HomeMy WebLinkAboutMinor Adjustment 09-001TUSTIN
Z t~~:ti~r
- 1
~'
t ,.
~Y ----
~' d
Inter-Com ; ~ ~
~ y ~
DATE: FEBRUARY 1, 2010 _
/- '=`-~.!'~'~
TO ~~~ r ~
: ZONING ADMINISTRATOR --
NI]IC)t
FROM:
COMMUNITY DEVELOPMENT DEPARTMENT BUILDING OUR FUTURE
H°"oRi"~ ovR PAST
SUBJECT: MINOR ADJUSTMENT 09-001
APPLICANT/ BRUCE LANE AND JUDITH KOLLAR
PROPERTY 168 NORTH B STREET
OWNER: TUSTIN, CA 92780
LOCATION: 168 NORTH B STREET
TUSTIN, CA 92780
GENERAL PLAN: LOW DENSITY RESIDENTIAL
ZONING: SINGLE FAMILY RESIDENTIAL (R-1)
ENVIRONMENTAL
STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1)
PURSUANT TO SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
REQUEST: TO DECREASE THE NUMBER OF REQUIRED OFF-STREET
PARKING SPACES BY ONE (1) GARAGE SPACE TO ALLOW
FOR THE CONSTRUCTION OF A BATHROOM ADDITION TO AN
EXISTING SINGLE FAMILY DWELLING WITH A NRHP STATUS
OF 5D1 (A CONTRIBUTOR TO A LOCALLY DESIGNATED
DISTRICT).
RECOMMENDATION
That the Zoning Administrator adopt Zoning Administrator Action 10-001, approving Minor
Adjustment (MA) 09-001.
BACKGROUND
The site is located in the Single Family Residential (R-1) Zoning District and Low
Density Residential General Plan Land Use Designation. Though not within the Cultural
Resources District, this residence is listed on the City of Tustin Historical Survey as a
"C" rated California bungalow structure and has a National Register of Historic Places
Zoning Administrator
February 1, 2010
MA 09-001
Page 2
(NRHP) status of 5D1, which identifies properties that are recognized as historically
significant by local governments. Tustin City Code Section 9264b states that, when
associated with a recognized historic resource, the number of off-street parking spaces
may be decreased by one (1) garage space upon Zoning Administrator approval of a
minor adjustment per Section 9299, when specified findings can be made.
Site and Surrounding Properties
The project site is located on the western side of North B Street between First Street
and Irvine Boulevard (Figure 1: Zoning Map). The site has a 1,078 square foot house
that is listed on the City's Historical Survey as a "C" rated and NRHP status 5D1
California bungalow building, built around 1920. Also on the site is an approximately
200 square foot detached garage, which appears to have been built at the same time as
the main house.
Surrounding properties to the north, east, and south are single family residential and
within the R-1 Zoning District. To the west of the project site is the Villa Viento
Apartment complex, which is zoned Multiple Family Residential (R-3).
1 ~
} r ~ j, ~ . z
~ w Y .
Pr r i.1 -, ~ i Pr '~ -~ pr
~._ > ~ .. .
.~~ ~`~, _ ~',r~ ~ ~ ~ , ~. ~ ,
j ~~ ';'j ~ 'S i '.7 S~ t w
168 N B Street
(Project Site)
F= F
h-.,[ ~ .~Ifi
f I'
~ ~
r~
~~~1
-~
x' ~` ~ f -' F' fir:
.. ~
Figure 1: Zoning Map
F
` {
1
~ ~~ ?; )
4 _~r~
h~
..c~ ~ ~~-
~.^~L~ ~ ~ ~.V'4
e
~
Zoning Administrator
February 1, 2010
MA 09-001
Page 3
PROJECT DESCRIPTION
The project site is a 6,000 square foot lot with a 1,078 square foot house and an
approximately 200 square foot garage. The applicant wishes to add an approximately
80 square foot bathroom to the rear of the house. The addition of a bathroom to a
historic home with one bathroom will increase the functionality, appeal, and value of the
historic home while maintaining its historic integrity. It is not anticipated that the addition
of a bathroom will alter the density or intensity of use of the site, as the living areas and
bedrooms will remain untouched.
Pursuant to Tustin City Code, this type of alteration would typically require that on-site
parking be brought up to current City standards, which for a single family residence is a
two-car garage. Due to site constraints, the applicant has provided evidence that
upgrading the existing single car garage to a two-car garage is infeasible without
harming the historic integrity of the existing buildings and site and is requesting that the
number of off-street parking spaces be decreased by one (1) garage space per Tustin
City Code Section 9264b.
The site plan (Figure 2: Submitted Site Plan) shows the existing 1,078 square foot
house on the front of the site with a narrow (7-foot wide) driveway on the south side of
the house leading to the existing one-car garage. The garage is set back approximately
18 feet from the house and is separated from the existing basement door by
approximately 14 feet. The bathroom addition proposed by the applicant would be in the
area shown with an existing "patio slab" on the submitted plans.
~,ba
=`.---_ ~~'-~ 5~~-~ o- ~ fib`-i~ o ~ ' _- '
f i - ~ ~ i
~-~a %"~INO?knTY 1;~' ~F1EIf~FP#:5 0/~., rKOr~s<IYO,.3~
~~ _. 1~»3.95 ~,- UN~ ~ `'
N
f
5c ?-0,25 ~`~r ~. ~`euc~
10-p~ C.H~t>= ~ ~~ '-CJ~'~.f~~
i ~ ;
I ~- ~.-~
1~-r~s
Zb:p~
Rmdx3/i
J
~-~ ~ ~ ~- h -~°-1~" I
t 4~ ~.nn,
~ ..,_ _. ..~.. "C7 . ~ ~t~p~~r
17-~{,~~' c,, . ~ ~ t .~ ~ 16-t ~ l.1fd~
' rf» td%k~~~
_.L 'T ~' UNY~
?~'tD~ i
~" -~=w-PRO~~RT`4 Ske PIS 1 ~••
L.I V ~ - 168 Wb1Y(1 B $tfeet
P'iCO~~RT1 Ll1.3?'. t~'-t.5~ TustNs.GA
f~~ tS O » 4" s°u~tu Bruce lane 713.730.0968
[NJ1~~T~V tnlN~ ALD*:C~ stDr-_Wn~K o~ NF,GUg4 K's riRw~v~_1
~; LotAt>rp 4'-7.S" W~SY o~ Gp~~
W»T SiDE~YJALK f':D{,~K
Figure 2: Submitted Site Plan
Zoning Administrator
February 1, 2010
MA 09-001
Page 4
Current City standards require a minimum backup distance of twenty-four (24) feet.
Given the existing site configuration and existing site components, including the door
stoop, basement door, and mature landscaping (all highlighted in Figure 2), it would be
infeasible to construct a second one-car garage that complies with City standards
without significantly damaging the historic home, garage, or other site components
(including landscaping) that contribute to the historic integrity of the structure and site.
Under Section 9264b of the Tustin City Code, tandem spaces are allowed to be counted
towards total number of off-street spaces when a minor adjustment for a decrease in the
total number of off-street parking spaces is granted for an historic residence. The total
number of required off-street parking spaces (2) can be accommodated on-site as
tandem spaces in the existing garage and driveway.
FINDINGS
In determining whether to approve the Minor Adjustment, the Zoning Administrator must
determine that the application meets the findings required by Tustin City Code Section
9264b to authorize a decrease in the number of required off-street parking spaces by
one (1) garage space. A decision to approve this request may be supported by the
following findings:
1) Tustin City Code Section 9264b allows for the number of required off-street
parking spaces to be decreased by one (1) garage or parking space when
associated with a recognized historic resource and when specified hardship
findings can be made.
2) The subject property is listed on the City's historic survey as a "C" rated
California bungalow structure with a NRHP status of 5D1, recognizing the home
as historically significant to the local historic resources.
3) The subject property has an existing one-car garage provided on-site
4) Due to the configuration and layout of the existing house, one-car garage, and
other site components including stoops, cellar doors, and landscaping, there is
not adequate room to accommodate another garage space with sufficient
space for access and back-up distance, and providing a new garage space or
access to a new garage could result in significant alteration or demolition of the
historic structure or historic garage.
5) The existing house is approximately 1,078 square feet and the proposed
addition is 80 square feet, an increase of approximately 7.4 percent.
6) The existing one-car garage is setback over 60 feet from the street, and the
driveway leading to the garage can accommodate the required spaces.
7) In order to accommodate atwo-car garage, significant alterations would be
required to provide sufficient access and backup distance, significantly
damaging the integrity of the historic structure and site.
Zoning Administrator
February 1, 2010
MA 09-001
Page 5
8) The addition of a second bathroom will increase the livability, functionality, and
value of the historic home without changing the appearance of the property
from the public right-of-way.
9) The minor adjustment is not associated with the addition of a second residential
unit or an increase in density or intensity.
10) Approval of the proposed Minor Adjustment 09-001 would not be granting a
special privilege in that the subject property is listed on the City's Historic
Resources Survey and the City Code allows listed properties to apply for a
decrease in off-street parking requirements when certain hardship findings can
be made. Other properties listed on the Historic Resources Survey that could
also meet the required findings may also be considered for a minor adjustment
on a case-by-case basis.
Staff recommends that the Zoning Administrator adopt Zoning Administrator Action No.
10-001, approving Minor Adjustment 09-001 to decrease the number of require off-
street parking spaces by one (1) garage space to allow for a bathroom addition to a
recognized historic resource located at 168 North B Street.
C~~1~ ~~-~'~
Cari Meyer
Assistant Planner
Attachments:
A. Location Map
B. Land Use Application Fact Sheet
C. Submitted Plans
D. Zoning Administrator Action No. 10-001
S:\Cdd\ZAREPORT\2009WIA 09-001 (garage reduction).doc
ATTACHMENT A
Location Map
~YC.~,F:f
~J442 i f'LALA
/l
_ ~,
~f w+
7 R .^.
~ f+ ~-.
\___ _._
t ~ ~ ~ ~ 7 '
J
. /
„ (.J t:;
rj.~ ;Y~
~:
app' (`~_~._ _ -
5pp' ra'~ ~,
~ ~ ---
~'~ ,
l-
!~~
~~ ~;
~. ,~;
~o
~~
1 ~S0 ~ ' _LLjC KY>rL
~: ~ ~ ~, -
t 36 ~ .-
. ,
130 vi ~ ~
~ ~ ~ ..
,~q
_ ~
tt0
~ ~±~
n r> tsr f 02 ~ ~n '°~ i s
r ~n ,
T,
t
~ - - ~ _ .-,
~_ ~_._
e _ ~~~_ --,. _~,.,a-- ~_~- I -- - -~ -~,..-
..... ~ ~ W FI~St 5~f9~r-- 0~2oat~
i
i
i
i
' ~ ;
a ~...~.
i
~i .'I! ~ '
It C ,ill' f}}}~
i r 7if ___~ ~%
1 ~ ~~ ~7;
?. ~r ~.
~,
y~~ ~~ ft I~~~~ ~ !
f 1,~ ~.f
~`T, - f
tt.
-c ~ _ ~° t, LI __ 4~ ~~ ~ 3 1
~~ 1 } ~
l' / if ~y~ ~~:
~ ~ '~ 111 r. ~J
~~ ~~`
i~ ~
! F.. '
~ ~~ ~ g
~~ ~
i~~ ~
. ~v, ~ I'
Q ,. '~ ~ ~ 4
w,am+....c.ooK.e~~x~ ~~--= a~~5ooon
ATTACHMENT B
Land Use Application Fact Sheet
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): Minor Adjustment (MA) 09-001
2. LOCATION: 168 N B St. 3. BLOCK: A LOT: 12 TRACT: 338 4. APN(S): 401-523-26
5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: None
6. SURROUNDING LAND USES:
NORTH: Residential
EAST: Residential
7. SURROUNDING ZONING DESIGNATION:
NORTH: Sinqle Family Residential (R-1)
EAST: Sinqle Family Residential (R-1)
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: Low Den:
EAST: Low Density
9. SITE LAND USE:
Use:
Zoning:
General Plan:
~ity Residential
/ Residential
EXISTING
Sinqle Famih
Sinqle Famih
Low Density
SOUTH: Residential
WEST: Residential
SOUTH: Sinqle Family Residential (R-1)
WEST: Multiple Family ResidentialR-3)
SOUTH: Low Density Residential
WEST: High Density Residential
PROPOSED
/ Residential. Detached No Chanqe
r Residential (R-,1~ No Chanqe
Residential No Chanqe
10. DEVELOPMENT STANDARDS: This application does not propose any changes to any development
standard.
11. Tustin City Code Section 9264b: Decrease required off-street parking by one (1) garage space.
REQUIRED PER TCC 9264b
The adjusted decrease is for parking that serves a
residence that is currently listed in the City's
Historic Resources Survey.
A minimum one-car garage is provided on-site.
Providing a new garage space or access to a new
garage could result in the significant alteration or
demolition of any historic structure listed or
eligible to be listed in the City's Historic
Resources Survey including historic garages that
contribute to the listing of the structure or
resource.
New increases in square footage would not
exceed one hundred fifty (150) percent of the
square footage to the structure that legally existed
as of the date of this Ordinance; and, the total
gross floor area of the residence does not exceed
two thousand (2,000) square feet, including any
detached habitable space.
PROPOSED PROJECT (168 N B ST)
The subject property is listed on the survey as a
uC" rated California bungalow structure.
The subject property has an existing one-car
garage provided on-site
Due to the configuration and layout of the existing
house, one-car garage, and other site
components including stoops, cellar doors, and
landscaping, there is not adequate room to
accommodate another garage space with
sufficient space for access and back up distance.
The existing house is approximately 1,078 square
feet and the applicant is proposing to add an 80
square foot bathroom addition, an increase of
approximately 7.4%.
S:\Cdd\Cari\MA\09-001\Land Use Application Fact Sheet.Doc
The required number of parking spaces can be
accommodated off-street outside of a fully
enclosed garage within an existing legal driveway
tandem space, etc.
The adjusted decrease is granted as a means to
preserve the integrity of the historic structure.
That the design of the modification to the historic
resource will be a positive contribution to the
community.
The existing one-car garage is setback over 60
feet from the street and the driveway leading to
the garage can accommodate the required
spaces.
In order to accommodate atwo-car garage,
significant alterations would be required to
provide sufficient access and backup distance,
significantly damaging the integrity of the historic
structure and site.
The applicant is proposing to add an additional
bathroom at the rear of the house, and will not
change the appearance of the site from the public
right-of-way.
The minor adjustment is not associated with the The proposed addition consists of an additional
addition of a second residential unit. bathroom and is not associated with the addition
of a second residential unit or an increase in
density or intensity.
12. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES,
EASEMENTS, ETC.): None
ATTACHMENT C
Submitted Plans
~~
~-
x
W
!W o off..
/ c°v u~d
.~.~ ~ W
~ ~
~.lJ
W ° ~
~?
<"
.c>
.~f
\~ -~
`~
m
0
Z
.~ ~}
~_
~a
~' ~' t!i
zo
-~
~~~
~~
'~ z ~-
.4~`a
~~
~d
L' ~
~ ins
u~~L~'
~.S' : p
q~ ~ ~~
..J
Q ri J
Z ~
J ~ Q
!lf d X4[-5
~ ~ a!ti
0
z
00
a
c
M
~ 1 ~`
m e}
C%3 r`-
m N
Q
_~ ~ U ~
d d r,
a ~ ,~ ,~
~rE=m
~_,~- -1
r
l
~~Q~
o~v~
0
cn z ,~ ~
a~~m`
~~
I I !~
~o
~ ~
o ~,
ism tM-
m L ~
W N F
i fL m
~ ~ U J
"'"° C w
in Z ,., v
M W N i
~`.-°~m
D
c c?
o ~
a r
~ L
w ~, ~
a ~ o
'a r Q C
N i U J
o
d ~ ~ i
U7 r F- C6
0
~
~
O
.
~
w o0
~ cc
Gt O
4
O ~„ O
M
~C y ~'
~
~ ~
_ _
Q
_
. ~
~
L
'.~ ~O ' .~i.
4 w.J
(~1
~Y.r C„y
~ X to ~
CRWr(-- L
C~
Lot Coverage
168 North B Street
Tustin, CA 92680
Living Area
length-ft width-ft sq-ft
house 36.08 3.50 126.29
house 37.50 6.83 256.25
house 36.08 15.75 568.31
house 16.08 8.00 128.67
1,079.52
Living + Garage + porch Area
length-ft width-ft sq-ft
house 36.08 3.50 126.29
house 37.50 6.83 256.13
house 36.08 15.75 568.31
house 16.08 8.00 128.67
porch 13.17 5.92 77.97
ara a 11.94 18.08 215.88
1, 373.24
length-ft width-ft sq-ft
Lot Area 50.00 120.00 6,000.00
Lot Coverage 22.9%
Parking Summary
one-car garage
additional parking in driveway
41
a
O
a
N
O
U
R
C
d
L
N
Rf
a+
d
L
m
O
Z
t0
g
O
ti
N
Q1
U
C
N
F-
a~ a~i
~ U
(9 C
~ '-
7
U O
Q
O
m
C
m
a
0
a
~ ~
Z `~
0
c ~
J O
'L'' to
~ U
O c
a` '-
L
O O
N
N N
> .C
~ C
~ '-
U N
Q
O
N
r
Q1
C
J
'i
m
Q
0
a ~
~ ~
m ~
2 ~
~ ~
c 3
0
J
U
m
d L
C. U
O •~
a
R ~
w ,~
Oou~~n~no
O O N N t~ O
O r r N N 0
O r 00 Cp N O
N M 6n
t
~'
O
C
O
t
3 O
O
m O O L
~ O o c ~
m a~ -a m ~, ~, O m
QS a~ ~ m m c 3
o- 3 3_ a~
t. ~, ..L„ t Y_ Y_
aa~ioo`°`°-~-o
a a~ c 3 3 0
a ~
ma~~°o°o°o
a ,n
c-~ m a3i_°~.c-~
~ .o
~ upi -a ~ ~ ,~ c c
~N+OOt1~OO~O
C O O N O~ N O
O r O r 0 0 0
m
~Orf~aoCDf~~
N r r
t0
m
000000
0 0 0 0 0 0
p r r r N 0
O r r r I~ O
r M ~ lf)
s
O
C ~
O O
w
O
rte..
7 O N
tOn N -p cOn ~ vOi a>
y.E o ~ ~ ~ c
o=
ro.~onO°Oo
o a~ o a
Z~ ~+ U U U O
of a ~ ,~ ,~ ,c~a a
~ ~ > ~ ~ ~ ~
L O 'C O O O O
+~' (n '~ to !A C C
rN+OOOOOO
0 0 0 0 0 0 0
O r O O r 0
~ r
~oroocoN
fA r N r
R
Q1
0 0 0 0 0 0 0 0 0 0 0
O ~ t1') In ~ t(7 ~ t1~ to O O
Ol~rrpppprOrOO
r ~- r
OOMOtnMMNMOO
rNN~~000pO.-N
r r
~+
m
O ~
~+ O
tip Y _ -O` ~ y -
cv ~ O ~ ~ to
m~ p~ C .a N O 0 0 ?i
O O O O O m L L
a~
~~ _c ~ ~ ~ ~ ~ ~ ~ ,~ r c o
~ o 0 0 0 0 0 0 0 0 0 0 0 0
t O O D U U U U V U V U O
~ N N~ N~~ y U y N N N
3 a~° i a` ~ i a~ i 3~ 3 a~ i 3 a`° i 3 3 a`° i
+y+OOOOOOOOOOOO~
CO~tf~OOOOOOO«')ON
~or~~coooiori~~ooo
r r
m
~ o o rn M co ~n ao o co r co o r
N r r r r r r r
ca
m
oo~noooo
O O I~ O Lf') ~ O
OMCpCp V'OO
r
OOrMU'1OO
r M ~ tf>
s
O
C
.~
.C
7
a~
a~
~ - a~ v, a, °~ >,
~~'~4-4-. o ~-~
roa~ioo°a~io
+-' N U fA C Rf U C
r 0 0~~ 0 0 0
C O O I~ N l1~ O~
O M M r 0 (p r
~ r r
L
~ O O r r ~- M r
pl r N r
d
000000
OOOtA~O
O C'7 tD d' O O
r
OO00`N~ iO
L
O
C
w
t
N U ~
0
~ o ~r m
O S ~ ~ c
t ~ N ~ ca O ~
w
eao-~apio~o.
N
L O C O~ C 'C
+~-' t~ U ~ C U C
r~+OOOOOO
~ O O O tf) O t[)
O M M O CO r
~ r
3 0 0 00 M Cp r
y r N
R
East face of ara a and south face of house
I -ii.. ~:
~~-_ '
!: .
F ~'
a-
. *n F rf f -.r -~ rs ~
-'_-~..~
~~ i
{ t.. _ -
i
i
.n ~{ ~~, T V ~ - ii.
~~
~,~ _t r ~ _
~
1
1
~
+
Z [ i ,
..
'~ ~
~ '•
,
.
~c~'
u
k' C
~w i'
}
~ ;t~~ `gy'p'' '~, -~
t ~ Z. y -._._~
-
p i I
y x ~~:. v~q ~ . _ ~2{~y: r
~
7
' -6
d ~ J ~ ~v I `
-
N
J
M~
~" I
+~ t .
" °
l +~` ~
z a
r
~ ~ ~ TYi+> ~~,y}
Yy Yi
~
I f
'
'
'1f
62+~ ~
~~ a ,k
rf ~
~~+5
~
P
~
~
i
x
~
~>
~
+
.
'j
..~~ ~
~5{ ~y~'"4 ~ ~ 4~~~ .F.1~'ih 1 Vfii .f
~~
1~
F
_'. r4^
s. ~~'`~
. ~~ E,.
ti
~ _ _ y ,~ s
~ ~,.~~a , - ~ ~~~ f
~a~rs =
1 i~~ y _ ~
i ,~ ~ ~ ~~ ~
~. ~ „ - -o fi ~ ~'~1~e 1 i ~ =* 'i ~ ~
Qy~s ~~ L,V"1 w - ~~ } A 3 f~ J
.i r
r v, - P
- ~ p
_ ~~ ~ - .x ~~ ~ ~ _ ~
w~
~ `r .ten ~.'~Tt~rs -tom _ `~`
F
ATTACHMENT D
Zoning Administrator Action No. 10-001