31A - VARIANCE - 1919 N SPURGEON ST

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Variance Nos. 2013-02, 2013-03 & 2013-04 June 10, 2013 Page 4 The granting of the variance will not be detrimental to the public or surrounding properties. The subject property is adjacent to the 1-5 Freeway to the east and a Caltrans drainage easement to the north. The project has been designed to maintain the required five-foot setback along the southern property line to limit any impacts to the adjacent single-family residence. The project has also been designed to be below the maximum height limit in this zoning district and has provided second story step backs to further reduce any impacts to the adjacent property. Finally, the project will not adversely affect the General Plan. The construction of a single-family residence at this location is consistent with the MR-15 General Plan land use designation and supports Policies 2.10 and 3.5 of the Land Use Element by proposing a single-family residence that is compatible in scale, and consistent with the architectural style and character of the neighborhood. The proposed residence is appropriately sized and has been designed to complement the Craftsman-style architecture of the other single-family homes in the neighborhood. Variance Nos. 2013-03 and 2013-04 - Off-street Parking and Building Setbacks The applicant is proposing to provide a one-car garage and 15-feet of driveway parking. Section 41- 1320 of the SAMC requires a two-car garage with two parking spaces to be parked in tandem in a 20-foot driveway for single-family residences. The applicant is also proposing to encroach into the required front, side and rear yard setbacks. SAMC Sections 41-249 states that the front yard setback shall be not less than 20-feet, Section 41-250 states that side yard setbacks shall be not less than five-feet and Section 41-251 states that rear yard setbacks shall be not less than 15-feet in the Two-Family Residential (R-2) zone. Staff recommends approval of the variances for a reduction in required off-street parking and reductions in required building setbacks based on the following facts and findings: The project site has special circumstances related to its size, shape and surroundings. The reduced lot size, irregular shape and Caltrans drainage easement along the northern property line significantly limit the projects developable area. An analysis of development options during the Site Plan Review phase concluded that a project meeting all the development standards in the R- 2 zone would be so small as to make the home impractical. Primary amongst these was the requirement to provide a two-car garage, which would have reduced the livable area on the first floor to less than 100 square feet. The granting of these variances is necessary for the preservation and enjoyment of substantial property rights. Without the approval of the requested variances the developable area of the property would be so restricted as to become infeasible for development and would remain vacant. The proposed project maximizes the developable area while minimizing any impacts to the adjacent single-family residence to the south. This was accomplished by maintaining the standard side yard setback on the southern property line and limiting lot coverage to 35 percent. 31A-6