ZA FULL PACKET 2012-11-28 - Laserfiche WebLink

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Minor Exception No, 2012-03 November 28, 2012 Page 3 Location within an Open Space deficient portion of the Cit in 2D03, the City Council adopted Ordinance No. 2629 amending the Municipal Cade regarding second dwelling units in accordance with changes made at the State Level following the adoption of Assembly Bill 1866. A provision added to the SAMC at that time considered the lack of public open space available far residents. The concern being that by allowing second dwelling units to be added to single-family residential properties it would further reduce the amount of open space available on the property while simultaneously increasing the number of dwelling units. This issue was addressed in the Ordinance in two ways. First, the Ordinance identified areas of the City that are "open space deficient". These are areas that are more than one fourth mile from a pocket park (a park of less than five acres) and more than one half mile from a neighborhaod park (a park of more than five acres). While a vast majority of the City that meets the criteria far being open space deficient is within commercial and industrial areas, there are small pockets of residentially zoned properties which meet the Open Space Deficient criteria including the subject property. While within a public open space deficient area, the subject property is located less than 5D0 feet from the radii boundaries of both EI Salvador Park to the northwest and Angels Park to the southeast (Exhibit 5). The subject properties location less than a block from the radius boundaries of both a pocket park as well as a neighborhood park sufficiently diminish the negative impacts associated with a lack of available public open space. Second, the SAMC was modified to require lots requesting to construct a second dwelling unit to provide a minimum of 1,200 square feet of non-front yard open space. This was determined to be a sufficient amount of open space provided on-site to accommodate the needs of both the primary residence and second dwelling unit. The current proposal will provide 1,22'1 square feet of open space in the rear yard, exceeding the minimum required amount by 21 square feet. Locating the second unit above a detached garage The applicant is proposing to maximize the open space within the rear yard by locating the second dwelling unit above the detached garage. When attached to the existing residential structure, the permitted height of a second dwelling unit is equal to the maximum permitted height in the zoning district; however, when connected to a detached structure, the maximum height is limited to 15 feet. While the second dwelling unit component will only be approximately eight feet, its location above the garage brings the overall height of the structure to 20 feet, thus requiring a minor exception. The detached garage location in the rear of the property is consistent with the development pattern of the surrounding properties and will further reduce the visual impact of the proposed second dwelling unit from the street. Additionally, the properties to the north of the subject property are commercially used, effectively eliminating any potential visual or privacy impacts as a result of locating the second unit above the detached garage.