75A - PH - ZONING - 1728 AND 1732 W 2ND ST

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Amendment Application No. 2014 -03 Variance No. 2014 -03 July 28, 2014 Page 5 Special circumstances exist related to the size of the property at 1732 West Second Street as the lot is 1,208 square feet or 20 percent smaller than the standard 6,000 square foot residential lots found in the neighborhood. In addition to the overall lot size, the lot width is approximately 7 -feet narrower than a standard 50 -foot wide residential lot. While legally created, the reduction in both overall size and width creates a special circumstance that justifies the granting of the requested variance. The granting of this variance is necessary for the preservation and enjoyment of a substantial property right as the reduced size and street frontage of the lot resulted in a condition where the existing structure was located within the required front and side yard setback area. As part of the proposed conversion of the existing structure, the applicant is removing a 5 -foot by 53 -foot portion along the eastern property line to comply with one of the side yard setbacks and associated building code requirements. To comply with the additional setback standards, the existing structure would need to be substantially modified to meet the front and street side yard setback requirements, which would render the existing structure infeasible to retain. The project has been redesigned to remove the proposed second dwelling unit, thus allowing for increased rear yard open space and the elimination of the need for a second variance for rear yard open space. The granting of this variance will not be detrimental to the public or surrounding properties. The structure proposed for conversion to residential use has existed on the property since 1983. The project has been designed to remove a 5 -foot by 53 -foot section of the existing structure along the eastern property line to meet the setback standards found in the building code as well as meet the minimum side yard setback adjacent to the proposed single - family house at 1728 West Second Street. This modification addresses any potential impacts to the adjacent property by complying with the minimum side yard setbacks. The variance for a reduction in side yard setbacks on the street side does not affect surrounding properties as they are not directly adjacent to the reduced setback. Lastly, the granting of this variance will not adversely affect the General Plan. The project has been re- designed to remove the second dwelling unit which makes the project consistent with Policies 3.5 and 2.10 of the Land Use Element, which support new development which is harmonious in scale and character with existing development in the area. The development of a single - family residence on this previously industrially used parcel also supports Policy 1.3 of the Housing Element which promotes a complementary mix of land uses that improves the character and stability of neighborhoods. 75A -7