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Home My WebLink AboutRes 2017-10 Appeal VAR 16-305 Trudeau 72700 Somera RoadRESOLUTION NO. 2017-10 CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT REQUEST: SUBMITTED BY: APPLICANT: CASE NO: DATE: ATTACHMENTS: Recommendation CONSIDERATION OF AN APPEAL OF PLANNING COMMISSION RESOLUTION NO. 2685 DENYING A VARIANCE REQUEST BY JOHN AND DEBRA TRUDEAU TO REDUCE THE FRONT YARD SETBACK FROM TWENTY (20) FEET TO EIGHT (8) FEET TO ACCOMMODATE AN EXISTING CASITA STRUCTURE AT 72-700 SOMERA ROAD Eric Ceja, Principal Planner John and Debra Trudeau 72-700 Somera Road Palm Desert, CA 92260 VAR 16-305 February 9, 2017 1. City Council Resolution 2017- 10 2. Planning Commission Resolution No. 2685 3. Legal Notice 4. Applicant's Statement 5. Code Compliance Report 6. Aerial of Property 6. Applicant Provided Architectural Exhibits Waive further reading and adopt City Council Resolution No. 2017- 10 upholding Planning Commission Resolution No. 2685 denying an appeal by the applicant for a variance to reduce the front yard setback from twenty (20) feet to eight (8) feet to accommodate an existing casita structure located at 72-700 Somera Road. Commission Decision The Planning Commission, at their meeting of December 20, 2016, did consider a variance request from John and Debra Trudeau to reduce their front yard setback from twenty (20) feet to eight (8) feet at 72-700 Somera Road. In considering the request, the Planning Staff Report Case No. VAR 16-305: 72-700 Somera Road Page 2 of 5 February 9, 2017 Commission established that they could not make findings in support of the variance as specified by Palm Desert Municipal Code Section 25.72.070 Variances. Therefore, the Planning Commission adopted Resolution 2685 denying the applicant's variance request by a 3-1 vote with Commissioner Pradetto voting NO. Executive Summary The applicant is appealing Planning Commission Resolution 2685, which denied the applicant's request for a variance to reduce their front yard setback by 60 percent. The applicant had applied for a variance to maintain an existing casita structure located in the front yard setback. The structure was built without permits in 2005, and the City has pursued corrective action ever since. By ordinance, the City's variance provisions require the Planning Commission to make specific findings in support of a variance application. Based on the application submitted, the applicant is unable to demonstrate findings to support the variance request; therefore, the Planning Commission took action to deny the request. No new information has been presented by the applicant to support the findings contained in the municipal code. Therefore, staff recommends that the City Council uphold the Planning Commission's decision and deny the appeal. Background A. Property Location: The property is located along the north side of Somera Road, between the Highway 74 Frontage Road and Alamo Drive. The property consists of two lots totaling 21,600 square feet in size. The property is developed with a single -story detached single-family home, including pool, patio, and a three -car garage. An approximately 400-square-foot detached casita structure is also on the property located eight (8) feet from the front yard setback on Somera Road. B. General Plan and Zoning: Zoning Designation(s): • R-1, 10,000: Residential Single -Family General Plan Land Use Designation(s): • Conventional Suburban Neighborhood G:\Planning\Eric Ceja\Case Files\VAR\VAR 16-305\CC\VAR 16-305 CC SR.doc Staff Report Case No. VAR 16-305: 72-700 Somera Road Page 3of5 February 9, 2017 C. Adjacent Zoning and Land Use: North: R-1, 10,000: Residential Single -Family South: R-1, 10,000: Residential Single -Family East: R-1, 10,000: Residential Single -Family West: R-1, 10,000: Residential Single -Family Proiect Description The project is a variance request to maintain an existing casita structure within the front yard setback. The applicant owns two adjoining lots, totaling 21,600 square feet, in South Palm Desert on Somera Road. The properties are zoned R-1 Single -Family for detached single-family homes. In 2005, the previous owner constructed a casita structure without building permits on the property. After review of the structure, it was determined that the structure does not conform to the City's development standards and could not be permitted at its existing location. The Planning Department is unable to approve the structure at its current location; therefore, the applicant applied for a variance. Analysis A. Project History: In 2005, the previous property owner applied for an Adjustment application to reduce the front yard setback from 20 feet to 15 feet to accommodate a new casita structure. Planning staff approved the adjustment for a 15-foot setback from the front property line in accordance with Section 25.46.030 of the Municipal Code; however, the property owner never completed building plans to construct the casita. The property owner proceeded with non -permitted construction of the casita unit but measured the setback from curb face rather than the property line. Because the structure did not have building permit a notice to stop work was issued by the City's Building and Code Departments. The property owner refused to correct the violation, the property went into foreclosure, City staff was unsuccessful in having the banks correct the violations, and several years later that the property was sold. In 2010, the property was sold. Prior to sale, the City's Planning Department issued a letter to the lender informing them that the structure was unpermitted and that building permits were required. In 2015, a special inspection of the structure was performed by the City's Building Inspectors and Planning Department. It was determined that the structure was built eight feet from the front property line and could not be permitted at its current location. The property owner has pressed the City to permit the structure at its existing location. The owner has attended City Council meetings, met with the previous City Manager, and met with staff from the Department of Community Development. The City has G:\Planning\Eric Ceja\Case Files\VAR\VAR 16-305\CC\VAR 16-305 CC SR.doc Staff Report Case No. VAR 16-305: 72-700 Somera Road Page 4 of 5 February 9, 2017 continued to reinforce its decision that the structure never obtained permits, was built in the wrong location, and that staff could not approve the structure. Therefore, the applicant applied for a variance to modify the setbacks on his property so that the structure can remain in place. B. Land Use Compatibility: The placement of a casita structure within the Residential Single -Family zoning district is permitted, subject to the development standards in that zone. The zoning standards for this zoning district require a front yard setback of 20 feet. In this case, the structure was constructed eight feet from property line. The variance to reduce the front yard setback by 60 percent is not compatible with the character and development standards in South Palm Desert. C. Variance Provisions: Section 25.72.070 "Variances" contains information related to the application of property variances within the City of Palm Desert. Per this section, variances "shall be granted only when, because of special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of this title deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classifications." The two properties in question and the casita structure itself do not contain special circumstances that would warrant a variance. These two properties are flat, developed, and are similar in shape and topography to other surrounding Tots. Nothing at these properties deprives this property owner of privileges enjoyed by others. These properties have no special circumstance that prohibits the property owner from complying with the development standards for this zoning district. In fact, the property owner has two adjoining lots, making the property twice the size of surrounding properties. Summary Staff does not support the appeal of the Planning Commission's decision to deny the variance request. The casita structure did not obtain proper building permits when initially constructed. Staff notified the property owner that the structure could only be permitted if it complied with the City's development standards, which it cannot. The structure's placement is outside of the development standards, which if approved, would set a precedent for allowing structures in the front yard setback, and the property owner has not demonstrated that this property is deprived of privileges enjoyed by other similar properties. In addition, the properties are twice the size of other surrounding lots and there is ample room on the property to comply with the development standards for this zoning district. Lastly, the property owner can relocate or move the structure to comply with the setback standards for G:\Planning\Eric Ceja\Case Files\VAR\VAR 16-305\CC\VAR 16-305 CC SR.doc Staff Report Case No. VAR 16-305: 72-700 Somera Road Page 5 of 5 February 9, 2017 his zone. Staff recommends that the City Council uphold the Planning Commission's decision. Environmental Review The Director of Community Development has determined that the variance request is exempt by Section 15303 "New Construction or Conversion of Small Structures" of the California Environmental Quality Act (CEQA). Staff has prepared a Notice of Exemption for the Planning Commission to consider. Findings of Approval Section 25.72.070 "Variances" requires the Planning Commission to make four (4) findings in support of the variance request. These findings could not be made and the Planning Commission adopted a resolution denying the variance request. The findings for denial of this project are contained in the Planning Commission Resolution attached to this staff report. The City Council may uphold, modify, or overturn the action taken by the Planning Commission. Submitted By: Eric Ceja, Principal Planner Department Head: Ryan Stendell, Director of Community Development City Manager: '‘-;;;;. Laud Aylaian, City Manager G:\Planning\Eric Ceja\Case Files\VAR\VAR 16-305\CC\VAR 16-305 CC SR.doc CITY COUNCIL RESOLUTION NO. 2017- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, DENYING AN APPEAL OF PLANNING COMMISSION RESOLUTION NO. 2685 FOR A VARIANCE REQUEST TO REDUCE THE FRONT YARD SETBACK FROM TWENTY (20) FEET TO EIGHT (8) FEET TO ACCOMMODATE AN EXISTING CASITA UNIT AT 72-700 SOMERA ROAD CASE NO: VAR 16-305 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 20th day of December, 2016, hold a duly noticed public hearing to consider a variance request for the above -noted and adopted Planning Commission Resolution No. 2685 denying the variance request as findings required by Palm Desert Municipal Code Section 25.72.070 could not be made; and WHEREAS, the applicant has appealed tnie Manning Commission's decision to the City Council in accordance with Palm Desert Municipal Code 25.60.080, and;. WHEREAS, the City Council, of the City ref Palmesert, California, did on the 9th day of February 2017, hold a duly noticed public )rearing to consider the appeal submitted by John and Debra Trudeau; and WHEREAS, no new information has been presented by the applicant to make findings in support of the requested variance; and WHEREAS, the parcels r0 located :inthe Residential Single -Family (R-1) zoning district, which allows for detached single family homes and various accessory structures, including casitas as permitted uses, subject to; the development standards for that zoning district; and WHEREAS, the p -o erty owner has a r on -permitted casita structure within the front yard setback, eight feet from the front yard property line and 60 percent within the front yard; setback for the zoning district; and Y Ij W EREAS, said applications have complied with the requirements of the "City of Palm De ek tProcedure for `Implementation of the California Environmental Quality Act," Resolution No. 2015-75, t ie,Director of Community Development has determined that the project will not - have a r egative impact on the environment and qualifies as a Class 3 Categorical Exemption forthe purposes of CEQA; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did make the following findings upholding the Planning Commissions denial of the variance request: Findings of Denial: 1. That strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the ordinance codified in this title. CITY COUNCIL RESOLUTION NO. 2017- The variance request has failed to demonstrate that the enforcement of City regulations related to the development standards of the Residential Single - Family zoning district creates an unnecessary hardship to the property owner. The request to reduce the front yard setback for two South Palm Desert lots will not alleviate the property owner of any physical hardship inconsistent with other properties in the surrounding area. Nothing at these properties makes it impractical for the property owner to comply with the development standards of the zoning district. 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone.,, The properties, when taken together are approximately square feet in area; about twice the size of other jots in the same area There are no exceptional circumstances or conditions on the properties °that prohibit the property owner to comply with the development standards for the zoning district. All properties within the surrounding area are half the size of these properties, and those property owners generally comp y with the same development standards. To grant a variance request forthese properties would be to grant special privileges to a single: property owner'that is not enjoyed by other property owners in the same area. All otherproperty owners who wish to construct an accessory building on their property are subject „to the same development standards as this property own 3. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same vicinity and zone. ation and enforcement of the development standards will not „owner privileges enjoyed by other owners in the same applicant has two adjoining lots in South Palm Desert; when combinedare twice the size than the surrounding properties. There is mple room a e properties to accommodate a casita structure that complies the develop :gent standards for the zoning district. Approval of a variance for thisproperty o er will provide them with special privileges not enjoyed by surrounding o rs or owners in similar zoning districts. Approval of such a reques vt 11 s precedent that undermines the City's Zoning Ordinance. epn vicinity erlinterpre vegrope andz©►e. 4. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The granting of a variance to reduce the front yard setback of an existing casita structure is not detrimental to the public health, safety, or materially injurious to surrounding properties. However, the precedent to approve a setback reduction of this scope could be detrimental to the public welfare, as the structure was constructed without permits, and does not meet setbacks for this zoning district. 2 CITY COUNCIL RESOLUTION NO. 2017- As such, the placement of the structure is out of character for this neighborhood and could impact property owner expectations by allowing structures to be placed closer to the street. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1. That the above recitations are true and correct and constitute the findings of the City Council in this case. 2. That the City Council does hereby deny the applicant's appeal and upholds the Planning Commissions denial of Variance 16-350. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm Desert, California, at its regular meeting held on this 9th day of February 2017, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: RACHELLE D. KLASSEN,`CITY CLERK JAN HARNIK, MAYOR 3 • 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92260-2578 TEL: 760 346-0611 FAX: 760 341-7098 info@palnrdeserr.org CITY OF PALM DESERT LEGAL NOTICE CASE NO. VAR 16-305 NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT CITY COUNCIL FOR AN APPEAL OF PLANNING COMMISSION RESOLUTION 2685 DENYING A VARIANCE REQUEST BY JOHN AND DEBRA TRUDEAU TO REDUCE THE FRONT YARD SETBACK FROM 20 FEET TO EIGHT FEET TO ACCOMMODATE AN EXISTING CASITA STRUCTURE AT 72-700 SOMERA ROAD The City of Palm Desert (City), in its capacity as the Lead Agency for this project under the California Environmental Quality Act (CEQA), has determined that this project is Categorically Exempt from CEQA review under Class 3 — 15303 "New Construction or Conversion of Small Structures" as the structure is an existing casita unit on a single-family residential lot, and action to reduce the setback standards on this lot will not create an environmental impact. Project Location/ Description: Proiect Location: 72-700 Somera Road Proiect Description: The City of Palm Desert's Planning Commission considered the applicant's variance request to reduce the front yard setback from 20' to 8' from the property line to accommodate an existing casita structure. The Planning Commission, at their meeting of December 20, 2016, subsequently denied the applicant's request as findings to support the request could not be made. The casita structure in question was built illegally, without permits, and the property owner requires a variance to the front yard setback to maintain the structure in its current location. Recommendation: Staff is recommending that the City Council uphold the Planning Commission's decision, and adopt a resolution denying the applicant's request for a variance. Public Hearing: The public hearing will be held before the City Council on February 9, 2017, at 4:00 p.m. Comment Period: Based on the time limits defined by CEQA, your response should be sent at the earliest possible date. The public comment period on this project is from January 27, 2017, to February 9, 2017. Public Review: The Variance application and related documents are available for public review daily at City Hall. Please submit written comments to the Planning Department. If any group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to the City Council hearing. All comments and any questions should be directed to: Eric Ceja, Principal Planner City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 (760) 346-0611 eceja@cityofpalmdesert.org PUBLISH: DESERT SUN RACHELLE D. KLASSEN January 27, 2017 Palm Desert City Clerk City of Palm Desert / Department of Community Development Variance Application Applicants - John and Debra Trudeau, 72700 Somera Rd., Palm Desert, CA 92260 (the "Property") Project Request: The Applicants are requesting that the guest house (non -permitted "Casita" structure) located at the Property be granted a variance to allow the structure to remain in its current location. V. SUPPORTING DATA 1: (an) existing guest house structure to remain in its current location. In December of 2005, the former property owners applied for a 5-foot variance to the set -back requirements for the non - permitted "Casita" structure. This variance to the set -back dimensions was approved on December 19, 2005, at a time that the guest house, while unfinished, was already fully constructed in its current location. A copy of the Application is attached hereto as Exhibit "A". 2. The Applicants purchased the foreclosed property from a lender. Close of escrow was during the month of June 2010 with the understanding that if and when they wanted to finish the guest house, they would merely have to provide two sets of plans and pay a modest fee (approximately $1,000) to bring the non -permitted "Casita" structure into compliance, again, if and when they chose to do so. There were neither stipulations at closing by the mortgage company nor the City of Palm Desert that the guest house was required by the present owners to be finished. On or about July 22, 2015, the Applicants received notice from the City of Palm Desert that the guest house was not constructed within the originally approved set -back dimensions. 3. The exception is the existence and location of the guest house being located on the front yard of the Property. This makes the guest house unique to all other properties in the local residential area of the Property. 4. Since the guest house is unique to the vicinity and zone, there would be no deprivation. 5. By granting the variance, there absolutely would neither be detriment to the public health, safety or welfare to properties or improvements in the vicinity nor be materially injurious to properties or improvements in the vicinity. The location of the guest house is on private property behind a tree wall and not visible from any public area. 6: If the present property owners were allowed to choose a purpose for the guest house, it would be to house visiting relatives to the property. 7: 1800 square feet 8: 390 square feet 9: The guest house is vacant and un-used. 10. In every direction within 300 feet, the exiting use for all properties is single family dwellings, except for 628-150-005 (St. Margaret's Episcopal Church). 11: Flat residential land approximately 530 feet above sea level. The Ruest house is not visible from the front yard set -back road (Somera Rd.) being shielded from road view by fully grown and mature fichus trees. 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G W H. 0 H N N H. 0 r• G G N 1 1 x) (D - rr (n 010- RO` 'O 01 a r• - a G H EnO a II) (D 0 0 G '0 Cr < rr (D £ rn •• 0 CD H 0 O O G (D O (DN- O ch m B n G 0 H N H-0a 0 H- (D 01 01 H N rr O a G 3 N £ G rS 0 C a nro 0 0 n CDo a n H N a a co r; a H n o (D 'O o N w O 0 G a O H H •< a 3 a m 3 (D `< G H• < H N 01 rt n ro o n co K G (D (D 0 0 rr 0 0 H- G tY (D H n th O< 0 01 rn n G m rr r; (n 0 O H o ff H. 0- r.,fd G' ri (D 0 G 01 N O 0 07 n HGmmn Nto 0 G£ot7 ID £ aH• 5 rr ,P rn 0 G H O r•T3 n 0 r• 5(D H rt G 5 H. < 0 H H• (1 `< Pc' (II fD rt (D n m (D rr (0 OX- 0 — a0 X rn 1- n N N G a 1) (D n O O rr H 01 • S CD SD 1 <G ED 0 00o 0G--- (0 rr n ro 0 m n (n XI H- u) N 0 G H (D orr H H a 0 r• ro rr - H• a (0 • (D rr a a n H• G 00 H.O a G O rr G O En H P H ro 0 tri (n 0 0 0 0 n o H w 0 O ,'v N N H (D 01 0 a *---C H El V N 4NIZ 'KZOZ 01 41 (o p7 Cn co 4, N 0 (n (n H 0 -3,c Ohl rr O H- G T a 0 H H- • N m ro 0 0 x 0 H H H 0 0 O0 0 0H H w w w 0 H H H0 H H H tz7 J N a3sOZJ 3SIM 00 CD 0 n to to (D H 1< k zro G ttl 3 tY (D rt UOZJ3dsNI 0 U HSIZHYZSH H z z En td Cn HDNVIZdNOJ 3QOJ H,ro01 <00 00z 03to 0 ron d7 0 N 3 0 0 0 0 t7 r H En H t�] J H H H N w N w n En n tGnCn 3d7 01 H H o00 (< ot17 o ro o O o H N PLANNING COMMISSION RESOLUTION NO. 2685 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, DENYING A VARIANCE REQUEST TO REDUCE THE FRONT YARD SETBACK FROM TWENTY FEET TO EIGHT FEET TO ACCOMMODATE AN EXISTING CASITA UNIT LOCATED AT 72-700 SOMERA ROAD CASE NO: VAR 16-305 WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the 20th day of December, 2016, hold a duly noticed public hearing to consider the request by John and Debra Trudeau, for approval of the above noted; and WHEREAS, the parcels are located in the Residential Single -Family (R-1) zoning district, which allows for detached single-family homes and various accessory structures, including casitas as permitted uses, subject to the development standards for that zoning district: and WHEREAS, the property owner has a non -permitted casita structure within the front yard setback, eight -feet from the front yard property line and 60 percent within the front yard setback for the zoning district; and WHEREAS, the property owner has applied for a variance application to modify the front yard setback on the properties from twenty feet to eight feet; and WHEREAS, said applications have complied with the requirements of the "City of Palm Desert Procedure for Implementation of the California Environmental Quality Act," Resolution No. 2015-75, the Director of Community Development has determined that the project will not have a negative impact on the environment and qualifies as a Class 3 Categorical Exemption for the purposes of CEQA; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following findings denying the variance request: Findings of Denial: 1. That strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the ordinance codified in this title. The variance request has failed to demonstrate that the enforcement of City regulations related to the development standards of the Residential Single - Family zoning district creates an unnecessary hardship to the property owner. The request to reduce the front yard setback for two standards South Palm Desert lots does not alleviate the property owner of any physical hardship inconsistent with other properties in the surrounding area. Nothing at these properties makes it impractical for the property owner to comply with the development standards of the zoning district. PLANNING COMMISSION RESOLUTION NO. 2685 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone. The properties. when taken together. are approximately 21,600 square feet in area: about twice the size of other lots in the same area. There are no exceptional circumstances or conditions on the properties that prohibit the property owner to comply with the development standards for the zoning district. All properties within the surrounding area are half the size of these properties, and those property owners generally comply with the same development standards. To grant a variance request for these properties would be to grant special privileges to a single property owner that is not enjoyed by other property owners in the same area. All other property owners who wish to construct an accessory building on their property are subject to the same development standards as this property owner. 3. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same vicinity and zone. The literal interpretation and enforcement of the development standards will not deprive the property owner privileges enjoyed by other owners in the same vicinity and zone. The applicant has two adjoining lots in South Palm Desert: when combined are twice the size than the surrounding properties. There is ample room at the properties to accommodate a casita structure that complies with the development standards for the zoning district. Approval of a variance for this property owner will provide them with special privileges not enjoyed by surrounding owners or owners in similar zoning districts. Approval of such a request will set a precedent that undermines the City's Zoning Ordinance. 4. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The granting of a variance to reduce the front yard setback of an existing casita structure is not detrimental to the public health, safety, or materially injurious to surrounding properties. However, the precedent to approve a setback reduction of this scope could be detrimental to the public welfare, as the structure was constructed without permits, and does not meet setbacks for this zoning district. As such, the placement of the structure is out of character for this neighborhood and could impact property owner expectations by allowing structures to be placed closer to the street. 2 G.,1a,n1reglIanIca Ca-r,,,ss30,-+.2016'Resolu-s'Res NO 2685 VAR '6-305 Tr_dezu Casa do,-;x 4 PLANNING COMMISSION RESOLUTION NO. 2685 NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOWS: 1, That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That the Planning Commission does hereby deny Variance 16-350. PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of Palm Desert. California, at its regular meeting held on this 2091 day of December 2016, by the following vote, to wit: AYES: DE LUNA, GREENWOOD, and GREGORY NOES: PRADETTO ABSENT: NONE ABSTAIN: NONE JOHN GREEN ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION CHAIRP;a3 3 G Tia-tni,gW10-ica Cr ons"Res... No 26'35 VAR 16-366 3,udeau Casaa.docx RECEIVED CITY CLERK'S OFFICE PALM DESERT, Ct, 2 11 JAPN -4 API I I : 27 CITY OF PALM DESERT, CALIFORNIA APPLICATION TO APPEAL DECISION OF THE PALM DESERT PLANNING COMMISSION (Name of Determining Body} Case No. VAR-16-305 Name of Appellant JOHN & DEBRA TRUDEAU Address 72-700 SOMERA ROAD Date of Decision: Phone DECEMBER 20, 2016 760-285-1957 Description of Application or platter Considered: AN UNDUE HARDSHIP IF THE APPELLANTS ARE KbUUIKbU I U KtLUL:H I t UK Utb I KO r wv t'tw i LNG STI THAT HAS BEEN IN ITS CURRRENT LOCATION WITHOUT ISSUE SINCE 2004. Reason for Appeal (attach additional sheets if necessary): THE PLANNING COMMISSION ON A 3 TO 1 VOTE APPROVED THE STAFF RECOMMENTATION TO DENY THE APPELLANT WILL SHOW THAT THE STANDARDS CITED IN THE RESOLUTION AND STAFF REPORT DID NOT PRESENT A CORRECT APPLICATION OF THE FACTS OF THIS MATTER TO THE REQUIREMENTS TO APPROVE A VHUWe nrrund%r Iva. Please see additional sheets g(i hereto 7 tgnature of FOR OFFICIAL USE ONLY o Date Appeal Filed: - �- I Fee Received:4 L Treasurers Receipt No. _rp_.__C9 Received by: S s Date of Consideration by City Council or City Official: ` t ) A. Action Taken: Date: Rachelle D. Klassen, City Clerk MitrasterfiWPdalAWPOOCMFOREISiappiktappeoltspd Rev 609102 LAW OFFICE OF MONICA E. AMBOSS A PROFESSIONAL LAW CORPORATION MONICA E. AMBOS Attorney 40634 Eastwood Lane Palm Desert, CA 92211 760-345-1494 Office 805-479-2938 Cell Monicaamboss 4gmail.com This is an appeal of the Planning Commission denial of a variance for an existing structure that had its origin in 2003 when the architectural plans where submitted. The structure is a detached casita. A summary of the activity conceming the structure and City's interaction with the Appellants is attached hereto as Exhibit "A". it is the Appellants' contention that the City itself bears some responsibility for allowing the prior owner to continue the construction of the structure and misrepresentation to both the Appellants and their lender on issues concerning the structures location. The issues surrounding the unpermitted structure and the economic downturn resulted in the City having to reduce staff so that areas which should have been addressed were overlooked. The Appellants should not be penalized for matters which happened before their ownership of the property. This appeal is based on the definition of what a variance purpose is and the applicable City of Palm Desert's zoning regulations which would allow for the reversal of the Planning Commissions denial of the variance application. "Variance" is administrative or a quasi-judicial act permitting minor deviations from existing land use regulations so that a landowner does not suffer undue hardship, but which does not violate overall established land use regulatory scheme. West's Ann.Cal.Gov.Code & 65906. At the March 26, 2015 City Council appearance hearing as well as the December 20th, 2016 Planning Commission hearing ("December 20 hearing") considering the variance application, focused on relocating or tearing down the structure and did not consider a SECOND variance or correction of the original variance so that the structure which has been in its current location for over 13 years could remain there.. The variance for a five (5) foot setback from the front yard was approved. The requested variance would be for an additional seven (7) feet. Palm Desert Municipal Code Title 25 Zoning Subsection 25.72.070 (G) Findings: 1. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardships that are inconsistent with the objectives of the ordinance codified in this title. 2. There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone. 3. Strict or literal interpretation and enforcement of the specified regulations would deprive the applicant of privileges enjoyed by the owners of other properties in the same vicinity and zone. 4. Granting of the variance will not be detrimental to public health, safety, and welfare or materially injurious to properties or improvements in the vicinity. Why would the City of Palm Desert, Department of Community Development Adjustment allow the 5 foot setback, which required the applicant to respond to the same four findings with one line sentences, and deny the Appellants when they provided several compelling reasons for submitting an application for an additional 7 foot setback? See Exhibit "B". TRUDEAU APPEAL - VAR 16-305III The December 20th hearing did not result in any neighbors attending or providing written communication in support of the variance or opposition. It is noteworthy that an alleged, anonymous neighbor complained on January 28, 2015 that an "illegal structure exist on property that were never permitted" but that neighbor did not attend the December 20th hearing. Furthermore, that Code Compliance Office, Johnny Terfehr logged into the Case History Report (the notation about the alleged anonymous neighbor complaint three (3) days on August 25, 2016), after the Interim City Manager received a letter from the attorney representing the Appellants on August 23, 2016. See Exhibit "B" Case History Report and Letter to Interim City Manager, See Exhibit "D". The Appellants believe that the Staff Report ("Staff Report") and Resolution No. 2685 draft ("Resolution") to the Planning Commission Members were incorrect and that the variance for an additional 7 feet could have been granted. The Staff Report on page 3 section C states the "Purpose" in Palm Desert Municipal Code Title 25 Zoning Subsection 25.72.070 (A) and not what the findings must be. The "Findings" are addressed in the attached draft Resolution. 1. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the ordinance codified in this title. The Staff Report and Resolution correctly states that the area where the Casita is located is zoned Residential Single — Family (R-1) that allows for a detached single — family home with casitas. The objective of the zoning ordinance has NOT been violated, only the location of the accessory structure was not constructed with a 5 foot variance set back. The property which is structure is located on is not two (2) lots, but one parcel with one APN #. 628-161- 003. See Exhibit "E" Letter dated February 19, 2016. Provisions for the granting of a variance from zoning regulations provide the opportunity for amelioration of unnecessary hardships which, owing to special conditions, would result from literal enforcement of the restrictive features of the zoning ordinance. Rubin v. Board of Directors of City of Pasadena (1940) 16 CaI.2d 119, 104 P.2d 1041. Although the parcel on which the Casita is located could have been located in a different area, it wasn't and now it remains where it was built. The Appellants are being told that they must tear down or relocate the structure because the Code Enforcement did not follow up as required with the prior owner to make sure that he complied with the Notice of Violation that was issued on January 1, 2004. See Exhibit "F". The practical difficulty of moving the structure seven (7) feet at a cost of $ 69, 745.00, see Exhibit "G" is reason enough for the City Council to approve the variance, so that the structure can remain where it has been since 2004. The cost to demolish and restructure a structure is $81. 120. See Exhibit "H". TRUDEAU APPEAL -VAR 16-305III 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone. The Staff Report and Resolution incorrectly found that the size of the parcel is a reason to deny the variance request or that granting this variance would set a precedent or "special privileges" that could not be enjoyed by other property owners in the same area. As pointed out by a commissioner, the 12 foot Fichus trees that line the street make the Casita invisible from the street or surrounding neighborhood, so that in all likelihood nobody other than members of the City of Palm Desert even know that the Casita is located on the property. Finally, in over 13 years no other property owner in the same area has applied for a variance citing the existing 5 foot issued variance, so why would an additional seven (7) feet make that more likely? The exceptional or extraordinary circumstances is that the Appellants, through their attorney, made an inquiry to the City of Palm Desert on June17, 2010 on the status of the "Guest Home Addition". The response from Principal Planner, Tony Bagato to the Appellants' proposed lender, was that "Based on the previous plans, the structure complies with the development standards of the R-1, 10,000 zone it is located in". See Exhibit "1". This in fact was NOT true, since the Code Enforcement department had issued a "Violation Notice" on January 15, 2004 which was not followed up on nor was it disclosed to the Appellants or their counsel that other than the need to apply for permits any issues existed. The failure to receive personal notice of the zoning violation, when it was specifically referenced as being in compliance, constituted an exceptional or extraordinary circumstance' applicable to the Appellants property, which circumstance did not apply generally to other property in the same zone in which their property is located. 3. Strict or literal interpretation and enforcement of the specified regulations would deprive the applicant of privileges enjoyed by the owners of other properties in the same vicinity and zone. While the proposed Resolution is correct that the Parcel is large enough to have accommodated the construction of a Casita in a location other than where the City and prior owner allowed it to be constructed. If the casita had been built where the 5 foot setback allowed, it would still be in the same proximity as it is now only seven (7) feet further back. The variance procedure is a means by which to remedy a disparity of privileges. Likewise, it is not the purpose of the Code to create a situation which impedes the continued viability of a use by prohibiting a modification to a use which can be accommodated in a manner consistent with the purpose and intent of the zoning regulations." Sto/man v. City of Los Anoeles (2003) 114 CaI.Aoo.4th 916. 922. Here the Appellants are requesting a variance to allow the existing structure to remain in its current location. TRUDEAU APPEAL - VAR 16-305III 4. Granting of the variance will not be detrimental to the public health, safety, and welfare or materially injurious to properties or improvements in the vicinity. The Resolution correctly states that the granting of the variance to reduce the front yard setback of an existing casita structure is NOT (emphasis added) detrimental to the public health, safety, or materially injurious to surrounding properties". Unfortunately, the reason of the language is inappropriate as it is not related to the specific requirement and is therefore an erroneous inclusion by Principal Planners. The structure has been in its current location since 2004. It is not visible to anyone on the street or the neighbors. The Appellants do not know anyone that has complained about the structure and could not locate any applications that cited the location of the casita in their variance request or building permits. First, there is no authority to support that a "physical" disparity is a precondition for a variance. Government Code section 65906 requires variances to be granted "because of special circumstances applicable to the property." (Italics added.) And the leading case in this area interprets the concept as emphasizing only undefined disparities between properties." (Topanga Assn. ForA Scenic Community v. County of Los Angeles, supra, 11 Ca1.3d at p. 520, 113 Cal.Rptr. 836, 522 P.2d 12, italics in original. A granting of a variance rests largely in the discretion of the body designated by the zoning ordinance for that purpose. County of San Dieao v. McClurken, 37 Ca1.2d 683, 691, 234 P.2d 972. The grant of an exception raises the presumption that the existence of the necessary facts had been ascertained and found. Wheeler v. Greaa. 90 Cal.Ago.2d 348, 360, 203 P.2d 37. CITY OF PALM DESERT zoning ordinance providing for granting of exceptions under certain circumstances, the Appellants request that the City Council reverse the Planning Commissions denial and approve the variance application . TRUDEAU APPEAL -VAR 16-30511111 EXHIBIT "A" SUMMARY OF ACTIVITY BETWEEN CITY OF PALM DESERT AND VARIOUS OWNERS OF PROPERTY LOCATED AT 72-700 SOMERA RD, PALM DESERT APN: 628-161-003 UJ NJ NJ NJ N UI Ul O• O S o 7 3 O .< O < O K 3 > a d d 37777 'c c m mm m m m m d � ?o 0 n n neapnij uyor 0, wm00733 m 117 m o m o on - - 1 lil NJ ....I CM Ot Of N F+ I % Z. N V F-+ W C 1 pp \ \ \ -. 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W y n Q o0 0 o 0- c A ? 13 01to 07 ro 0, N F 'O a W 2 C C m Cr 3 7 0 y to t FIT lA < 7 t3it n $ ro .. v O to 20 vOi O In C. n O N 3 Re 3 ea o m -cr < °-' o0 n to C N.2 3 3 p F 7 d 3 o w d 3 IX a 3cr N ff of - 0 9 C 3 •D 3 N O OQ 3 01 CSte o ff r.�lriin1T "B" CITY OF PALM DESERT, DEPARTMENT OF COMMUNITY DEVELOPMENT ADJUSTMENT FOR 72-700 SOMERA RD - APPROVED City of Palm Desert Department of Community Development ADJUSTMENT 73-510 Fred Waring Drive • Palm Desert • California • 92260 • (760) 346-0611 • Fax (760) 776-6417 Applicant (person/firm proposing the project): VL► ( si I r T IZ AV b Ci? Telephone: 16 Q /77q O4 7o J `t Fax number: 7 t / Mail. mgAddres/s70 50 �n � l9©/ j 3`7�"`75 Z City: rkI lue, i C./`> State: CA- Zip: Z0 Email: 1/4L t9N 51 M L y frotc., Property Owner (land owner): l `� LkA(U-t(t PI?Ji b(C Telephone:7 of • f/47o Mailing Address: 127Q ? I4 6464 ��+ n► q,�1 �/ Fa umber: - 7 Q 32, City: 7A Lit � r State: `- A Zip: 92� Email � i r Representative (if different from applicant): Mailing Address: City: -�''State: Zip: Please send correspondence to (check one): Applican An Adjustment from Section following: 7,5-k4t (060 elofthe Palm Desert Project Address (Required): Replresentati e is ret uested-t6 permit the 727e coorittRA , Mc722.0 j Assessor's Parcel Number(s): Existing Zoning: Property Owner Authorization: The undersigned states that they are the owner(s) of the property described and herein gibe-mTth ization for the filing the application. Signature General Plan Designation: J2/lg/goaY Date Property Owner: Agreement absolving the City of Palm Desert of all liabilities relative to any deed restrictions. I DO BY MY SIGNATURE ON THIS AGREEMENT absolve the City of Palm Desert of all liabilities regarding any deed restrictions that may be applie)b tc the propyj ty descr}kf i herein. zi/q%,er. Signature Date Applicant / Representative Signature: By signing this application I certify that the information provided is accurate. I understand that the City might not approve what I am applying for and/or might require conditions of approval. Signature OFFICE USE ONLY CASE NUMBER(s): ADJ DATE: ACCEPTEBJ Date City of Palm Desert Adjustment Application ■ An increase of not more than ten percent of the permitted projection of steps, stairways, landings, eaves, overhangs, masonry chimneys, and fireplaces, into any required front, rear, side or yard between buildings. III. SUPPORTING EVIDENCE: A. What practical difficulties or unnecessary physical hardships inconsistent with the objectives of tis Ordinance would result if Adjustment were not gr ted? .„stare_C ,r r.,,_ . ( ( r..,� � %Ar) C. Scam, r: B. What exceptional or extraordinary circumstances or conditions apply to your property that does not apply generally to other properties in the s e zone? C. To what extent would the strict or literal interpretation and enforcement of the specified regulation deprive you of privilege enjoye by the o ers of other prop s in the same vicinity and zone? csl-L.A., d 41a- e•( Al•414Cit (A • D. To what extent would the granting of this Adjustment be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity? 3 EXHIBIT "C" CASE HISTORY REPORT PREPARED 12/14/16 514.43,1 Z3rn—, X1,3 ct, 4. 070 I,, X I , 7 Il t'r H Gt7r7 1-' 7,1 (, [,,,1.)). ...., 7 (1 5., •• hi 7 7 0) 4-77 7) 7 i t , 7071 0 7 • 4-4 I J tn 7- •• .0 ... f ... In 11 H I • H •J- 01 '11 ,t- ti, CL a .7-, to ,1• 71.17, . ti. f 4, eo n• , Af' - ' i .r, ,IAP. 7I1 f ‘I,iI),:)r1r ,:-'1 - .0 7710 1.47.tni) ,t4 P.1•i 0 .11..) 7,it,7l0.1 0H 711 ,..,, F,n.., .-7,t4 t 0 ci 711 7. (3 3 i 3 7Il., -] ;'. 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'_1 ',:.• II.: . , '•cl 1- :1' • 1 • '...... 7_1 iArtnIT "D" LETTER TO INTERIM CITY MANAGER AUGUST 23, 2016. 40634 EASTWOOD LANE PALM DESERT, CA 92211 760-345-1494 OFFICE 805-479-2938 CELL LAW OFFICE OF MONICA E. AMBOSS A PROFESSIONAL LAW CORPORATION August 22, 2016 Mr. Justin McCarthy, Interim City Manager City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260 RE: 72700 Somera Road. Palm Desert, CA — Code Case No: 15-268. Dear Mr. McCarthy; \low:.\ E. _11II3osS MONICAAMBOSS@GMAIL.COM This office has recently been retained to address the above referenced Code Case. Notwithstanding the extension that the City has already afforded the Trudeau's in responding to this matter, I am requesting an additional extension so that my firm can review the relevant documentation to November 1, 2016. I look forward to your favorable response. Regards, Monica Amboss LETTER DATED 02-19-2015 REFERRING TO A SINGLE APN FOR 72-700 SOMERA RD. 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 92 2 60-2 5 7 8 TEL: 760 346-061I info@cityofpalmdesert.org February 19, 2015 John and Debra Trudeau 72700 Somera Road Palm Desert, CA 92260 Case No. 15-268 Dear John and Debra Trudeau: It has come to the City's attention that the condition(s) listed below exist on your property located at 72700 Somera Rd, also legally known as APN No. 628-161-003. The City is requesting your cooperation in correcting the following item(s) in order for your property to be in compliance with Chapter 8.20 of the Palm Desert Municipal Code. • It has come to the City's attention that a structure exists on the south west corner of this property that was not approved and permitted by the City. Please contact the City Building and Safety Department and the City Planning to obtain required permits and approvals for this structure and/or any other structures on the property that were not permitted. If you need assistance determining which structures are permitted please make an appointment with my office for an inspection. We appreciate your assistance in resolving this issue within the next thirty (30) days from receipt of this notice. This enables you and your neighbors to maintain your property values, and enhances the quality of life in your neighborhood, as well as for the City of Palm Desert. Thank you in advance for your cooperation. Should you have any questions, please contact our office at (760) 340611, ext. 477. Sincerely Johnny Terfehr Code Compliance Officer EXHIBIT "F' NOTICE OF VIOLITION • • DATE 1'1` 'p TIME ,'S-o r4.ti CASE NO. l ZZ2- CITY OF PALM DESERT G©© OF ?ll©JYD©G Dear Property Owner/Resident at 7 Z -7th So",..4.047 During regular City patrol your Code Enforcement Officer noted that you may have overlooked, or were unaware of, the Violation(s) indicated below. This Notice of Violation is for your information and action. Continued oversightfdisregard will result in the issuance of a citation. We thank you for your compliance. City Ordinance No !S.'• 2`'LO$U f , LJit7 42. Violation �e'iciSF 510,0 4Ct '/of- a C041,414 -? %G %S I/ 4,+- i�47i9.. Ai4. l tna age.; Pc'/»5 . Please call Code Enforcement at 346-0611 ext 477 if you have a question or need additional information. Your Code Enforcement Officers are avail- able to assist you. Thank you, n Follow-up Inspection 'Z'/,Vdr1 /�c tifie)/l!e J Code Enforcement Officer VAAtlliY Y "G" BID FOR MOVING STRUCTURE 7 FEET TO: pl�g® NAME John Tnidea» ADDRESS 72700 Somera P PROJECT ADDRESS 72700 Somera Rd Proposal Sun Plug Inc. License#: 993053 12938 Leith Way, Yucaipa, CA 92399 Phone: 909-677-3670 CITY STATE/ZIP Palm Desert CA/92260 CITY STATE/ZIP Palm Desert CA/92260 TODAY' S DA 1'E: 1-3-2017 Expiriation Date: 3-1-2017 PHONE 760-28.5-1957 EMAIL john.trudeau(1ive.com PAYMENT: Customer agrees to pay Contractor a total price of $69,745 for Phases 1 and 2 The payment schedule will be as follows: Monthly billing based on completed work. WE PROPOSE THE FOLLOWING: Sun Plug Inc. proposes to complete the Trudeau Guest House Project as follows: Phase 1 — Site analysis and Plans -Sun Plug will complete necessary inspections of existing structure, and generate a full set of building plans, including architectural, electrical, structural, T24, as required by AHJ. -Cost — $12,870 Phase 2 — Permitting & Construction -Complete the permitting process, including necessary permit fees, plan revisions, and re -submissions -Construct new slab, and move the existing 325 sqft guest house northward 7' -Complete necessary modifications to the structure and finish off guest house, as indicated in plan -set -Cost — $56,875 Total: $69,745 Excluded: Civil engineering/Grading Plan (if required); Necessary civil site work costing beyond $6825 ACCEPTANCE OF PROPOSAL You are hereby authorized to return a formal contract between us to accomplish the work described in the above proposal, for which the undersigned agrees to pay the amount stated in said proposal and according to the terms thereof. CUSTOMER SIGNATURE DATE GENERAL CONTRACTOR SIGNATURE DATE r.1tnIBll "H" BID FOR DEMOLISH OF STRUCTURE & CONSTRUCT NEW STRUCTURE, TO: pl�g NAME John Tnidean ADDRESS 72700 Somers Rd PROJECT ADDRESS 72700 Somera Rd Proposal Sun Plug Inc. License#: 993053 12938 Leith Way, Yucaipa, CA 92399 Phone: 909-677-3670 CITY STATE/ZIP Palm Desert CA/97260 CITY STATE/ZIP Palm Desert CA/92260 TODAY'S DATE: 1-3-2017 Expiriation Date: 3-1-2017 PHONE 760-285-1957 EMAIL john.trudeau(a,live.com PAYMENT: Customer agrees to pay Contractor a total price of $81,120 for Phases 1 and 2 The payment schedule will be as follows: Monthly billing based on completed work. WE PROPOSE THE FOLLOWING: Sun Plug Inc. proposes to complete the Trudeau Guest House Project as follows: Phase 1— Site analysis and Plans -Complete necessary inspections of existing structure, and generate a full set of building plans, including architectural, electrical, structural, T24, as required by AHJ -Cost — $12,870 Phase 2 — Permitting & Construction -Complete the permitting process, including necessary permit fees, plan revisions, and re -submissions -Demolish existing structure and slab, and haul off all waste -Construct new pad, slab, and 325 sqft building as indicated in plan -set -Cost — $68,250 Total: $81,120 Excluded: Civil engineering/Grading Plan (if required); Necessary civil site work costing beyond $6825 ACCEPTANCE OF PROPOSAL You are hereby authorized to return a formal contract between us to accomplish the work described in the above proposal, for which the undersigned agrees to pay the amount stated in said proposal and according to the terms thereof. CUSTOMER SIGNATURE DATE GENERAL CONTRACTOR SIGNATURE DATE EXHIBIT "I" LETTER FROM PRINCIPAL PLANNER JUNE 17, 2010 C 1 J Y Of P01 M D [ S[ R J 73-510 FRED WARING DRIVE PALM DESERT, CALIFORNIA 922 60-2 5 7 8 TEL: 760 346-0611 info@cityofpalmdesert.org June 17, 2010 Richard Weintraub AmeriFund Lending Group 73-130 Shadow Mountain Drive Palm Desert, CA 92260 Subject: Guest Home Addition for 72-700 Somera Road Mr. Weintraub: This letter is being written in response to an unpermitted guest home located at 72-700 Somera Road. In 2003, Mr. Pravdic received a building permit to underground electrical lines to the guest home. At that time, the guest home proposed as a future addition and was not part of the permit for the underground electric permit. The permit for the underground electrical work expired without receiving a final approval from the Building and Safety Department. In 2005, Mr. Pravdic received approval of an adjustment application for a 5-foot setback reduction in the front yard setback. That adjustment was approved by the Planning Department on December 9, 2005. According to the City's Building and Safety Department, no other permits were issued for the built guest home. In order to obtain a building permit for this structure, a future homeowner will have to provide two (2) sets of plans for the addition based on the current California Building Code requirements. Since these plans have to reflect the current code, it may not reflect what was actually built at the residence. When the plans are submitted to the City, they will have to receive approval from Community Development / Planning, Public Works and Building and Safety Department. After the plans have been reviewed and approved by all departments, a building permit will be issued for the guest home. After the permit is issued, a building inspector will perform a special inspection to compare the as built guest home to the new approved plans. If any changes are required, the inspector will indentify onsite the areas needing improvement to meet the approved plans. I have reviewed the plans that were previously approved for the adjustment application. The plans indicate that the structure is below the 15 foot height limit, and is located 15 feet from the front property line and 8 feet from closest side yard property line. Based on the previous plans, the structure complies with the development standards of the R-1 10,000 zone it is located in. The height and setbacks of the structure would be inspected as part of the special inspection described in the paragraph above. Please do not hesitate to call me at (760) 346-0611 extension 480 if you have any questions. Sincerely, G1 C Tony Bagato, Principal Planner Department of Community Development/Planning is PRINTED ON RECYCLED PAPER tP 0 T pn m Vo• T o.4 77 9. c �O cn • n T rtl -0 0 • 0 L Klassen, Rachelle From: Klassen, Rachelle Sent: Wednesday, January 04, 2017 11:57 AM To: Stendell, Ryan; Ceja, Eric; Robert W. Hargreaves (Robert.Hargreaves@bbklaw.com) Cc: O'Reilly, Monica; Jill Tremblay; Carlos Campos (Carlos.Campos@bbklaw.com) Subject: APPEAL filed - Trudeau - VAR-16-305 Attachments: APPEAL-Trudeau-VAR-16-305-Jan04-2017.pdf Importance: High A copy of the subject Appeal to Planning Commission's decision of 12/20/16 is attached. Please let me know if I can be of any further assistance. 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