HomeMy WebLinkAbout3.0_24 Harbor Island Property Line Wall Variance_Applicant presentation_PA2019-05924 Harbor Island
VARIANCE REQUEST
1
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Project Site 2
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Project Summary
Variance to increase height of approved wall from
3.5' to 6'
No change in location
Variance request necessary because this side of
the property is considered a front yard, not a side
yard
Property has three front yards
6' wall would be allowed by right in side yard
3.5' wall is allowed by right in front yard
3
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Project History
Project plans submitted to Harbor Island
Community Association in 2015
Association requested changes to the location of the
walls nearest the street
Revisions were made and Association approved the
updated plan in October 2015
City issued Approval in Concept in December 2015
California Coastal Commission issued a Coastal
Development Permit in September 2017
City approved Building Permit in November 2017
All approvals include 3.5' wall in same location
4
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Approved Location of 3.5' Wall 5
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Approved Location of 3.5’ Wall 6
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Allowable Location of 3.5’ Wall 7
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Variance Request
Modify approved wall from 3.5' to 6' in height
starting 26’ from the property line
No change to wall location
No encroachment along street-side front setback
No encroachment along bay-side front setback
8
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Variance Request 9
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Request
Increase approved
wall height from 3.5'
to 6'
No change in
location
10
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
11
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Association Approval
2015 Meeting with Association to review plan
Association requested changes including relocating the
first 50' of the wall near the street 9' away from the
property line
Plan revised and resubmitted
Association Approved updated site plan October
14, 2015
Association letter approved project based on the
changes to the wall location
Association approval letter is found on the cover page
of the plans approved by the City
12
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Original Plan 13
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Requested Modifications 14
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Association Approved Plan 15
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
16
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Private Easement –1926 Subdivision
30' private roadway easement between lots 7 and 8
15' private walkway easement between lots 24 and 26
Area between these four lots was intended to have a
bridge and pedestrian walkway around the entire
island.
Bridge and pedestrian walkway never implemented
Encroachments approved for the other three
properties
17
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Approved Encroachments 18
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
HOA Treatment of Easement Area –Lots 7 and 8 19
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
7 and 8 Harbor Island
Encroachments
7 –Variance for 12.5'
encroachment of house
into setback
8 –Modification permit
for 8' encroachment of
house into setback
Walls greater than 3.5' built
within setback up to
property line
20
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
26 Harbor Island
Encroachments
5' encroachment of the first
floor
7' encroachment of the
second floor
1.5' roof overhang beyond the
second-floor building wall
Property faces proposed wall
Sent letter offering full
support and urging
approval
21
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Community Character 22
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Community Character 23
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Community Character 24
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Community Character 25
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
Summary
Request approval for increase in height of side yard
wall from 3.5' to 6'
No change to wall location
Association approved the plan in 2015, after
requested changes to the wall location were made
Consistent with community character and supported
by next door neighbor
Variances findings provided by Staff have been met
26
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
27
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
28
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
29
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)
30
Planning Commission -January 23, 2020
Item No. 3d Additional Materials Presented At Meeting - Applicant
24 Harbor Island Property Line Wall Variance (PA2019-059)