412, Convert a portion of existing , Staff ReportsSTAFF REPORT
DATE: January 10, 1990
TO: PLANNING COMMISSION
FROM: STAFF
SUBJECT: ZONING CASE NO. 413; Request for a Conditional Use Permit to
convert a portion of the existing stable to a study on the
property located at 19 Eastfield Drive, Lot 50-EF;
Owner: Dr. David Cannom
DISCUSSION
The Planning Commission, at their scheduled meeting of December 12, 1989,
continued the above -stated application to an adjourned meeting so as to
conduct a field inspection of the site and surrounding properties.
The request for a conditional use permit is originally stated to convert a
portion of an existing, detached stable to a study. The applicant's plans
indicated that an existing groom's quarter incidental for the remainder of
the horsekeeping use will be retained. However, Staff has received
comment that this groom's quarter allegedly may have taken the character
and use as a guest quarters. The Commission is now presented with
alternatives to evaluate.
First, should the "groom's quarter" be determined as guest quarters, the
City Attorney has advised Staff that the conditional use permit request
must include both the guest quarters and study to permit them. On the
other hand, this mixed -use structure, to be requested poses a conflict to
City policy. The code requires that the stable have access, yet the guest
quarters, by policy, cannot have vehicular access to within 50 feet. The
Commission may wish to reconsider policy standards for guest units.
Secondly, the applicant may consider to completely abandon the stable use
and convert the entire structure. However, a future or new stable
elsewhere on the property would require a variance because the site is
presently developed beyond the City's current maximum lot coverage
standards. Should this be the direction that the applicant takes, an
additional application for variance must be filed.
Lastly, the applicant may wish to reconsider the request and retain the
structure completely as a stable. The Commission may desire to develop
policy as it pertains to the type of incidental rooms that may be
permitted within a stable structure.
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On another matter, the Commission may wish to bring attention to the
applicant regarding additional improvements to the tennis court area.
During the field inspection, the applicant's representative indicated that
the property owner may be willing to accomodate the suggestions of the
Commission to reduce the height of the court fencing and plant additional
landscaping to screen the court.
RECOMMENDATION
The Planning Commission must ascertain the extent of use of the existing,
detached structure for evaluation. Unless the Commission is able to
consider action upon a specific request, the applicant should be given
direction and the matter continued.
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DATE: December 1, 1989
PROJECT DESCRIPTION
APPLICATION NO.:
SITE LOCATION:
ZONING:
APPLICANT:
REPRESENTATIVE:
PUBLISHED:
PRIOR CITY ACTIONS:
PROPERTY SIZE/
CONFIGURATION:
PRESENT DEVELOPMENT:
REQUEST:
STAFF REPORT
Zoning Case No. 413
19 Eastfield Drive, Lot 50-EF
RAS-1
Dr. David Cannom
Russell Barto, Architect
December 2, 1989
1.241 acres gross, 46,170 SF net; irregular shape
Single family residence with attached garage, pool,
tennis court, detached stable, detached gazebos
A Conditional Use Permit to convert a portion of the
existing stable to a study
REVIEW AND EVALUATION OF ISSUES
In reviewing the applicant's request under Title 17 (Zoning), Staff would
identify the following issues for discussion:
1. The applicant desires to convert a portion of the existing stable
to a study for use by the property owner. Proposed plans indicate further
a small expansion of 58 square feet to the conversion area of 250 square
feet for the study. Taking note of the existing conditions of the
property improvements, lot coverages are in excess to that permitted by
code today. However, the applicant proposes to remove a gazebo structure
and some flatwork so as to displace the addition and not to exceed the
current square footage total of development, thereby not requiring a
variance.
2. The original stable structure is large (1,296 SF), and would still
allow provision of horsekeeping facilities for the property. The
stable's floor plan indicates an existing groom's quarters established for
the use.
3.
intended
approved,
The proposed study use and existing groom's quarters are not
for permanent occupancy or rental, and should the application be
conditions restricting such use shall be incorporated.
s
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RECOMMENDATION
Staff recommends that the Planning Commission closely examine the proposal
for land use compatibility, and evaluate potential impacts to the site and
surrounding properties. Before a conditional use permit may be granted,
the Commission must determine if the required showing is present in that
granting of the conditional use permit would be consistent with the
purposes and objectives of the zoning ordinance, and would be desirable to
the public convenience and welfare. Should the application be approved,
conditions must be attached to the action so as not to permit a second,
permanent dwelling unit or rental of the study and groom's quarters. The
Commission should receive public testimony and continue the matter to an
adjourned meeting so as to inspect the site and surrounding properties.
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