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SR-12-A (3) {1Jz--- (70 If 1::/ .. A SEP 2 6 1989 , C/ED:PB:DKW:DM Council Mtg: september 26, 1989 Santa Monica, California TO: Mayor and City council FROM: city staff SUBJECT: Appeal of a Planning commission Denial of Conditional Use Permit 89-021 to Allow the construction of a Accessory Structure Over 14' in Height in the Rl District. Applicant: Kate and Andrews Summers Appellant: Kate and Andrews Summers INTRODUCTION This report recommends that the City Council uphold the Planning commission's denial of Conditional Use Permit 89-021 to allow the construction of an accessory structure over 14' in height in the Rl District at 617 Alta Avenue. The Planning Commission denied the applicants request by a four to two vote with one commissioner absent. A previous motion to approve the project was technically denied by a three to three vote with one Commissioner absent. The applicants, Andrew and Kate Summers, are appealing the denial. BACKGROUND At the Planning Commission meeting of July 5, 1989, the Commission denied an application for a Conditional Use Permit to allow the construction of a one story, 21' accessory structure in the Rl District at 617 Alta Avenue. As proposed, the accessory structure would contain 650 square feet of floor area and would extend to a maximum height of 21' at the top of the roof. The - 1 - a-A SEP 2 6 1989 , , structure would be comprised of a 220 square foot entry portico and a 430 square foot library with a half bath. As required by the Municipal Code, the building is setback 40 feet from the front property line. Five foot setbacks are provided on both sides of the structure. The applicant/appellant has appealed the Conunission's action based on the fact that since the Planning commission meeting, the applicant has discussed the plan with the , , adjacent neighbors and they feel the neighbors concerns have been addressed. ANALYSIS Municipal Code Section 9055.12 sets forth the development standards and restrictions for accessory structures over 14 feet in height and requires that a Conditional Use Permit must be approved to allow such structures. The Code states that the accessory structure shall be limited to 24 feet in height and shall have the same minimum setbacks as required for the main building on the parcel. In addition, the floor area of the structure may not exceed 650 square feet and the design of the building must be architecturally compatible with the main dwelling. As proposed, the accessory building meets all the special conditions for accessory buildings outlined in the Municipal Code with the exception of the sideyard setbacks for the portion of the building above 14 feet in height. The Zoning Ordinance provides for additional setbacks when structures exceed 14 feet in height. If a Conditional Use Permit is approved for the - 2 - -- proposed building, the Architectural Review Board may approve a modification to the setback requirement. The proposed accessory structure conforms to all code requirements, with the exception of the setbacks above 14 feet, which the Architectural Rev iaw Board would review. staff, therefore, had recommended that the Planning Commission approve the applicant's request. ~ , PLANNING COMMISSION ACTION The Planning Commission's denial was based on the concern that there not be a precedent set to allow second story accessory structures in the front of residential lots, and that the overall height of the proposed structure was excessive. Five members of the public spoke against the project with concern about the compatibility of the proposed structure with surrounding buildings. CONCLUSION The Planning commission denied the applicant's request based on concerns related to the compatibility of the proposed structure with surrounding uses. While the proposed structure does comply with all applicable code requirements, staff concurs with the Commission's direction that the structure may not be compatible with surrounding uses. BUDGET/FINANCIAL IMPACT The recommendation presented in this report does not have any budget or fiscal impact. , , - 3 - RECOMMENDATION It is respectfully recommended that the Council deny the appeal and deny CUP 89-021 based on the findings contained in the Planning Commission statement of Official Action. Prepared by: David Martin, Associate Planner D. Kenyon Webster, principal Planner Paul Berlant, Director of Planning , , Attachments: A. Appeal Form dated 7/7/89 B. Planning commission Statement of Official Action dated 7/5/89 C. Planning commission staff report dated 7/5/89 D. Project Plans DM PC/CUP8921C 09/11/89 - 4 - CItV of Santa Monica Commuruty and EconolTlIc Develoomenl Depat'lI'enl PlaMlng InCl Zonlng Division (213) 458.a341 APPEAL FORM _ :1J~ 2ft; I~ G Lru'I'~ ~ r Kt;t~ FEE 5100 00 DateF~ 7hlec, ReceIVed by ( .r-1 Receipt No E j <I Tc;. 2, <; Name l''''"l'c ""0 J\"P~"'" os.....,..II.S Address (,17 ....t.-r... I.. S"..T... "".....,~.. Contact Person J,/l,"'rr 'ILclS'1 Phone f2r~) 3" if'...... Please descnbe !he pIOJeCI and deaSlOn tl be ~a1ed C .... P ~"I. 0'2..1 (,,/"7 A\..,'" "'"V R,-I 'LeooJ c PR..oP~" ... r"....L-rI"'......\.U~1[ P.......'T TO ioU-OW .... l"J...~ ST,,"',,":"!i"O 'SO......12c ~W7 A~~~ ~5_.... o:-r""'''T"...l!E "T>>A"'T ~..oo.H A ^' .....,..~... PIE'." T oS' ~l ~ tHE" ST~.....,....n.E \0; -ro ~t< ~"I'"5 D 4-0 F"I'" ?p. 0... "TI-\. PLDf'PTy L J",E AI..o..." .. <."'T A '" V I ~ 1"'lI-ot.lf OF .,.U; 1"\"'1.:1 Ge"' Llao.c'ur "T"\o'e- ~T1t.u~Twl.E c......s'ST'S Of' "... ~ ~ Co"t;Y\~O l<...-rlV' '..f.:'TH_c. 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'"r e J V c-TJ) .... &0.<.4"" SanII ManICIllJnIclpll Cadt " &.tlc:hapl8r tIlL:- Appell.. SecIJcrl Sl32. t. AppuI oIlC11On la} Niy pIInD'I nay IRl8II a dIIollllf' of hi ZDnng M'lornlt'l".." Ie lI'ellfannirv COmmission A.cI8oIlCll a' .,. P1arring <'..ommissoQ/l an SUCh aDOBlI &1'.11 :18 fi".,I1 ana 'lOt SLqlIC' 11 I...... appeatlo tl'4 CIty CoIR:I.. (b} Anype;w "a"appeaI~:IlIglPlIII decSl::lr ::lilt-. P'.arNlg CorllPlalOnlOlh&Oly COoodl Ie) Oluana:IDIIII.1Ied re appsIa.lIOCY nay 18VIl!W ard l8IIe ICfIIlIl 00111 dtmPilAoiaiJonS, iIWP1t!il.IJlnS, dr.:ISI:IJIS, jactgmeml, Qt SlIrf.ar a=ns laks'l.lCf'welI r. ~:u'MW oIlhe orvrahearfl1Q bcIdJ on IIlUPI*albHll'p$dWtl naU imitBcllt ~ .. 0IIgIlII '1UDtI SIa!et! br IhI app8III Seclfon 11'13U. RIIIlCI aI AppeIII. II) ,ol.~ S'.aIr ~ idlns8Id [0 U. ipIlellale bed) on a Iorrr presc.t8d by 1h8 Zoring AdmlnsralOrplJ'SUlll1t to !he SabcI1aplr 1!l.. The appe/II.'1l5hal1la!&1hlupecl~nlasonalcrthe basl&ol the appeal.. (b} An8ppNI 01 a lDlrQ AchIllSll'atarBlltlOn shallle Itechll\tl the PlallntngOMSloAWllhIn 14 c:onsaallIvemlendarlfllY$ ~~ dam or ac:IClII 'rom WIlialan appeal is laien.. lC} M appeII ::II S ?\aIWWlg Oornm.slllllt decaioIt shaI bel*t in tI18 oIIiee 0111& cay C1eJ1c: and wiIh IbI Zonrn:l AdmnsRmr wiII'II114 ~u::'" cl:e:Jd8: clays fgIIowrIg IIf cIaJ& of adiOnforl'dch an appeaIll made (d) lIJlPeaIs ShaIIllI! acc:l'1Ipaned ~ :t. JBqlfidifng. _ SecllOn 9t3U AppuI Hurlngl Nlfic nob of an iIIlIl8II hearing ahalI-ccnIOmIlO Iht manner In wtIICh IIW original notfce was, given Sadfcn 9132:.4 BIdo OInt of AppIIIId ActIon.. {a} Exc8lt iIlol1eJwiseJlrtMdicl b' m Ihs Chapler.an acIlOn of,. ZorIng MnnstalOf appealed to \he Planning Conums$IOn ahaIlYJt b8::ome ~tlll8Sunlhlnlll approved by the CammiSSiort (h} Nt fll::tion of ht CornmIISIon appealed to \he City Col.ll"ldl Shall not bIcome eflecU've unless and lJI1i approyecI by 1he City CoiId. S8cDon $132.5 AppIII FIlL MemtlerIofIlfCityCcllft:ian:tPlanring ComrlllSllion shall not be ~ l:l pay a fee when liIngan appeal i (o...rr t> ~.,.._",..-t"....~ 'ae "O~lt.E ""..01< LoJ<><.<'-O '"' ?lLof01ro '" f^'" It.!!!: ",PF"'1.. I"A.D~"''''~ $'T&... Co "'Tv n..!" T~e !;rlZ-<. <. T... ~ B4S€ C "'........E ~ Lv I u... /"""ftL "'PIlO" P-<......-.-F .,." ",e-I"lIl!,<;o~~OOO 0,." / f'r,......I,HNJ.. C".........'Sf ,a-l ~ STATEMENT OF OFFICIAL ACTION PROJECT NUMBER: CUP 89-021 LOCATION: 617 Alta Avenue APPLICANT: Andrew and Kate Summers REQUEST: To construct a one story, 650 square foot acces- sory building that reaches a maximum height of 21 feet. PLANNING COMMISSION ACTION 7-5-89 Date. Approved project based on the following findings and subject to the conditions below. X Denied. Other. CONDITIONAL USE PERMIT FINDINGS 1. The proposed use is one conditionally permitted within the subject district but does not comply with all of the ap- plicable provisions of the "City of Santa Monica Compre- hensi ve Land Use and Zoning Ordinance" I in that the one story accessory does not meet the s ideyard setback re- quirements for the portion of the building above 14 feet in height. 2. The proposed use would impair the integrity and character of the district in which it is to be established or lo- cated, in that the accessory building does not meet all the special condition requirements outlined in Municipal Code Section 9055.12. 3. The proposed use would not be compatible with existing and permissible land uses within the district and the general area in which the proposed use is to be located, in that the accessory structure is located at the front of the lot and the main dwelling is located at the rear of the lot giving the appearance from both the street and the alley that the entire lot is covered by the building. - 1 - . 4. The physical location or placement of the use on the site is not compatible with and does not relate harmoniously to the surrounding neighborhood, in that the accessory struc- ture is located at the front of the lot and does not pro- vide adequate sideyard setbacks, and that by locating a 21 foot high accessory building at the front of the lot the property appears to exceed the 40% lot coverage requirement. 5. The proposed use does not conform precisely to the ap- plicable performance standards contained in Subchapter 6, Section 9050 and special conditions outlined in Subchapter 7, section 9055 of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance in that the sideyard set- backs for the portion of the building above 14 feet in height would require modification by the Architectural Review Board. VOTE Ayes: Nays: Abstain: Absent: Hecht, Lambert, Pyne, Nelson Kaufman, Mechur None Farivar NOTICE If this is a final decision not subject to further appeal under the city of Santa Monica Comprehensive Land Use and Zoning Or- dinance, the time within which judicial review of this decision must be sought is governed by Code of civil Procedure section 1094.6, which provision has been adopted by the City pursuant to Municipal Code Section 1400. I hereby certify that this statement of Official Action accurate- ly reflects the tinal determination of the Planning commission of the City of Santa Monica. signature date print name and title - 2 - t I hereby agree to the above conditions of approval and acknowledge that failure to complY with 9uch conditions shall constitute grounds for potential revocation of the permit approval. Applicant's signature Print Name and Title PC/ST89021 AS:nh 09/11/89 - 3 - 4 CITY PLANNING DIVISION community and Economic Development Department M E M 0 RAN DUM DATE: July 5, 1989 TO: The Honorable Planning Commission FROM: Planning Staff SUBJECT: Conditional Use Permit 89-021 Address: 617 Alta Avenue Applicant: Andrew and Kate Summers Action: To construct a one story, 650 square foot accessory building that reaches a maximum height of 21 feet. Recommendation: Approval with conditions. Permit streamlining Expiration Date: November 19, 1989 SITE LOCATION AND DESCRIPTION The subject property is an 11,260 sq. ft. parcel located on the north side of Alta Avenue between Fourth street and Seventh street having a frontage of 50.5 feet. Surrounding uses consist of one and two story single-family homes (Rl) to the north, one and two story single-family homes (Rl) to the south, a two story single-family home (Rl) to the east and a one story single-family house (Rl) to the west. Zoning Districts: Rl Land Use Districts: Single-family Parcel Area: 50.51 X 222.97' = 11,260 square feet PROJECT DESCRIPTION Proposed is the construction of a one story, 650 square foot ac- cessory building that reaches a maximum height of 21 feet to the top of the roof. The site is currently vacant. The accessory structure will be located at the front of the lot, separated from the main house by a large lawn and swimming pool area. The structure is comprised of a 220 square foot entry portico and a 430 square foot library with a half bath. Although the walls of the portico extend up to 21 feet, the roof over this portion of the building is an open trellis. As required by the Municipal Code, the building is setback 40 feet from the front property - 1 - . line. Five foot setbacks are provided on both sides of the structure. MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE The proposed project is consistent with the Municipal Code and in conformity with the General Plan as shown in Attachment A with the exception of 50% of each sideyard setback for the portion of the building above 14 feet in height. An additional setback of eight feet would be required at this point. This setback require- ment may be modified by the Architectural Review Board. CEQA STATUS The proposed project is exempt from the prov~slons of the Cal- ifornia Environmental Quality Act, Santa Monica Guidelines for Implementation, Class 3(1). RENT CONTROL STATUS The project site is currently vacant. Per settlement of litiga- tion on January 12, 1989, the previous structure on the project site was permitted to be demolished without obtaining a removal permit since the structure had been exempt from the Rent Control regulations since July 1984. Any new building constructed on the project site is permanently exempt from Rent Control. ANALYSIS Background At the May 15, 1989 Architectural Review Board meeting the Board reviewed the applicant's request to modify the second floor side- yard setback on the east side elevation of the lnain dwelling. section 9010.6 (a) of the Santa Monica Municipal Code requires that 50% of the side building elevation above 14 feet in height be setback a minimum of 8 feet on a 50 foot wide lot. A five foot sideyard setback was proposed along the length of the east elevation. Municipal Code section 9010.6(i) gives the Architectural Review Board the discretion to modify sideyard setbacks above 14 feet in height for structures located in the R1 district. The Board ap- proved the modification request, finding that the applicant presented a highly articulated design, provided adequate setbacks at other portions of the building, and included ample open space. Project Design Municipal Code section 9055.12 sets forth the development stan- dards and restrictions for accessory structures over 14 feet in height. The Code states that the accessory structure be limited to 24 feet in height and have the same minimum setback require- ments as the principal building on the parcel. In addition, the floor area of the structure may not exceed 650 square feet and the design of the building must be architecturally compatible - 2 - 4 with main dwelling while incorporating the same colors and materials. As proposed, the project meets all the special conditions for accessory buildings outlined in the Municipal Code with the ex- ception of the five foot sideyard setbacks. The Code requires that for 50% of the portion of the building between 14 feet and 21 feet a setback of eight feet be provided. If the Planning commission approves the CUP request, the applicant intends to return to the Architectural Review Board for modification of these setbacks. The design of the accessory building is com- patible with the primary structure in terms of massing, scale, window treatment and building materials which include a mix of stucco and wood siding and corrugated metal. CONCLUSION The proposed project meets all Planning and Zoning requirements with the exception of the sideyard setbacks which are subject to the discretionary approval of the Architectural Review Board. In that the proposed accessory structure is compatible with t.he primary dwelling, ample open space is provided on the parcel as evidenced by the 29% lot coverage, the subject parcel is a large, 11,260 square foot site, and that the height of the structure is below the maximum permitted, staff recommends approval of the request. RECOMMENDATION It is recommended that the Planning Commission approve Condition- al Use Permit 89-021 Subject to the following findings and conditions. CONDITIONAL USE PERMIT FINDINGS 1. The proposed use is one conditionally permitted within the subject district and complies with all of the applicable provisions of the "city of Santa Monica Comprehensive Land Use and Zoning Ordinance", in that the one story accessory structure is less than 24 feet in height, does not exceed 650 square feet in size, does not provide a kitchen, in- cludes only a half bath, and is architecturally compatible with the principal building proposed for the project site. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located, in that the accessory building meets the spe- cial condition requirements outlined in Municipal Code Section 9055.12. 3. The subject parcel is physically suitable for the type of land use being proposed, in that a minimum lot size of 7500 square feet is required for accessory structures over 14 feet and the subject parcel is 11,260 square feet. - 3 - 4 The proposed use is compatible with any of the land uses presently on the subject parcel if the present land uses are to remain, in that the design and materials of the accessory structure are architecturallY compatible with the principal dwelling proposed for the subject parcel. S. The proposed use would be compatible with existinq and permissible land uses within the district and the general area in which the proposed use is to be located, in that accessory structures are permitted in the Rl district. 4. 6. There are adequate provisions for water, sanitation, and pUblic utilities and services to ensure that the proposed use would not be detrimental to public health and safety, in that the proposed development is an in-fill of urban land adequately served by existing infrastructure. 7. Public access to the proposed use will be adequate, in that the subject 5i te is adequately served by existing streets and alleys. 8. The physical location or placement of the use on the site is compatible with and relates harmoniously to the sur- rounding neighborhood, in that the accessory structure provides a 40 foot front yard setback as required by the Municipal Code and as provided by the majority of struc- tures on the street and that other accessory buildings over 14 feet in height are located on the same block. 9. The proposed use is consistent with the goals, objectives, and policies of the General Plan, in that the area is designated for single-family uses and only one dwelling unit will be located on the subject property. 10. The proposed use would not be detrimental to the public interest, health, safety, convenience, or general welfare, in that the proposed proj ect meets the requirements for accessory buildings in the Rl district. 11. The proposed use conforms precisely to the applicable per- formance standards contained in subchapter 6, section 9050 and special conditions outlined in Subchapter 7, section 9055 of the city of santa Monica comprehensive Land Use and zoning Ordinance with the exception of the sideyard setbacks which may be modified by the Architectural Review Board, in that the structure is less than 24 feet in height, does not exceed 650 square feet in size, and con- tains no more than a half bath. 12. The proposed use will not result in an overconcentration of such uses in the immediate vicinity, in that the entire project is designated for single family use, which is the principal permitted use in the Rl district. - 4 - " CONDITIONS Plans 1. This approval is for those plans dated June 1989, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consis- tent with such plans, except as otherwise specified in these conditions of approval. 2. The Plans shall comply with all other provisions of Chap- ter 1, Article IX of the Municipal Code, (Zoning Or- dinance) and all other pertinent ordinances and General Plan policies of the city of Santa Monica. 3. Final parking lot layout and specifications shall be sub- ject to the review and approval of the Parking and Traffic Engineer. 4. Minor amendments to the plans shall be subject to approval by the Director of planning. A significant change in the approved concept shall be subject to Planning Commission Review. Construction shall be in conformance with the plans submitted or as modified by the planning commission, Architectural Review Board or Director of Planning. Construction 5. Unless otherwise approved by the Department of General Services, all sidewalks shall be kept clear and passable during the grading and construction phase of the project. 6. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a result of the project as deter- mined by the Department of General Services shall be re- constructed to the satisfaction of the Department of General Services. Approval for this work shall be ob- tained from the Department of General Services prior to issuance of the buildinq permits. 7 . Vehicles haul ing dirt or other construction debris from the site shall cover any open load with a tarpaulin or other secure covering to minimize dust emissions. 8. street trees shall be maintained, relocated or provided as required in a manner consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of the Department of Recreation and Parks and the Department of General Ser- vices. No street tree shall be removed without the ap- proval of the Department of Recreation and Parks. 9. A construction period mitigation plan shall be prepared by the applicant for approval by the Department of General Services prior to issuance of a building permit. As ap- plicable, this plan shall 1) specify the names, addresses, - 5 - , 10. telephone numbers and business license numbers of all con- tractors and subcontractors as well as the developer and architect: 2) Describe how demolition of any existing structures is to be accomplished: 3) Indicate where any cranes are to be located for erection/construction: 4) Describe how much of the public street, alleyway, or side- walk is proposed to be used in conjunction with construc- tion; 5) Set forth the extent and nature of any pile- driving operations: 6) Describe the length and number of any tiebacks which must extend under the property of other persons; 7) specify the nature and extent of any dewater- ing and its effect on any adjacent buildings: 8) Describe anticipated contruction-related truck routes, number of truck trips, hours of hauling and parking location; 9} Specify the nature and extent of any helicopter hauling; 10) State whether any construction activity beyond normal- ly permitted hours is proposed; 11) Describe any proposed construction noise mitigation measures; 12) Describe con- struction-period security measures including any fencing, lighting, and security personnel; 13) Provide a drainage plan; 14) Provide a construction-period parking plan which shall minimize use of public streets for parking; 15) List a designated on-site construction manager. A sign shall be posted on the property in a manner consis- tent with the public hearing sign requirements which shall identify the address and phone number of the owner and/or applicant for the purposes of responding to questions and complaints during the construction period. Said sign shall also indicate the hours of permissible construction work. 11. A copy of these conditions shall be posted in an easily visible and accessible location at all times during con- struction at the project site. The pages shall be lami- nated or otherwise protected to ensure durability of the copy. Environmental Mitigation 12. Ultra-low flow plumbing fixtures are required on all new development and remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0 gallon urinals and low flow shower head.) Miscellaneous Conditions 13. If any archaeological remains are uncovered during excavation or construction, work in the affected area shall be suspended and a recognized specialist shall be contacted to conduct a survey of the affected area at project's owner's expense. A determination shall then be made by the Director of Planning to determine the sig- nificance of the survey findings and appropriate actions and requirements, if any, to address such findings. - 6 - ~ 14. Landscaping plans shall comply with Subchapter SB (Landscaping Standards) of the zoning ordinance including use of water-conserving landscaping materials, landscape maintenance and other standards contained in the Subchapter. 15. street and/or alley lighting shall be provided on pUblic rights of way adjacent to the project if and as needed per the specifications and with the approval of the Department of General Services. 16. No gas or electric meters shall be located within the re- quired front yard setback area. validity of permits 17. In the event permittee violates or fails to comply with any conditions of approval of this permit, no further per- mits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied. 18. within ten days of Planning Division transmittal of the statement of Official Action, project applicant shall sign and return a copy of the statement of Official Action prepared by the Planning Division, agreeing to the Condi- tions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for poten- tial revocation of the permit approval. By signing same, applicant shall not thereby waive any legal rights appli- cant may possess regarding said conditions. The signed statement shall be returned to the Planning Division. Failure to comply with this condition shall constitute grounds for potential permit revocation. 19. This determination shall not become effective for a period of fourteen days from the date of determination, or, if appealed, until a final determination is made on the ap- peal. Any appeal must be made in the form required by the Zoning Administrator. SPECIAL CONDITIONS 1. The accessory structure shall not exceed 650 square feet of floor area. 2. The accessory structure shall not contain a kitchen. 3. The accessory structure may contain a sink and a toilet, but shall not contain a shower or tub enclosure. since a swimming pool is proposed for the site, a shower which is located outside or has access from the exterior only, may be permitted. 4. The accessory building may not be rented for any purpose or otherwise used as a separate dwelling unit. - 7 - 5. The applicant must obtain the approval of the Architec- tural Review Board to permit the sideyard setbacks above 14 feet in height to be five feet. 6. Prior to issuance of a building permit, a deed restriction in the form approved by the City, shall be executed and recorded to ensure compliance with Municipal Code Section 9055.12. Prepared by: Amanda Schachter, Associate Planner Attachments: A. Municipal Code and General Plan Conformance B. Radius Map C. Elevations and Plans of Adjacent Properties D. Project Plans AS PC/CUP89021 09/11/89 - 8 - ATTACHMENT A MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE Land Use Category Municipal Code Element Permitted Use Accessory N/A Buildings over 14'-0" Permitted with cup Project 1 story Accessory Building Height 2 stories/24, N/A 1 Story/21, setbacks Front yard 40'-0" MIA MIA 40'-0" sideyard 5'-0" minimum 8'-0" maximum 5'-0" Rearyard 25'-0" MIA 165'-0" (Accessory structure) 25'-on (Main House) Lot coverage 40% MIA 29% Parking 2 Covered Spaces N/A in a Garage 2 Covered Spaces in a Garage Landscaping 50% of the Front yard Setback N/A 79% of the Front yard setback - 9 -