Title
PLN17-0002; Consideration of a Conditional Use Permit and Site Plan Review for a multi-family residential project where two new residential units with covered parking are proposed behind an existing single family residence at 84 Oakes Boulevard zoned RM-1800 - Residential Multi-Family District. The proposal requires a Conditional Use Permit for development on a substandard lot and Site Plan Review for new multi-family residential development. Alameda County Assessor’s Parcel Number 76-420-3; Y. M. Chung (applicant) and R. Wang (property owner).
Staffreport
SUMMARY AND RECOMMENDATION
The applicant proposes to construct a multi-family residential project where two new residential units with covered parking are proposed behind an existing single family residence at 84 Oakes Boulevard. The subject property is zoned RM-1800 - Residential Multi-Family District. In the RM-1800 zoning district, “Multi-Family Residential” is a permitted use pursuant to Zoning Code Section 2-510.A.5. A new use (multi-family residential) on a substandard lot in a residential district is subject to a conditional use permit (Zoning Code Section 4-1650.A). The proposed project also requires Site Plan Review for development of additional units and creating a second story per Zoning Code Sections 5-2502 A and B.1.a and d.
Staff believes that, with the recommended Conditions of Approval, the proposed multi-family residential project will be compatible with adjacent residential development in the immediate neighborhood. Staff recommends that the Board of Zoning Adjustments:
A. Adopt the California Environmental Quality Act categorical exemption;
B. Adopt the recommended Findings of Fact; and
C. Approve Conditional Use Permit PLN17-0002 subject to the attached recommended Conditions of Approval.
APPLICANT'S SUPPORTING STATEMENT
See attached Applicant Statement
RELATIONSHIP TO SURROUNDING AREA AND BACKGROUND
The subject property is an interior lot located on Oakes Boulevard and is zoned RM-1800 Residential Multi-Family District. The lot is currently developed with a 1,624 square foot one-story single family residence built in 1916 and a 1,149 square foot detached garage. The 9,600 square-foot lot is substandard in size since 10,000 square feet is the minimum required lot size in the RM-1800 District. Further, the 60-foot lot width is substandard since 100 feet is the minimum width required in the RM-1800 District. The property is located within the North Area neighborhood, north of San Leandro’s Downtown. The surrounding properties are zoned Residential Duplex District (RD), Residential Duplex District Planned Development Overlay District (RD/PD), and Residential Multi-Family RM-1800 District (RM-1800), and are developed with residential uses, including single-family homes, fourplexes, and apartments.
The properties at 68 and 76 Oakes were approved with a Planned Development Overlay District in 1972 and developed as fourplexes in 1975. A mapping error had identified the Planned Development Overlay District on 84 and 94 Oakes. However, these properties were not approved or developed with the overlay. Staff has corrected the Planned Development Overlay District so that it is now shown on the correct properties, 68 and 76 Oakes in the zoning map.
DETAILS OF PROPOSAL
The applicant is proposing a multi-family residential project at 84 Oakes Boulevard. Two new residential units will be added behind an existing single-family residence. The proposal is two stories in height with units above parking. A total of seven covered parking spaces will also be added to the site. Four of the parking spaces will be within garages and the remaining three will be within carports.
Per Section 4-1650.A, the Zoning Code requires that any project proposed on a substandard lot zoned for Residential (R) use must obtain approval of a Conditional Use Permit from the Board of Zoning Adjustment before additional units can be added. This is to ensure that undersized lots are evaluated to determine their ability to adequately accommodate the additional units.
Per Section 5-2502.A of the Zoning Code, Site Plan Review is required to accompany any development that also requires a Conditional Use Permit. In addition, per Zoning Code Section 5-2502.B.1.a and d, Site Plan Review is also required to permit any proposed additions to single-family residential that result in an additional dwelling unit and creates a second story.
Site Plan
The subject property is an interior lot approximately 9,600 square feet in area, having a lot width of 60 feet facing Oakes Boulevard and an interior length of 160 feet. The existing single family residence will remain with an existing 16.33 foot front yard setback. The footprint of the proposed units behind the existing residence will have a minimum of 6 to 6.5 foot side yard setbacks and a 15-foot setback from the rear property line. The existing garage will be demolished and replaced with seven covered parking spaces, consisting of garage and carport spaces, accessed by the existing driveway. Each unit, including the existing residence will have two covered parking spaces. One covered parking space will be designated for guest parking. Overall, the resulting total lot coverage will be approximately 45% and there will be a total of 1,384 square feet of open space. The proposed height for the two story structure with the new units and parking is 24.5 feet.
Floor Plan
The existing single family house on the site will be slightly modified to allow for driveway access to the rear of the property. For the new units, the middle unit is to be located above the proposed garage and the carports and will be 1,337 square feet with two bedrooms and two bathrooms. The rear unit will be 1,317 square feet and will have three bedrooms and two bathrooms.
The proposed garage for the single family residence will be 433 square feet. The carport parking for the middle unit and guest parking will be 305 square feet. The rear unit garage will be 435 square feet. Next to the garages and carports spaces, within enclosed spaces, will be storage spaces for the unit and trash/recycling container areas.
Exterior Materials and Elevations
The proposed architectural design for the two new units is craftsman style to match the existing residence. The two new units will be articulated with a variety of architectural treatments such as vinyl windows with wood trim, shiplap wood siding, columns, wood trellises, and redwood corbels. The proposed new composition shingle roof material and roof lines will match the roofing of the existing residence. In addition, the proposed garage doors and decorative lighting fit in with the craftsman look of the design. Further, the two new units will be sited behind the existing single family residence to reduce massing at the front of the property.
STAFF ANALYSIS
Conditional Use Permit
The Zoning Code allows for multi-family residential in the RM-1800 District. A total of three units will be located at the site, which is lower than the 5 units the base density allows for the RM-1800 District. The Zoning Code also allows for new uses, such as multi-family residential to be built on a substandard lot in the RM-1800 District, subject to a conditional use permit issued by the Board of Zoning Adjustments (Zoning Code Section 4-1650.A). The proposed multi-family residential use as proposed is in accordance with the objectives of the Zoning Code, which are to preserve the character and quality of residential neighborhoods and to foster convenient, harmonious, and workable relationships among land uses.
The subject property is zoned RM-1800 - Residential Multi-Family District and nearby properties are zoned Residential Duplex District (RD), Residential Duplex District Planned Development Overlay District (RD/PD), and Residential Multi-Family RM-1800 District (RM-1800). The area contains single-family homes, fourplexes, and apartments, some of which are developed on lots that are also substandard in size. Many of the nearby lot sizes are less than the 10,000 square feet and less than 100 feet wide. The subject property is 9,600 square feet and 60 feet wide, less than the minimum required in the RM-1800 District.
Although the lot is substandard, the proposed multi-family residential project complies with all the RM-1800 District requirements for minimum front yard, side yard, and rear yard setbacks. The proposed height of approximately 24.5 feet will also comply with the height requirement which is less than 50 foot maximum allowed. The resulting total lot coverage will be approximately 45% where 70% is the maximum allowed in the RM-1800 District. Seven off-street parking spaces satisfies the off-street parking requirement of 6.75 parking spaces and driveway access will be provided on the property. Further, the expanded use of the property from the existing single family use to the multi-family residential use will not significantly affect the public utilities and facilities already serving the existing and immediate area. Staff believes that a multi-family residential project will have no significant impact on nearby residences as the immediate neighborhood includes residential uses on varying lot sizes.
Site Plan Review
Site plan review is required for a development resulting in additional units and creating a second story (Zoning Code Sections 5-2502 A and B). The proposed multi-family residential development will blend in and be compatible with the existing mix of single-family homes, fourplexes, and apartment developments in the immediate neighborhood. There are other two-story residences, multi-family residences, and small apartment buildings located in the immediate area of the subject property. There is also a three-story apartment complex located three properties to the west. Staff believes that the proposed multi-family residential project, by meeting the parking, open space, setbacks, height, and coverage requirements on a substandard lot will not increase the impact on adjacent neighbors’ privacy or access to light.
In addition, the elevations of the proposed project are well-articulated, with a variety of craftsman style architectural elements such as windows with wood trim, wood siding, trellises, corbels, and varying roof designs. Also, the design proposed deemphasizes vehicle parking, garage doors, storage areas, and service areas, where they are not highly visible from Oakes Boulevard or adjacent properties. The proposed landscaping, planting trellises, stepping stones will add to the residential site improvements on-site. Staff believes that the proposed design features of the multi-family residential project will contribute in enhancing the Oakes Boulevard neighborhood and nearby area.
A pallet of colors and materials was submitted as part of the application. Staff recommends that, prior to issuance of building permit, a final color and materials board shall be submitted for review and approval.
GENERAL PLAN CONFORMITY
The subject property is designated Medium-High Density Residential in the City’s General Plan Land Use Map. Medium-High Density Residential areas are characterized “by multi-family residential development, such as garden apartments, townhomes, and two-story condominiums” (General Plan page 3-26), therefore, the provision of multi-family residential will be in keeping with the City of San Leandro General Plan for this land use designation. In addition, the following General Plan policies will apply:
Policy LU-1.1 - Housing Maintenance: Support the on-going conservation, maintenance and upgrading of the city’s housing inventory.
Policy LU-1.9 - Multi-Family Housing Upkeep: Maintain and enforce high standards of property upkeep for existing and new multi-family rental housing development.
Policy LU-2.8 - Alterations, Additions, and Infill: Ensure that alterations, additions and infill development are compatible with existing homes and maintain aesthetically pleasing neighborhoods.
Policy LU-2.12 - Off-Street Parking: Ensure that sufficient number of off-street parking spaces are provided in new residential development to minimize parking “overflow” into neighborhoods. The visual prominence of parking should be minimized in new development areas.
Goal LU-3: Provide housing opportunities and improve economic access to housing for all segments of the community.
Policy LU-3.1 - Mix of Unit Types: Encourage a mix of residential development types in the city, including single family homes on a variety of lot sizes, as well as townhomes, row houses, live-work units, planned unit developments, garden apartments and medium to high density multi-family housing.
The proposed creation of a multi-family residential from an existing single-family dwelling use on a substandard lot, with the recommended conditions of approval, will not be detrimental or injurious to property and will not be detrimental to the public health, safety, welfare or convenience, in that the site layout minimizes potential impacts on surrounding properties, and the site plan has adequate setbacks and physical separation from adjacent properties.
PUBLIC OUTREACH
This item received standard noticing for the November 2, 2017 Board of Zoning Adjustments hearing, including a legal advertisement in the East Bay Times Daily Review newspaper, the posting of notices at City Hall and on the property, and mailing notification to business and property owners within 500 feet of the subject property. Staff had not received any comments from the public regarding the proposal as of the time of the filing of this report.
ENVIRONMENTAL REVIEW
This item is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines, Article 19, Section 15303(b) “New Construction or Conversion of Small Structures,” a duplex or similar multi-family residential structure totaling no more than four dwelling units.
RECOMMENDATION
The use as proposed conforms both to the City Zoning Code and to the General Plan. Any potential issues associated with this application will be addressed by the implementation of the recommended Conditions of Approval. Staff therefore recommends that the Board of Zoning Adjustments:
A. Adopt the findings that this project is exempt under the California Environmental Quality Act (CEQA) per CEQA Guidelines, Article 19, Section 15303(b) “New Construction or Conversion of Small Structures”;
B. Approve the attached Recommended Findings of Fact for a Conditional Use Permit for PLN17-0002; and
C. Approve Conditional Use Permit PLN17-0002 subject to the Recommended Conditions of Approval.
ATTACHMENTS
Vicinity Map
Applicant Statement
Recommended Findings of Fact
Recommended Conditions of Approval
Exhibit A - Proposed Site Plan, Streetscape
Exhibit B - Proposed Ground Floor Plan
Exhibit C - Proposed Second Floor Plan
Exhibit D - House Elevations
Exhibit E - Proposed Landscape and Drainage Plan
Exhibit F - Building Cross Section A-A
Exhibit G - Existing Floor Plan, Elevations, Site Demolition Plan
PREPARED BY:
Anjana Mepani, Senior Planner
Planning Services Division