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Special Conditional Use Permit No. PL24-0041
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LOCATION MAP
PROJECT NO.: PL24-0041 (Special Conditional Use Permit)
APPLICANT: Juan Hernandez
REQUEST: A request to construct a 1,700 square foot, detached garage with a 765 square foot second story mezzanine for the storage of vehicles located in the RD2 (Residential, 2 du/ac) zoning district. The project is exempt from the California Environmental Quality Act (CEQA) Guidelines pursuant to Section 15303, New Construction or Conversion of Small Structures.
LOCATION: 5841 Equestrian Court (APN: 1020-421-10)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-013, approving PL24-0041 (Special Conditional Use Permit), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 (Residential/ agricultural) |
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North - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 (Residential/ agricultural) |
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East - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 (Residential/ agricultural) |
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South - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 (Residential/ agricultural) |
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West - |
Residential |
Residential, 2 dwelling units/acre (RD2) |
RD2 (Residential/ agricultural) |
BACKGROUND
The subject property is located in the RD2 (Residential/Agriculture 2 dwelling units/acre) zoning district. The purpose of this district is to provide for large lot residential development in a non-urbanized environment, with lot sizes typically 20,000 square feet or larger. The applicant is requesting approval of a Special Conditional Use Permit (SCUP) to construct a 1,700 square foot detached garage for vehicle storage with a 765 square foot second story loft space for storage, located in the rear yard of an existing single-family lot. The property includes an existing 1,600 square foot single family home, an 80 square foot front porch, and a 484 square foot garage attached by a 264 square foot breezeway. The applicant has also submitted plans for the approval of an 1,199 square foot Accessory Dwelling Unit (ADU) located in the rear yard, which will be approved under a separate permit through the Building Division plan check process. The proposed garage will be built for the existing property owners to store their personal vehicles with storage in the loft areas above and not used for commercial purposes.
ISSUES/ANALYSIS
The total size of the structure is 2,465 square feet with an overall height of 25’-10” to the pitch of the roof. Per Section 20.11.040(A)(9) of the City’s Zoning Code, a SCUP is required to be approved by the Planning Commission because the floor area of the proposed structure exceeds 1,200 square feet and the height of the structure exceeds the maximum height of 20 feet for a non-habitable accessory structures. The Planning Commission may approve the additional height with approval of the SCUP. In order to remain below the maximum allowable lot coverage of 25%, as noted in the chart below, the applicant is required to demolish an existing 288 square foot storage shed located in the rear of the lot. A condition of approval (Planning condition No. 3.6) has been added, that requires the storage shed be removed prior to the issuance of a building permit for the new garage structure. In addition, a condition of approval has been added that requires a covenant of restriction to be recorded against the property prior to building permit issuance that specifies that the garage must be used for the storage of vehicles and personal items by the owners or occupants of the residence, and cannot be used for commercial purposes, rented or converted for residential purposes.
The proposed structure is located on the rear portion of the lot, south of the existing single-family residence and proposed ADU, outside of public view. The property is 330 feet deep, and the proposed garage is setback 230 feet from the front property line. The first floor of the structure consists of a 1,700 square foot garage for vehicle storage. Ladders on the interior of the garage allow access to the second-floor mezzanine that is intended to be used for storage of personal items only for the owners/occupants of the main dwelling. There are several properties within the vicinity that have similar large accessory structures located in the rear portion of the lot.
Project statistics are as follows:
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Item |
Proposed/Required |
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Project Area - |
21,450 sq. ft. (.49 acres) |
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No. Lots - |
1 |
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Building Area - |
- Existing residence = 1,600 sq. ft. - Existing front porch = 80 sq. ft. - Existing breezeway = 264 - Existing two car garage = 484 sq. ft. - Proposed detached four car garage = 1,700 sq. ft. + 765 sq. ft. storage loft - Proposed ADU = 1,199 sq. ft. (under separate permit) - Total = 6,092 sq. ft. |
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Height - |
25’-10” proposed |
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Lot Coverage - |
24.83% proposed (including the proposed ADU)/ 25% maximum allowable |
Architecture/Aesthetic Impact
The proposed garage structure is designed to match the existing single-family residence on the site. The proposed building is a wood frame structure with a stucco finish to match the existing home. The roof will match the slope and asphalt shingle material of the existing single-family residence. Decorative building features include mullioned windows with trim on all four elevations, gable dormer vents, and pre-finished garage doors. The design is consistent with the architecture found within the neighborhood. All colors and materials are conditioned to match the existing house to the satisfaction of the Director of Development Services.
Public Noticing
A 10-day notice was mailed to all property owners and occupants within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on May 4, 2024, and the City sent information out on the City’s social media platforms. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
Staff has performed a preliminary environmental assessment of this proposed project and has determined that it falls within the Class 3 Categorical Exemption set forth in California Environmental Quality Act (CEQA) Guidelines Section 15303, New Construction or Conversion of Small Structures, as the proposed project is for the construction of an accessory (appurtenant) structure. Furthermore, staff has determined that none of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, section 15300.2 apply to the proposed project.