PREPARED BY: SANDRA CASTANEDA DATE OF MEETING: 10/29/24
SUBJECT:
TITLE
CONSIDERATION OF A MINOR DESIGN REVIEW, ADMINISTRATIVE USE PERMIT, AND A CONDITIONAL USE PERMIT TO CONSTRUCT A TWO-STORY SINGLE-FAMILY RESIDENCE WITH TANDEM PARKING ON A SUBSTANDARD 2,500 SQUARE-FOOT LOT THAT IS LESS THAN 50 FEET IN WIDTH LOCATED AT 2738 21ST STREET, SAN PABLO, APN:413-360-015
CEQA: This project is categorically exempt under the California Environmental Quality Act, Section 15303, New Construction, Class 3(a), one single-family residence. Class 3(a) consists of construction and location of a limited number of new, small facilities or structures. Examples of this exemption include one single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. The project will involve the construction of a new single-family residence in a residential location. None of the exceptions set forth in CEQA Guidelines Section 15303 which would preclude the use of this exemption are applicable.
Label
Location: 2738 21ST Street
APN: 413-360-015
PLAN No: PLAN2410-0004
Zoning: SP2- San Pablo Avenue Specific Plan, designated High Density Residential
Owner: Boutros Khoury
Applicant: Boutros Khoury
Staff Contact: Sandra Castaneda, Associate Planner
Recommendation
Conduct public hearing; adopt Resolution
Body
REQUESTED ACTION
A request for approval of a Minor Design Review and a Conditional Use Permit to allow the construction of a new two-story single-family residence with tandem parking on a substandard 2,500 square-foot lot that is less than 50 feet in width located at 2738 21st Street, APN:413-360-015. The parcel is designated as High Density Residential in the General Plan and is zoned SP2- San Pablo Avenue Specific Plan, designated High Density Residential.
Surrounding Zoning and Land Uses:
The project site is currently a vacant parcel located in the northern part of San Pablo, west of San Pablo Avenue and north of Rumrill Blvd. Surrounding zoning and land uses are as follows:
North: SP2-San Pablo Avenue Specific Plan, designated High Density Residential; Single Family Residence
South: SP2-San Pablo Avenue Specific Plan, designated Residential Mixed Use; Single Family residence
East: SP2-San Pablo Avenue Specific Plan, designated High Density Residential; Speed Lube Oil Change
West: R-1, Single Family Residential, Single-Family Residence
ENVIRONMENTAL DETERMINATION
CEQA: This project is categorically exempt under the California Environmental Quality Act, Section 15303, New Construction, Class 3(a), one single-family residence. Class 3(a) consists of construction and location of a limited number of new, small facilities or structures. Examples of this exemption include one single-family residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three single-family residences may be constructed or converted under this exemption. The project will involve the construction of a new single-family residence in a residential zone. None of the exceptions set forth in CEQA Guidelines Section 15300.2 which would preclude the use of this exemption are applicable.
PUBLIC HEARING NOTICE
Notices regarding this public hearing were mailed to owners and residents of properties within a 300-foot radius of the site on October 16, 2024. In addition, a Public Hearing Notice was published in the West County Times newspaper (West Contra Costa edition of the East Bay Times) on Saturday, October 19, 2024.
SITE LOCATION AND PROJECT DESCRIPTION
The project site is located on 21st Street in the northern part of San Pablo, situated west of San Pablo Avenue and north of Rumrill Blvd. The immediate vicinity consists of single-family residences, mostly single-story. City of San Pablo records show that no development has existed on this parcel and it has been vacant for decades. The parcel is a 2,500 square-foot lot, 25 feet in width and 100 feet in depth. The site is designated High Density Residential in the San Pablo Avenue Specific plan. A single-family house is allowed by right in the High-Density Residential district. The parcel is considered substandard given its dimensions; therefore, the development standards for R-1 districts and substandard parcels in the San Pablo Zoning Ordinance Section 17.32.050 apply.
The applicant, Boutros Khoury, is requesting the approval of a Minor Design Review and a Conditional Use Permit to build a new two-story residence with tandem parking. The proposed house includes 4 bedrooms, 3.5 bathrooms and a single-car garage with tandem parking in the driveway directly in front of the garage. A new single-family residence is subject to Minor Design Review under the Zoning Administrator Decisions section of Chapter 17.18 of the Zoning Ordinance. However, pursuant to Table 17.32-C under the Development Standards for substandard parcels in the R-1 District, a Conditional Use Permit is required to allow a second story on a 2,500 square-foot substandard lot with a width of 25 feet. Footnote 3 of Table 17.32-C also requires Planning Commission review to determine if the placement of the second-story side yard windows would jeopardize the privacy of adjacent neighbors. In addition, for properties that are less than 50 feet in width, Section 17.54.020(E)(2) of the San Pablo Zoning Code requires an Administrative Use Permit for tandem parking (i.e., one parking space in a garage, and one parking space in the driveway). Tandem parking is an alternative to standard parking requirements in order to comply with the residential design guidelines, maintain the maximum lot coverage, and meet the off-street parking requirement for a 25-foot-wide lot. The proposed driveway dimensions, as depicted in the attached plans (attachment C), are otherwise consistent with parking regulations in the zoning code.
Section 17.16.070(B) Multiple Entitlements states that when a proposed project requires more than one permit with more than one approving authority, all project permits shall be processed concurrently and final action shall be taken by the highest-level designated approving authority for all such requested permits. Therefore, the required Minor Design Review and Administrative Use Permit for tandem parking entitlements for this project will be reviewed by the Planning Commission along with the required Conditional Use Permit for the second story request for the new single-family house.
GENERAL PLAN CONFORMANCE
The proposal to allow a new two-story residence with an attached one-car garage and tandem parking at this location is consistent with the following General Plan Actions and Policies for the Residential District in which it would be located:
Policy LU 4.8: Neighborhood Integrity
The City shall promote the preservation of the integrity of existing stable residential neighborhoods.
The applicant is proposing to construct a new two-story single-family residence with four bedrooms and three-and-a-half bathrooms on a vacant lot in a residential neighborhood. This 2,500 square-foot, 25-foot wide lot is considered substandard with respect to area and width. In order to provide the required off-street parking, the applicant is proposing to provide tandem parking. This style of parking allows for a less prominent garage area along the frontage of the lot. A second-story front deck is also proposed, which adds visual interest to the house, and creates articulation along the front elevation of the residence adjacent to the garage. The second-story windows would be placed in a manner that would not impact the adjacent neighbors or create privacy concerns.
Policy LU 4.9: Housing Needs
New housing developments or rehabilitations shall incorporate quality of life issues such as household size, layout, privacy, and quality of materials that reflect the current housing and household needs of the community.
The proposed new residence incorporates quality of life issues, such as the incorporation of two off-street parking spaces for the tandem parking (within the garage and driveway) to meet the automobile needs of the future household.
The proposed floor plan establishes all common areas on the first floor (i.e., living room, dining room and kitchen) and one bedroom, a full bathroom and a half bathroom. An additional three bedrooms and two bathrooms would be on the second floor. The exterior elevations illustrate a Hardie-plank horizontal siding, composition shingle roofing, a second-story front deck, a main entry front porch and a trim band around the middle of the entire house as a design feature. These elements add depth and dimension to the appearance of the structure.
ZONING CONFORMANCE
The applicant proposes to construct a two-story single-family house with an attached single-car garage with tandem parking for one space in front of the garage. San Pablo Zoning Code Section 17.32.020 (E)(2), Parking and Loading for Dwellings-Single Family, allows residential homes, where the lot is less than 50 feet wide, to have one vehicle parking space in a garage in the front half of the lot and one uncovered space in the driveway, provided an Administrative Use Permit is obtained. Additionally, Table 17.32C allows a two-story house on a substandard lot with a conditional use permit and with Planning Commission approval for the placement of second-story windows.
Summary of Zoning Ordinance Development standards:
|
DEVELOPMENT STANDARDS FOR R-1 ZONING DISTRICT |
|
Standards |
Zoning Ordinance Requires |
Proposed Project |
Complies? |
|
Front yard setbacks |
20 feet |
20 feet |
Yes |
|
Rear yard setbacks |
15 feet minimum |
20 feet, 11 inches |
Yes |
|
First Floor Side setbacks |
3 feet minimum |
3 feet 3 feet |
Yes |
|
Second Floor Side setbacks |
3 feet minimum |
3 feet 3 feet |
Yes |
|
Height limits |
27 feet maximum |
23 feet, 3 inches |
Yes |
|
Lot coverage |
45% maximum |
43.92% |
Yes |
The proposed residence would have a 20-foot front yard setback, and a 20-foot, 11 inch rear yard setback and 3 feet side yard setbacks, meeting all the minimum setback requirements for a new single-family home on a substandard lot. With 1,098 square feet of building footprint, the proposed parcel coverage would be 43.92%, which is less than the 45% maximum lot coverage. The proposed building height would be 23 feet, 3 inches, which is under the 27-foot maximum building height allowed.
DESIGN REVIEW
The City’s Residential Design Guidelines encourage street-facing entry doors for residences and minimal garage doors. The project is a residential use in a single-family neighborhood. The proposal is to provide the two required off-street parking spaces with one space in the garage and one space in the driveway. This would result in a smaller portion of the front elevation being dedicated to auto uses. If a two-car garage were proposed, much of the front elevation would consist of the garage frontage. In addition, the proposed second story deck adds visual interest to the house and creates articulation along the front elevation of the residence. Overall, the design meets the intent of the residential development guidelines for narrow-width lots.
The proposed floor plan establishes all common areas on the first floor (i.e., living room, dining room and kitchen). In addition, the first-floor features one-bedroom, full bathroom and a half-bathroom. The second floor includes the master bedroom and bathroom, two additional bedrooms and one common bathroom. The exterior elevations illustrate a Hardie Plank siding, composition shingle roofing, a second story front deck, a main entrance porch, and a trim band around the middle of the entire house as a design feature. These elements should add depth and dimension to the appearance of the structure. The applicant is also proposing a textured concrete driveway. The garage door is eight feet wide, which is the smallest door that is functional for auto passage and would lessen the visual impact of the door.
The single-car garage avoids the need for a double-car garage door and allows for the main entry door to face the street. This presents a residential impression that is complementary with the character of the neighborhood. Construction of a new two-story single-family residence at this location is in keeping with the character of adjacent residential land uses and complies with the adopted City of San Pablo design guidelines.
The proposed project satisfies all of the review criteria set forth in San Pablo Municipal Code section 17.18.090(C) and staff recommends that the Planning Commission make the findings set forth in section 17.18.090(D). The project is consistent with applicable design guidelines, the General Plan, and meets the zoning requirements with regards to setbacks, parcel coverage, and height limits. The location and design protect privacy and views on adjoining properties to foster orderly and harmonious development, and will not be detrimental to the public health, safety, or welfare.
CONDITIONAL USE PERMIT
Through the Use Permit process, the Planning Commission is given an opportunity to review uses with this classification, impose conditions of approval, approve or deny such proposals, and set terms for revocation of uses. In approving the Use Permit, the Planning Commission shall make a finding that the establishment, maintenance, or operation of the use applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City.
As mentioned in the project description, second stories are allowed on narrow lots subject to a Conditional Use Permit and Planning Commission review. To issue the Conditional Use Permit and approve the project, the Planning Commission must find that the placement of side-yard windows would not jeopardize the privacy of adjacent neighbors. The adjacent property to the north consists of an existing one-story single-family house. The proposed second-floor design for the project includes a hallway facing the northern side of the house next to the single-family home. Three small windows are proposed on this side as shown on the left elevations of the plans (attachment C). This hallway will provide a form of buffer in that hallways are typically not as intensively used as other areas of a home. This would help to protect the privacy of this neighbor. The property to the south is also a one-story single-family house. There are three windows in the project that are proposed to face the south side. The window closest to the front of the house is a small bathroom window next to bedroom number three, the second window is located in bedroom number two and the third window is a small bathroom window in the master bedroom adjacent to the neighbors’ backyard. None of these windows pose a privacy issue for the neighbor to the south as the windows views will not face the interior of the neighbor’s residence.
Based upon the planning and zoning conformance analysis contained in this staff report, the project meets the required findings to support a Conditional Use Permit. Specific findings to support the granting of a Conditional Use Permit in this case include the following:
A. The proposed project is consistent with the general plan.
B. The proposed use is in accord with the objective of the zoning ordinance and the purposes of the district in which the site is located.
C. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or in the vicinity.
D. The project is exempt from provisions of CEQA, consistent with CEQA guidelines Section 15303, New Construction, Class 3(a), one single-family residence.
E. Public notice of the hearing has been given by mail to the applicants, local affected agencies, all property owners within 300 feet of the subject property, and has been published in the West County Times, in accordance with the requirements of Government Code Section 65905.
Approval of this project will not materially adversely affect the health or safety of persons residing or working in the neighborhood of the property, and will not be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. As stated above, the proposed single-family home would be located in a residential area with primarily single-family residences. The proposal would develop a lot that has been vacant for many years. Construction of a new two-story single-family residence at this location is in keeping with the character of adjacent residential land uses and complies with the adopted City of San Pablo design guidelines. The proposal would be responsive to general land use policies by promoting the preservation of the integrity of existing stable residential neighborhoods.
ADMINISTRATIVE USE PERMIT
Single family dwellings to be located on lots that are less than 50 feet in width are required to provide two enclosed parking spaces pursuant to San Pablo Municipal Code Section 17.54.020(E)(2). However, tandem spaces (i.e., one parking space in a garage, and one parking space in the driveway) are permitted with an Administrative Use Permit. The proposed tandem parking maintains the maximum lot coverage and meets the off-street parking requirement for a 25-foot-wide lot. The findings required by San Pablo Municipal Code Section 17.18.080 for Administrative Use Permits can be made because:
A. The proposed driveway dimensions, as depicted in the attached plans (attachment C), are otherwise consistent with parking regulations in the zoning code.
B. The site is physically suited for the proposed single family residential use and the residence meets all performance criteria and development standards.
C. Granting the Administrative Use Permit would not be detrimental to the public interest, health, safety, convenience, or welfare and would not be materially injurious to persons, property, or improvements in the vicinity in which the project is located. The single-car garage avoids the need for a double-car garage door and allows for the main entry door to face the street. This presents a residential impression that is complementary with the character of the neighborhood.
CONCLUSION
Staff recommends approval of the Minor Design Review, Administrative Use Permit, and Conditional Use Permit, subject to the conditions of approval identified in the attached proposed Resolution PC24-14 (Attachment A). Any changes to the approvals must first be submitted to the City of San Pablo for review.
ATTACHMENTS
A. Resolution PC24-14
B. Application Form
C. Plans
D. Site Photos
E. Proof of Publication