July 16, 2024, Item #8
DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AG EN DA REPORT City of Poway
July 16, 2024
Honorable Mayor and Members of the City Council
Julie Procopio, Director of Development Service~
Stan Donn, City Planner
858-668-4604 or [email protected]
CITY COUNCIL
Variance (VAR) 24-0001; a Request to Allow an Accessory Dwelling Unit (ADU) to Observe a Reduced Front Yard Setback on Property Located at 14906 Espola Road APN: 321-020-40
The applicant is requesting a variance to allow an Accessory Dwelling Unit (ADU) located at 14906 Espola Road to observe an approximate 24-foot and four-inch front yard setback when 30 feet is required. The required findings to support the Variance can be made based on unique circumstances applicable to the property.
Recommended Action:
It is recommended the City Council take public input, close the public hearing, and adopt the Resolution (Attachment A).
Discussion:
The applicant is Abel Gregorio and the property owners are Timothy Rogers and Eileen Rogers Rodriguez. The project site is located south of Durhullen Drive on the west side of Espola Road, and is zoned Residential Single Family-2 (RS-2) as shown in Attachment B. The project site is approximately
0.56 acres and is generally flat except for a steep slope east of the existing Single-Family Residence.
The project site is surrounded by residential homes in the RS-2 zone and Rural Residential-C (RR-C) zone.
The applicant applied for a building permit to construct a 1,025 square-foot ADU. Upon application review, staff determined the proposed location of the ADU encroaches approximately five feet eight inches into the front yard setback. The subject property is considered a corner lot located on the west side of Espola Road and immediately north of a private road. The eastern property line abuts Espola Road and is constrained by an access easement granted to the City for the Espola Road Improvement project, which encroaches into the subject property by approximately 12 feet. Per the Poway Municipal Code (PMC), on a corner lot, the front lot line is the shorter property line abutting a street making the eastern property line that abuts Espola Road, the front yard. Furthermore, on a private 1 of 13
July 16, 2024, Item #8
street or easement, the front lot line shall be designated as the edge of the easement. The proposed location of the ADU is 24 feet four-inches from the edge of the easement off Espola Road and would encroach into the required front yard setback by five feet eight-inches as shown in Attachment C.
Section 17.50.070 of the PMC contains a provision whereby the City Council can allow a variance from the terms of the Zoning Code because of special circumstances applicable to the property, which makes the strict application of the Code burdensome and restricts property rights enjoyed by others in the surrounding neighborhood. These special circumstances are due to the fact the eastern portion of the property is constrained by an easement granted to the City for the Espola Road Improvement project. Therefore, the development of the site is considerably constrained, limiting the full use of the property. Due to the constraint, the ADU is encroaching into the required front yard setback.
If the 12-foot easement for Es po la Road Improvement project did not exisit, the ADU would meet the front yard setback. The Espola Road Improvement project did not utilize or necessitate the 12-foot easement. The City cannot vacate the 12-foot easement because it would impact other properties along Espola Road. For the reasons above, staff supports the request to allow the ADU to observe a reduced front yard setback as requested. The required findings to grant the Variance can be found in the attached Resolution.
Environmental Review:
The project is Categorically Exempt from the California Environmental Quality Act (CEQA), as a Class 5 Categorical Exemption, pursuant to section 15305(a) of the CEQA Guidelines, in that the project involves a minor alteration in land use limitations.
Fiscal Impact:
None
Public Notification:
A Notice of Public Hearing was published in the Poway News Chieftain on July 4, 2024. A public notice was mailed to property owners and occupants located within 500 feet of the project site.
Attachments:
A. Resolution
B. Zoning and Location Map
C. Site Plan
Reviewed/Approved By:
Assistant City Manager
2 of 13
Reviewed By:
Alan Fenstermacher
City Attorney
Approved By:
City Manager
July 16, 2024, Item #8
RESOLUTION NO. 24-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
POWAY, CALIFORNIA, APPROVING VARIANCE 24-0001 TO
ALLOW AN ACCESSORY DWELLING UNIT TO OBSERVE A
REDUCED FRONT YARD SETBACK (ASSESSOR'S PARCEL
NUMBER 321-020-40)
WHEREAS, Variance (VAR) 24-0001; Abel Gregorio, Applicant, and Timothy Rogers and Eileen Rogers-Rodriguez Family 2018, Owner, is a request to allow an Accessory Dwelling Unit (ADU) located at 14906 Espola Road to observe a 24-foot eight-inch front yard setback, when 30 feet is required in the Residential SingleFamily-2 (RS-2) zone; WHEREAS, on July 16, 2024, the City Council held a duly advertised public hearing to solicit comments from the public, both for and against, relative to this application; WHEREAS, the City Council has read and considered the agenda report for the proposed Project, including the attachments, and has considered other evidence presented at the public hearing; and
WHEREAS, Section 17.50.070 of the Poway Municipal Code (PMC) establishes findings required for granting a Variance.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:
SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA), as a Class 5 Categorical Exemption, pursuant to section 15305(a) of the CEQA Guidelines, in that the project involves a minor alteration in land use limitations.
SECTION 2: The findings, in accordance with 17.50.070 of the PMC, to approved VAR 24-0001, are made as follows:
A. That there are special circumstances applicable to the property (size, shape, topography, location or surroundings), or the intended use of the property, and because of this, the strict application of the zoning development ordinance deprives the property of privileges enjoyed by other properties in the vicinity under identical zoning classification in that the property is constrained by the Espola Road Improvement project which dedicated 12 feet to the City.
B. Granting the Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone, and denied to the property for which the Variance is sought because the lot is constrained by an easement granted by the property owners to the City of Poway (the City) for the Espola Road Improvement project.
C. Granting the Variance would not be materially detrimental to the public health, safety, or welfare in the vicinity in that there are adequate public services available in the area to serve the proposed ADU.
D. The granting of this Variance does not constitute a special privilege that is inconsistent with the limitation upon other properties in the vicinity and zone in that the surrounding 3 of 13 ATTACHMENT A
July 16, 2024, Item #8
properties
have
been
developed
with
single-family
homes
and
ADUs.
Resolution
No.
24-
Page
2 E.
Granting
the
Variance
would
not
allow
a
use
or
activity
not
otherwise
expressly
authorized
in
that
an
ADU
is
permitted
in
the
RS-2
zone.
F.
The
proposed
Variance
will
be
compatible
with
the
City's
General
Plan
because
the
ADU
will
match
the
colors
of
the
existing
single-family
residence,
serve
the
needs
to
the
resident,
and
will
not
visually
detract
residents
living
in
the
surrounding
neighborhood.
SECTION
3:
The
City
Council
hereby
approves
VAR
24-0001,
to
allow
an
ADU
on
property
located
at
14906
Espola
Road
to
observe
a
24-foot
eight-inch
front
yard
setback
as
shown
on
the
approved
plans
incorporated
herein
by
reference
and
on
file
in
the
Development
Services
Department,
except
as
noted
herein,
subject
to
the
following
conditions:
A.
The
applicant
shall
defend,
indemnify,
and
hold
harmless
the
City,
its
agents,
officers,
and
employees
from
any
and
all
claims, actions,
proceedings,
damages,
judgments,
or
costs,
including
attorney's
fees,
against
the
City
or
its
agents,
officers,
or
employees,
relating
to
the
issuance
of
this
permit,
including,
but
not
limited
to,
any
-action
to
attack,
set
aside,
void,
challenge,
or
annul
this
development
approval
and
any
environmental
document
or
decision
. The
City
may
elect
to
conduct
its
own
defense,
participate
in
its
own
defense,
or
obtain
independent
legal
counsel
in
defense
of
any
claim
related
to
this indemnification
.
In
the
event
of
such
an
election,
the
applicant
shall
pay
all
the
costs
related
thereto,
including
without
limitation
reasonable
attorney's
fees
and
costs.
In
the
event
of
a
disagreement
between
the
City
and
applicant
regarding
litigation
issues,
the
City
shall
have the
authority
to
control
the
litigation
and
make
litigation related
decisions,
including,
but
not
limited
to,
settlement
or
other
disposition
of
the
matter.
However,
the
applicant
shall
not
be
required
to
pay
or
perform
any
settlement
unless
such
settlement
is
approved
by
applicant.
B.
Approval
of
this
Variance
shall
apply
only
to
the
subject
project
and
shall
not
waive
compliance
with
all
other
sections
of
the
Zoning
Ordinance
and
all
other
applicable
City
ordinances
in
effect
at
the
time
of
Building
Permit
issuance.
C.
Within
30 days
of
the
date
of
this
approval
the
applicant
shall
submit
in
writing
that
all
conditions
of
approval
have
been
read
and
understood
.
D.
The
conditions
of
VAR
24-0001
shall
remain
in
effect
for
the
life
of
the
subject
structure
and
shall
run
with
the
land
and
be
binding
upon
future
owners,
successors,
heirs,
and
transferees
of
the
current
property
owner
.
E.
The
24-foot
eight-inch
front
yard
setback
approved
with
VAR
24-0001
applies
to
the
ADU
only
as
shown
on
the
approved
plans
on
file
with
the
Development
Services
Department.
F.
Prior
to
construction
the
applicant
shall
obtain
a
building
permit.
Prior
to
issuance
of
a
building
permit,
the
applicant
shall
comply
with
the
following:
4 of
13 1.
The
development
shall
comply
with
the
current
addition
of
the
California
Building
Code,
California
Plumbing
Code,
California
Mechanical
Code,
California
Electrical
Code,
California
Residential
Code,
California
Fire
Code,
California
Energy
Code
and
California
Green
Code
at
time
of
submittal
to
the
Building
Division.
All
development
shall
comply
with
state
structural
calculations
and
seismic
safety
requirements
.
(Engineering) 2.
The
building
plans
must
show
the
proposed
footing
meets
the
minimum
required
five-
July 16, 2024, Item #8
Resolution
No.
24-
Page
3 foot
setback
from
the
lower
outside
edge
of
the
footing
along
a
horizontal
line
to
the
face
of
the
slope
per
PMC.
16.50.110
Design
Standards
for
setbacks.
3. All
spoil
materials
from
footings
and
foundations
shall
be
legally
disposed
of
off-site
or
if the
material
is
to
remain
onsite,
the
material
shall
be
placed
per
the
requirements
of
the
City
grading
ordinance.
4. The
developer
shall
install
and
maintain
all
erosion
control
devices
throughout
their
intended
life
.
5. A
minimum
cash
security
of
$2,000.00
for
erosion
control
is
required.
6. The
applicant
shall
pay
the
storm
water
pollution
inspection
fee
according
to
the
latest
adopted
master
fee
schedule.
7. The
applicant
shall
pay
all
applicable
development
impact
fees
in
effect
at
the
time
of
permit
issuance
for
the
proposed
accessory
dwelling
unit.
8. The
applicant
shall
attend
a
pre-construction
meeting
at
the
Department
of
Development
Services.
The
scheduling
request
shall
be
submitted
on
a
City
standard
form
(available
at:
https
://poway.org/DocumentCenterNiew/10254/Preconstruction
Meeting-Request-Fillable?bidld=)
along
with
3 full
size
copies
of
the
site
plan
and
erosion
control
plan.
The
applicant's
action
plan
that
identifies
measures
to
be
implemented
during
construction
to
address
erosion,
sediment
and
pollution
control
will
be
discussed.
Compliance
for
sediment
control
shall
be
provided
as
directed
by
the
project
inspector.
(Planning) 9.
The
site
shall
be
developed
in
accordance
with
the
approved
grading
plans
on
file
in
the
Development
Services
Department
and
the
conditions
contained
herein
.
10 . The
applicant
shall
comply
with
the
latest
adopted
Uniform
Building
Code,
National
Electric
Code,
Chapter
17.07 PMC,
and
all
other
applicable
codes
and
ordinances
in
effect
at
the
time
of
permit
issuance.
11. School
impact
fees
shall
be
paid
at
the
rate
established
at
the
time
of
Building
Permit
issuance.
Please
contact
the
Poway
Unified
School
District
for
additional
information
at
(858)
679-2570.
12 . An
Affordable
Housing
In-Lieu
Fee
of
$250.00
for
the
ADU
shall
be
collected
prior
to
the
Building
Permit
issuance.
13. Exterior
building
materials
and
finishes
shall
match
the
existing
single-family
residence.
Please
note
the
colors
of
exterior
finishes
on
the
building
plans.
(Public
Works)
14. The
general
trail
that
runs
along
Espola
Road
shall
be
protected
from
debris
and
water
runoff.
G
.
The
applicant
shall
comply
with
the
following
requirements
to
the
satisfaction
of
the
Fire
Department:
5 of
13 1.
New
structures
are
required
to
meet
all
applicable
PMC,
California
Fire,
and
Building
Codes.
July 16, 2024, Item #8
Resolution No. 24-
2. Residential structures shall have approved numbers placed at an approved location.
Location shall be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Address numbers shall contrast with their background and meet the City's standards.
3. Smoke alarms shall be installed in all bedrooms and adjoining hallways. They shall be hard-wired, with battery backup and interconnected.
4. Carbon monoxide alarms shall be installed in hallways adjoining bedrooms, and on each separate floor. The carbon monoxide alarms shall be hard-wired, with battery backup and interconnected.
5. Chimneys used in conjunction with any fireplace shall be equipped with an approved spark arrester.
H. Prior to the issuance of a Certificate of Occupancy, the applicant shall comply with the following:
(Engineering)
1. All existing and proposed utilities or extension of utilities shall be installed underground. No extension of overhead utilities shall be permitted.
2. The drainage facilities, driveway, and all utility services shall be installed and completed by the property owner and inspected and approved by the Engineering Inspector. All new utility services shall be placed underground.
3. An adequate drainage system shall be provided around the new building pads capable of handling and disposing of all surface water to the satisfaction of the Engineering Inspector.
4. The applicant shall repair, to the satisfaction of the City Engineer, any and all damage to public improvements caused by construction activity from this project.
SECTION 4: The approval of VAR 24-0001 shall expire on July 16, 2026, at 5:00 p.m. unless, prior to that time, construction on the property in reliance on the Variance approval has commenced prior to its expiration.
SECTION 5: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure.
6 of 13
II
II
II
II
II
II
July 16, 2024, Item #8
Resolution No. 24-
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 16th day of July, 2024 by the following vote, to wit:
AYES:
NOES:
ABSTAINED:
ABSENT:
DISQUALIFIED:
Steve Vaus, Mayor
ATTEST:
Carrie Gallagher, CMC, City Clerk
7 of 13
July 16, 2024, Item #8
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Owner Information
O'NNER: rmothy Rogers
ADDRESS: 14906 Espola Road
Poway, CA 92064
PHONE: {85a) 4116--3543
Development Summary
ADDRESS: 14906 Espob RCMid
Poway, CA 92064
A.P .N.: 321--020-40--00
LEGAL OISCRIP110N: SEC 5-14.1w·swa·(EXST)ELY PAR PER
ROS118391N\
TYPE Of CONSTRUCTION: W , NON SPRINKLERED
OCCUPANCY: R-3
ZONING: RS-2 ('MFHA)
~ 1 GROSS SITE AREA: .56ACRES
1 _ E>lSTING.rPROPOSEO USE: S.F.D.(W-NON
SPRINKLEREO)
Cl i
c::x::' al
CC IJ
C::X:: Ii
_J i• 0 ,"
0...'
Cf) i
LJ.J •
ORIGINALLY YEAR CONSTRUCTED: 1990
ADU PROPOSED HBGHT: 12'-6 1/'r
Scope of Project
PRC1'0SEO DETAa-iED ADU.AOO TO INClOOE. A KITCHEN. LMNG ROOM,AMJ TWO BEDROOMS.
EXISTING(HABITABLE):
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""""' MAXHEIGff
Sheet Index
~
SflEPIAN
"'"'" r.ENERALNOTES
CAl..fORHl4GU:ENBt.a.DlffGNOTES
DlSTWGWJNRESIOENCER.OOflPI..A.NAN:lEl..fVATlON
PROPOSEOAOO R.OOR &ROOFP\.AN
ELEVATlONS&SECTlON
ELECTRICAL.PUN
TITU:2.f
STAUCTI.fW.GEHEAALNOTES
STRUClU'IALFRAMIHGFtANS
STRUCTUP.,\LDETAL
ST~ROSTRUC'TUW.OETAI.
Setbacks
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A.P.N. 321-020-38
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A.P.N. 321-020-40
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1 12' CITY OF POWAY DEDICATION PER DEED DOC
· ~ '" I 1....,..-NO. 89-482776, RECORDED SEPTEMBER 7. 1989, . · ~ , ~ • __ . .----;,-1/ O.R.-PER THE INTENT OF THE SKETCH. IT IS MY • -v:i,\ i ,-~----1----/ OPINION THE LEGAL DESCRIPTION OF THIS • ------"""'"'"'""""OWM, -----+------/ I DOCUMENT IS INfORRECT . "
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1 1 EASEMENT FOR boUNTY HIGHWAY PURPOSES
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I~ BENCHMARK
BEARINGS AND DISTANCES HEREON ARE BASED ON NORTH LINE OF THE SOUTH ELEVATIONS ME BASED ON,. ERASS DISK IN TOP RECORD OF SURVEY MAP NO. 11839 660.06' OF THE NE4 OF THE SW4 ~6-~::3i..61~~:~~~.~~~~~~~1;{SOUTHOFMOUNTAIN 0 Iii!
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R~GHOTES:
1. NEWROOfTOMATai DlSTINGROOF OFM.I.N IIESClEHCE. TO BE CUSS'A."COMf'O&TION SHNG..ES (ICC-{lilif 1475 ~40# FELT'Mlli Cl.ASS",'" ROOflHGASSEM8LY. YE~IN fJEl.D.
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