartment zone. He is
requesting a variance approval to allow two (2) of the carport
structures to obseNe a 10 foot separation from other structures
located on the property when the minimum distance required in the
zone is 15 feet.
APN: 317-490-10
BACKGROUND
The applicant proposes to construct six detached carport structures. Two of the structures
require a variance approval to allow the buildings to obseNe a separation of 10 feet from
other structures on the subject property when the Poway Municipal Code requires a
minimum separation of 15 feet.
Section 17.50 of the Municipal Code makes a provision whereby the City Council can allow
a variance from the terms of the Zoning Code because of special circumstances applicable
to the property which make the strict application of the code overly burdensome.
FINDINGS
The findings required to support the approval of Variance 98-13 can be made and are
based on the fact that presently no covered parking exists within the 29 year old apartment
complex. Current City standards require that new apartment developments provide at a
minimum, covered parking in the form of carports. The addition of the proposed carports
will lessen the degree of non-conformity of the Carriage Road Apartment complex. The
project should not adversely impact development on surrounding properties in that the
portion of the carport structures that will require the minimum separation variance approval
are located within the interior of the subject property.
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Agenda Report
December 15, 1998
Page 2
The proposed carport structures will be constructed of metal and will be painted to match
the exterior colors of the existing buildings. The applicant requests that the carport roofs
be constructed with corrugated metal. Staff recommends that if metal is to be used, that
seamed metal roofing be installed to enhance the appearance of the structures. A
condition of approval for the variance requires that if metal is to be used on the carports,
that seamed metal roofing be installed. Another condition requires that landscaping (trees
and shrubs) be installed at the front of the complex to screen and soften the appearance
of the carports from Carriage Road.
ENVIRONMENTAL REVIEW
This project is Categorically Exempt, Class 3 and Class 5 from the California
Environmental Quality Act.
FISCAL IMPACT
None.
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PUBLIC NOTIFICATION AND CORRESPONDENCE
Public notice was published in the Poway News Chieftain and mailed to 65 property
owners in the project area.
RECOMMENDATION
It is recommended that the City Council approve Variance 98-13 subject to the conditions
of approval listed in the attached proposed resolution.
Attachments:
A. Proposed Resolution
B. Zoning and Location Map
C. Site Plan
D. Elevations
E:\CITY\PLANNING\REPORT\var9813.agn
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RESOLUTION NO. P-
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING VARIANCE 98-13
ASSESSOR'S PARCEL NUMBER 317-490-10
WHEREAS, Variance 98-13 submitted by Larry Quate, Applicant, requests a
variance to allow two (2) carport structure to observe a 10 foot separation from other
structures on the property when the minimum separation distance required is 15 feet. The
property is located at 13130 Carriage Road within the Residential Apartment zone.
WHEREAS, pursuant to Government Code Section 66020(d)(1), NOTICE IS
FURTHER GIVEN that the 90-day period to protest the imposition of any fee, dedication,
reservation, or other exaction described in this resolution begins on the effective date of
this resolution and any such protest must be in a manner that complies with Section 66020.
WHEREAS, on December 15,1998, the City Council held a duly advertised public
hearing to solicit comments from the public, both pro and con, relative to this application.
NOW, THEREFORE, the City Council does hereby resolve as follows:
Section 1: Environmental Findings:
The City Council finds that Variance 98-13 is exempt from the provisions of the
California Environmental Quality Act, Categorical Exemption Class 5 , a minor
alteration to land use limitations and Class 3, the construction of accessory
structures on a property designated for multi-family residential development.
Section 2: Findinas:
1. The approved project is consistent with the General Plan in that it involves
construction of accessory structures within a multi-family residential
development.
2. That there are special circumstances applicable to the property, and because
of this, the strict application of the Zoning Ordinance deprives the property
of privileges enjoyed by other properties in the vicinity under identical zoning
classification.
The special circumstances include the fact that the subject apartment
complex was constructed under old County guidelines. The addition of the
carport structures will lessen the degree of non-conformity of the Carriage
Road Apartments.
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ATTACHMENT A
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Resolution No. P -
Page 2
3. That granting the variance or its modification is necessary for the
preservation and enjoyment of a substantial property right possessed by
other property in the same vicinity and zoning for which the variance is
sought. Current zoning standards require that at a minimum new apartment
developments provide covered parking in the form of carports.
4. That granting the variance or its modification will not be materially
detrimental to the pUblic health, safety, or welfare, or injurious to the property
or improvements in such vicinity and zone in which the property is located in
that the encroachment should not have an adverse impact on surrounding
development in that the portions of the carport structures which will observe
a lesser setback will be located within the interior of the complex.
5. That the granting of this variance does not constitute a special privilege
inconsistent with the limitation upon other properties in the vicinity and zone
in that new apartment development throughout the City is required at a
minimum to provide covered parking in the form of carports.
6. That the granting of this variance does not allow the use or activity which is
not otherwise expressly authorized by zoning development regulations
governing the parcel or property in that accessory structures are permitted
in the Residential Apartment zone.
7. That the approved project will not have adverse aesthetic, health, safety, or
architecturally related impact upon adjoining properties in that the accessory
structures have been designed so that they comply with City design
standards.
8. That the approved project encourages the orderly and harmonious
appearance of structures and property within the City in that the accessory
structures have been designed so that they will be compatible in appearance
with the existing building on the property.
Section 3: City Council Decision:
The City Council hereby approves Variance 98-13 subject to the following
conditions:
1. Within 30 days of approval the applicant shall submit in writing that all
conditions of approval have been read and understood.
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Resolution No. P -
Page 3
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING SERVICES
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
1. Site shall be developed in accordance with the approved site plans on file in the
Planning SeNices Department and the conditions contained herein.
2. Revised site plans and building elevations incorporating all conditions of approval
shall be submitted to the Planning SeNices Department prior to issuance of building
permits.
3. Approval of this requires shall not waive compliance with all sections of the Zoning
Ordinance and all other applicable City Ordinances in effect a the time of building
permit issuance.
4. The applicant shall comply with the latest adopted Uniform Building Code, Uniform
Mechanical Code, Uniform Plumbing Code, National Electric Code, Uniform Fire
Code, and all other applicable codes and ordinances in effect at the time of building
permit issuance.
5. The appropriate Building Department approvals and fees shall be received prior to
the start of construction.
6. All new utilities shall be installed underground.
7. If the carport structures are to be constructed of metal, a seamed metal roof shall
be installed. The color of the carport roofs shall match the color of the roofing of the
apartment buildings within the complex.
8. Landscaping and irrigation shall be added along the front of the property to screen
the carports from view from Carriage Road. A conceptual landscaping plan shall
be submitted to the Planning SeNices Department for review and approval prior to
building permit issuance.
9. The easterly elevation of the apartment building located closest to the street at the
driveway entrance shall be architecturally enhanced prior to certification of
occupancy.
10. This approval shall become null and void if building permits have not been issued
on the project by December 15, 2000.
ITEM ,
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- Resolution No. P -
Page 4
APPROVED and ADOPTED by the City Council of the City of Poway, State of
California, this 15th day of December, 1998.
Michael P. Cafagna, Mayor
ATTEST:
Lori Anne Peoples, City Clerk
STATE OF CALIFORNIA )
)SS.
COUNTY OF SAN DIEGO )
I, Lori Anne Peoples, City Clerk of the City of Poway, do hereby certify, under the
penalty of perjury, that the foregoing Resolution No. , was duly adopted by the
City Council at a meeting of said City Council held on the day of ,
1998 and that it was so adopted by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Lori Anne Peoples, City Clerk
City of Poway
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MI-IP
CITY OF POW A Y ITEM: Variance 98-13
Zoning and Location
@ SCALE, TITLE; Map
None ATTACHMENT: B
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Application lor 60 CaIports -~ N
-- CARRIAGE ROAD APARTMENTS Scale l' - 30'
13131) CARRIAGE ROAD ~; \7\
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20' -0" W
5'-0" 6'-9" 3'-3" 5'-0"
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*ROOF MAY SLOPE
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l' -6" DIAM. CONCRETE FOOTING
PlACED AGAINST UNDISTURBED EARTH
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NOTE: CARPORT IS DESIGNED FOR 20' WIDTH (W); HOWEVER,
IT MAY BE USED FOR LESSER WIDTHS AS FOLLOWS:
FOR 19' WIDTH, DIMENSIONS "e" SHALL BE 4'-6".
FOR 18' WIDTH, DIMENSIONS" c" SHALL BE 4'-0".
FOR 17' WIDTH, DIMENSIONS "c" SHALL BE 3'-6".
FOR 16' WIDTH, DIMENSIONS "c" SHALL BE 3' -0"
ATTACHMENT 0
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-, REVISED MATF--~L DISTRIBUTED 12-11-98
Variance 98-13, Larry Quate, Applicant
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Photo: Carports to be constructed under proposal. Please note height of roof, which is 7' above
ground, and invisible to anyone less than 7'6" in height. Structure is all metal.
Applicant accepts and agrees to abide by all conditions in staff report, except the following:
Item # 7, page 3. "If carport structures are to be constructed of metal, a seamed metal roof shall
be installed. ......"
Waiver requested. A waiver of this condition is requested by applicant.
Reasons. The roofs are invisible to anyone less than 7'6" in height and the two families living on
the 2nd floor ofthe apartment immediately to the south. The roofs are 7' above ground level and
nearly flat, so there is no slope to give a view. None ofthe walls in the apartment project and
buildings to the north and west which would provide a view of the roofs have windows or doors.
There are no elevated areas which would give a view of the carport roofs, except a vacant lot to
the southwest.
Also, the contractor does not offer the option of seamed roofs, but only supplies the type
of roof shown in the photo.
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