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HomeMy WebLinkAbout1996-11-18 City Council (12)City of Palo Alto City Manager’s Report TO:HONORABLE CITY COUNCIL 4 FROM:CITY MANAGER DEPARTMENT: Planning and Community Environment DATE:November 18, 1996 CMR:469:96 SUBJECT:2174 Waverley Street/100 Waverley Oaks: Application for a tentative parcel map with exceptions to the required minimum lot depth to allow a lot line adjustment between two single-family properties for the purpose of providing greater protection for a portion of an existing historic wall, which is part of a Category 1 historic site. the Pedro de Lamos Hacienda. A variance is requested to allow an existing rear yard setback to be reduced to 6 feet, where a 20-foot setback is normally required. (File Nos. 96-PM-3, 96-V-21, 96-HRB-29) REQUEST Council is requested to accept the Planning Commission, Historic Resources Board and staff recommendations to approve the tentative parcel map with exceptions to the required minimum lot depth, and a variance to allow a lot line adjustment between two single-family properties for the purpose of providing greater protection for a portion of an existing historic wail, which is part of a Category 1 historic site, the Pedro de Lamos Hacienda. RECOMMENDATIONS The Planning Commission, Historic Resources Board and staff recommend that the City Council approve the tentative parcel map with exceptions to lot depth, and a variance for reduced rear yard setback, based on the attached findings (Attachment 1) and subject to the attached modified conditions (Attachment 2). BACKGROUND The applicant requests approval of a tentative parcel map to adjust a lot line between two existing single-family parcels (Lot 1:2174 Waverley Street; and Lot 2:100 Waverley Oaks). An exception is requested to allow the depth of Lot 1 to be reduced tYom approximately 90 feet to 83 feet, where 100 feet is normally the minimum depth required. The northernmost section of the subject lot line would be adjusted approximately 11 to 13 feet to correspond CMR:469:96 Page 1 of 6 to the north face of a portion of an existing historic wall, currently located on Lot 1. The remainder of the lot line would be adjusted approximately 8 feet to roughly correspond to an existing ingress and egress easement on Lot 1 for the benefit of the owners of Lot 2. The project results in retention of approximately 65 feet of the 107-foot-long historic wall, which would be protected by virtue of incorporation into Lot 2 (see Attachment 3 - Application letter). Approximately 42 feet of the wall would be demolished to allow the owners of Lot 1 to create a patio within their rear yard. The remaining portion of the historic wall will define the northern portion of the adjusted property line. The remainder of the property line would be roughly defined by a new 7-foot-tall stucco wall, which would be jogged around mature plantings. The new wall would be designed to complement the existing historic wall, and would return to the HRB for review and approval. The proposed lot line adjustment would result in the transfer of approximately 2.524 gross square feet from Lot 1 to Lot 2. The resulting net lot sizes of 17,737 square feet and 31,025 square feet, respectively, comply with the R-1 (929) zone district minimum lot size of 12,000 square feet for flag lots. Both properties would comply with the required site development regulations, with the exception of the rear yard setback for Lot 1. Because Lot 1 is a flag lot with access from Waverley Street, the subject lot line is considered the rear property line. subject to a 20-foot setback. The applicant has applied for a variance to allow the existing house on Lot 1 to encroach into the required rear yard setback and to be located as close as 6 feet from the relocated rear property line. Site Description The house on Lot 2 was designed, constructed and inhabited by Pedro de Lamos in the 1930s and is listed on the National Register of Historic Places and the City’s Historic Inventory. as a Category 1 significant structure (Attachment 4 - Historic Inventory Sheet). A wall and entry feature were also constructed by de Lamos to complement the house. At the time of construction the subject lots were not divided and the house and wall were located on one propertT. The property was then subdivided into the current parcel configuration, separating the historic house on Lot 2 from the wall on Lot 1. A 7-foot-wide access easement was created on Lot 1 to allow the owners of Lot 2 to access a garage at the rear of the property. A new single-family house on Lot 1 is currently under construction. Due to the house being a flag lot, it is limited to a single-story and has a height limit of 17 feet. The house has been constructed to comply with all R-1(929) zone district site development regulations. The subject historic wall is currently located within the northern portion of the lot’s required rear yard setback. A 42-foot-long portion of the wall is proposed to be demolished to accommodate a new patio. CMR:469:96 Page 2 of 6 Project Histo~~ On September 15, 1995, the owners of Lot 1 submitted a building permit application to construct a new single-family residence. A condition was attached to the permit that prohibited removal of the existing historic wall. The condition was based on the need for the required HRB review for demolition of Category 1, significant structures. On January 9, 1996, the owners of Lot 1 submitted, for Historic Resources Board review, an application to demolish the subject historic wall and to relocate adjacent cyprus trees (Attachment 5 - Demolition application letter). The applicants claimed that the wall and trees restricted the use of their property and prohibited construction of a kitchen patio, which was part of their construction plans for the new house. They also indicated that they would be amenable to an arrangement with the owner of Lot 2 to adjust the property line for the purpose of preserving the wall. On January 17, 1996, the owners of Lot 1 withdrew their application for demolition of the wall. The current project to adjust the lot line and preserve a portion of the existing wall is the result of negotiations between the property owners. Planning staffhave encouraged the current application as a means of resolving the preservation of as much of the historic wall as possible without compromising the house and site plan for Lot 1. On October 2, 1996, the Historic Resources Board reviewed the current application and voted 4-0-I-1 (Anderson not participating, Mario absent) to recommend approval. On October 30, 1996, the Planning Commission reviewed the tentative parcel map and variance applications and voted 6-0-1-0 (Byrd not participating) to recommend approval with minor changes to conditions 5 and 6, as requested by the applicant (see Attachment 2, Modified Conditions). The Commission recommended modification of condition 5 to allow the owner of 2174 Waverley to demolish the identified portion of the wall after Council approval of the tentative map. Since the property owners have entered into a legally binding agreement to record the parcel map, the Commission determined that the wall could be demolished prior to recordation of the parcel map. The Commission also recommended modification of condition 6, to allow the applicant to apply for a building permit for the new fence prior to Historic Resources Board review. The building permit would not be issued prior to the required review. POLICY IMPLICATIONS The project must be determined to be consistent with the policies and programs contained in the current Palo Alto Comprehensive Plan. Comprehensive Plan The following Comprehensive Plan policies and programs apply to this application: CMR:469:96 Page 3 of 6 Urban Design, Program 2: ’"Restore and maintain residential character in older sections of Palo Alto." Urban Design. Policy 2: Encoura=e private preservation of buildings which have historic or architectural merit or both." The proposed lot line adjustment complies with the Comprehensive Plan Policy and Program listed above by identifying its importance as a contextual element for the historic house located at 100 Waverley Oaks. The retention of the wall maintains the residential character of the site and the unique Wa.verley Oaks cul-de-sac, which is characterized by an elegant wall encircling the cul-de-sac and an exceptional arched gate which is integral to the subject historic wall. Additionally, the lot line adjustment encourages preservation of the historic wall which was designed to be integral with the house located at 100 Waverley Oaks, which is listed as a Category 1 historic structure, on the Palo Alto Historic Inventory and on the National Register of Historic Places. DISCUSSION The lot line adjustment between the two subject properties would result in greater protection for the historic wall, entry gate and provide for permanent access to Lot 2, without need for the existing 7-foot-wide access easement. The remaining wall and the entire entu feature would benefit fi’om the protection afforded structures that are located on designated historic properties. The portion of the wall proposed for removal is currently leaning and cracking the remaining wall. Removal of this portion would assure that its structural failure will not adversely affect the remainder of the wall. Removal of this section would also allow the owners of Lot 1 to complete their plans to construct a kitchen patio, which was originally part of their construction plans. A variance is needed for a reduced rear yard setback for the house on Lot 1. Since the relative distance between the homes would not change as a result of the lot line adjustment, the rear yard encroachment would not have a negative impact on privacy between the properties. Additionally, the encroachment does not significantly reduce the property’s private outdoor living area, which is located in the north and northeast portions of the site. The attached findings support the proposed parcel map and variance. Staff has determined that the proposed subdivision is consistent with applicable Comprehensive Plan policies and programs, in that the project complies with Urban Design, Policy 2 and Program 2 by identifying the historic wall’s importance as a contextual element for the historic house located at 100 Waverley Oaks. Additionally, granting of the lot depth exception is necessary for the preservation and protection of the structurally sound portion of the historic wall, and allows the owners of 2174 Waverley Street, the full use and enjoyment of their property, without separation by wall or restriction by easement. The requested variance for the rear CMR:469:96 Page 4 of 6 yard encroachment is a result of the lot line adjustment, which is needed to provide ~eater protection for the structurally sound portion of the historic wall. Public Participation Notification of the Planning Commission public hearing was sent to property owners and utility users within 300 feet of the subject site, at least 12 days prior to the Planning Commission hearing. The City Council meeting date was announced at the Planning Commission hearing. ALTERNATIVES The City Council could choose one of the following alternatives: 1.Approve the tentative parcel map and variance applications; 2.Deny the tentative parcel map and/or variance applications; or 3.Approve the map and variance applications subject to attached modified conditions, per Planning Commission, Historic Resources Board and staff recommendations. Findings are required to support whatever action is taken on the map and variance applications. FISCAL IMPACT The project will not have a significant fiscal impact on the City. ENVIRONMENTAL ASSESSMENT This project is Categorically Exempt from the provisions of the California Environmental Quality Act, pursuant to Article 19, Section 15305 (a): "minor lot line adjustments not resulting in the creation of any new parcel." STEPS FOLLOWING APPROVAL If Council approves the project, the applicant will be required to submit an application for approval of a parcel map. The parcel map will be reviewed for compliance with the tentative parcel map approval by the Public Works Department and the Planning Division. Once approved, the parcel map will be recorded at the Santa Clara County Recorders’ Office. ATTACHMENTS Attachment 1 - Findings for Approval of Parcel Map with Exceptions and Variance Attachment 2 - Modified Conditions Attachment 3 - Application Letter Attachment 4 - Historic Inventory Sheet CMR:469:96 Page 5 of 6 Attachment 5 - Demolition Application Letter Attachment 6 - Historic Resources Board Minutes of October 2, 1996 Attachment 7 - Planning Commission Minutes of October 30. 1996 (Excerpt) Attachment 8 - Planning Commission Staff Report (without attachment) Attachment 9 - Location Map Plans [Council Members only] CC:Monty Anderson, 141 Emerson St., Palo Alto, CA 94301 Greg Hammer and Christina Pahl, 2174 Waverley St., Palo Alto. CA 94301 Harr3~ and Shirley Hagey, 100 Waverley Oaks, Palo Alto. CA 94301 PREPARED BY: Joseph M. Colonna. Senior Planner DEPARTMENT HEAD REVIEW: KENNETH R. SCHREIBER Director of Planning and Community Environment CITY MANAGER APPROVAL: FLEMING Ci Manager CMR:469:96 Page 6 of 6 FINDINGS Attachment 1 TENTATIVE PARCEL MAP The proposed subdivision is consistent with applicable Comprehensive Plan policies and programs, in that the project complies with Urban Design, Policy 2 and Program 2 by identifying the historic wall’s importance as a contextual element for the historic house located at 100 Waverley Oaks. The retention of the wall maintains the residential character of the site and the unique Waverley Oaks cul-de-sac, which is characterized by an elegant wall encircling the cul-de-sac and an exceptional arched gate which is integral to the subject historic walt. Additionally, the lot line adjustment’ encourages preservation of the historic wall by assuring that there is a clear connection between the wall and the house located at 100 Waverley Oaks, which is listed as a Categor?.’ 1 historic structure on the Palo Alto Historic Inventory and on the National Register of Historic Places: o The site is physically suitable for the type of development proposed in that the lot line adjustment respects the existing development pattern by moving the lot line to correspond with the historic wall and existing access easement; The design of the new lot pattern and building additions will not cause significant environmental impacts, in that the reason for the lot line adjustment is to preserve a historic wall that is a contextual element for a site currently listed on the National Register of Historic Places; o The design of the new lot pattern and the proposed development will not result in serious public health problems in that the lot line adjustment does not result in an additional number of lots or increase in the density of housing units in the area; and The design of the new lot pattern will not conflict with public easements for access through the use of the property in that both lots will continue to have access to a public street and the existing driveway serving 100 Waverley Oaks will be incorporated into the property, therefore eliminating the need for the existing 7-foot- wide access easement. Additionally, the parcel map is conditioned to require the recordation ofa 10-foot-wide public utility easement for each lot within the Waverley Oaks private road to reflect the existing utility locations. 2174 Waverley Street/100 Waverley Oaks FINDINGS Page 1 EXCEPTION FOR REDUCED LOT DEPTH There are special circumstances or conditions affecting the property., in that the existing historic wall is separated from the historic Pedro de Lamos house by a lot line. It is more appropriate for purposes of historic preservation to adjust the lot line and combine the historic elements on one site than it would be to relocate the position of the wall itself; The exception is necessary for the preservation and enjoyment of a substantial property right of the petitioner, in that the lot line adjustment provides greater protection for the structurally sound portion of the historic wall, and allows the owners of2174 Waverley Street the full use and enjoyment of their property, without separation by wall or restriction by easement; o The granting of the exception will not be detrimental to the public welfare or injurious to other property in the territory in which the propert), is situated, in that the reduced lot depth does not adversely affect the buildibility of 2174 Waverley Street, and will not impact the existing pattern of development in the area; and o The granting of the exception will not violate the requirements, goals, policies, or spirit of the law, in that the lot line adjustment complies with the requirements of the Subdivision Map Act and will further Comprehensive Plan policy to protect and preserve historic elements in Palo Alto. VARIANCE There are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district in that the Pedro de Lamos Hacienda at 100 Waverley Oaks is a landmark status historic residence, and the subject wall is one of the defining elements of the historic site. The house being constructed at 2174 Waverley Street is located the minimum distance from the rear propert3~ line, without respect to the historic wall but conforming to the zoning regulations. A shift in that rear property line to reunite the historic wall on 2174 Waverley Street with the historic house at 100 Waverley Oaks would result in a rear yard encroachment at 2174 Waverley Street; o The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary, hardship in that the rear yard encroachment is the result of a lot line adjustment which is needed to provide greater protection for 2174 Waverley Street/100 Waverley Oaks FINDINGS Page 2 the structurally sound portion of the historic wall, and which allows the owners of 2174 Waverley Street the full use and enjoyment of their propert3~ without separation by wall or restriction by easement; and The granting of the application will not be detrimental or injurious to property or improvements in the vicinity in that the relative distance between the homes would not change as a result of the lot line adjustment. The existing historic driveway provides a wide buffer between the two properties, therefore the rear yard encroachment would not have a negative impact on privacy between the properties. Additionally, the encroachment does not significantly reduce the property’s private outdoor living area, which is located in the north and northeast portions of the site. 2174 Waverley Street/100 Waverley Oaks FINDINGS Page 3 Attachment 2 MODIFIED CONDITIONS (Modifications in Italic) A parcel map shall be filed with the Planning Division within four years of the approval of the tentative parcel map. Prior to recordation of the parcel map, the legal descriptions of the subject lots shall be amended to reflect the approved lot line adjustment and removal of the existing 7- foot-wide access easement along the west property line of 2174 Waverley Street. Removal of the access easement shall in no way affect the existing 1-foot-wide non- access strip along the Waverley Oaks frontage of 2174 Waverley Street. Prior to recordation of the parcel map, the legal descriptions of the each lot shall be amended to reflect dedication of a 10-foot-wide public utility easement along the north property line, within the Waverley Oaks private road. The required easements shall be shown on the face of the parcel map to be recorded. The owner of the property known as 100 Waverley Oaks shall preserve that portion of the historic wall identified to remain as shown on the project plans, and shall not modify or remove any portion of the wall except that portion identified to be demolished on the project plans, without the prior approval of the Historic Resources Board. The portion of the :~all to be removed, as identified on the project plans, shall not be removed prior to Cio; Council approval of the tentative parcel map. The design of the proposed 7-foot-high fence, to be located adjacent to the property line separating the subject lots, shall be reviewed by the Historic Resources Board, prior to issuance of a Building Permit. 2174 Waverley Street/100 Waverley Oaks MODIFIED CONDITIONS Page 1 ARCHITECTS Attachment 3 July 30, 1996 City Council City of Palo Alto Department of Planning Community Environment 250 Hamilton Avenue Palo Alto, CA 94301 RE: Minor Subdivision with Conditions for 2174 Waverley Street and 100 Waverley Oaks. Dear Council Members, We are applying for a Minor Subdivision to allow the property line between two private residential properties to be re-drawn. The purpose of this is to establish a clear and permanent distinction between the properties at 2174 Waverley Street and 100 Waverley Oaks, a National Register Property. Adjustment of the property line will permanently provide protections to a historic wall and entryway to the Waverley Oaks property. Back~ound: 100 Waverley Oaks is one of only eleven buildings in the City of Palo Alto listed on the National Register of Historic Places. The City of Palo Alto’s Historic Inventory categorizes the property as a Category 1 significant property. Waverley Oaks was built over a ten year period in the 1930’s b~y Pedro de Lemos, the curator of the Stanford Art Museum for 28 years and a notable artist and architect. At the time when de Lemos was building Waverley Oaks, both 100 Waverley Oaks and 2174 Waverley Street were one property. Later, de Lemos subdivided his property and gave the 2174 Waverley Street property to his daughter. At the time of the subdivision, the 2174 Waverley property could not meet minimum lot size requirements without encroaching on the existing drive of the 100 Waverley Oaks property. This technical problem was overcome by creating a seven- foot access easement to allow the Waverley Oaks residents access to the garage at the rear of the property. Many other features, such as an entry wall of stone and brick, built by de Lemos, technically became a part of the 2174 Waverley Street property. Since the two properties were to be shared by family members, it was probably not deemed necessary to clarify these issues. Now, some 60 years later, the two properties are no longer owned by the de Lemos family, and all these shared property rights issues are an issue. Pivotal among theln is the stone wall which has historically and visually, always been a part of the Waverley Oaks entrance. By re-adjusting the property line between the two properties, we can better protect the wall, entry gate, and permanent access to the Waverley Oaks property, as well as eliminate the burdens for both property owners, who are currently bound by the current shared-access restrictions. Circumstances Supporting This Variance Application: A. There are special circumstances or conditions affecting the property. Cody Anderson Wasney Architects Inc. ¯ 941 Emerson Street ¯ P~lo Alto, CA 94301 ¯ Tel 415.3~8.1818 ¯ Fax 415. 328.1888 ¯ Email cawarch@aol.corn Ci~ Council July 30, 1996 Page 2 No Do Waverley Oaks is locally and nationally recognized as a significant historic property. This recognition extends not only to the house itself, but to the entry gate, casita (where the artisans and workers lived who built the house), cul-de-sac niche constructed with 17th century tile from California Missions, to the walls of stone and brick and sandstone garden artifacts left over and salvaged from debris at Stanford from the 1906 earthquake. Re- adjustment of the property line and elimination of the access easement will act as a way for preservation of these elements to fall under the control of the zoning 6rdinance regarding Category 1 structures. Currently, many of these site artifacts lie in the shared area on the 2174 Waverley Saeet property and are subject to no protection since this property is not listed on the City’s Historic Inventory. The exception is necessary for the preservation and enjoyment of a substantial property right of the petitioner. The current shared easement is a hardship for both owners. Without a clear definition between the two properties, the owners must continually deal with the issues common to both properties. Both owners have worked out this agreement and are in favor of the lot line adjustment. Since the Waverley Oaks property is historic and the 2174 Waverley Sweet property is not, the continued shared agreement un-necessarily burdens the property owners of 2174 Waverley. When these owners bought their property, there was no indication in the city records that a portion of their property had historic value. It was only when they were about to start construction on their property did they become aware of this issue. Since these properties are now not shared by the de Lemos family, it is not fair that the current property owners have to bear the burdens of the previously il!-conceived lot split. The grating of the exception will not be detrimental to the public welfare or injurious other property in the territory in which the property is situated. 100 Waverley Oaks exceeds the FAR allowed on the property and no additional square footage could be added to the property. In addition, the rear of 2174 Waverley has taken advantage of its rear yard encroachment as allowed in the zoning ordinance. As a result, there could be no further encroachments and the two buildings that currently exist are as close to one another as zoning would ever allow. Granting of this variance would not allow either building to change this relationship to one another, and the adjustment of the property lines becomes essentially a paper exercise aimed at preserving a valued historic resource and eliminating disputes revolving around the access easement. There would be no life-safety issues involved. The granting of the exception will not violate the requirements, goals, policies, or spirit of the law. There are only two property owners affected by this proposed lot line adjustment and both property parties are anxious to resolve these property rights issues quickly and permanently. Both parties have worked together to develop this plan and are in full support of this proposal. The current conditions cloud the issues of lawful rights, our solution clarifies these issues, not only for the current owners, but future owners as well. Ci~, Council July 30, 1996 Page 3 For these reasons, both the owners of the respective properties ask that you grant this Minor Subdivision request. I would also add that this request would allow the owners of 2174 Waverley Street to remove a portion of the wall as shown on the drawings. This portion of the wall is leaning to one side and cracking the remaining wall. Removing this portion will help assure that the remaining portion will not fail in a similar manner. In addition, no Environmer~tal Impact Analysis must accompany this application because it falls within the guideline.s of a Class V Categorical Exemption. I would be happy to meet you at the site ff you wish to see the existing conditions for yourself. Y’ Montgomery AIA Principal Cody Anderson ey Architects, Inc. Attachmen~ 4 City of Palo Alto Historic Resources Inventory Detail Date: 25-dan-95 Historic Building Inventory ID: 378 location Historic name: Pedro de Lemos House Common or current name: Number & street: 100-110 Waverley Oaks City: Palo Alto Alternate Address: Past Address: status ownership use description Category:1 Historical District: Owner: Alan and Freda Sherman Address: same City: ZIP: ZIP: County: Santa Clara [] National Registry [] State Registry public ~ private Present: Residential Original: Residential Past: Essentially Spanish Colonial Revival in style, this stucco and tile structure combines one and two story elements in a rambling composition that incoq3orates walls, a gate, and fragments of older buildings into its design. Two-story elements flank the central one-story entrance portion of the house. A collection of chimneys and varied roof forms combine to provide the structure with a unique form and image. A peaked two-story concrete and stone arched gate spans the entrance driveway. Photo Date: 1978 Property Size frontage: 105.26 depth: 278.98 acreage: Condition: good Alteration: Unaltered Surr6undings: [] Open [] Scattered Buildings [] Densely Built Other: []Residential []Commercial []Industrial Threats: [] None Known [] Vandalism [] Private Developmen Other: [] Public Works [] Zoning page 937 description (cont.) significance Architect: Pedro de Lemos Builder: Pedro de Lemos Date: 1931 ~ factual ..~ estimated Notes: Exterior Material: stone Other Material: tile Original Site: original Theme: architecture Features: [] Barn [] Formal Garden [] Carriage House [] Windmill OtherFeatures: Garages and entry gate [] Outhouse [] Watertower [] Shed [] None Pedro de Lemos. director of Stanford Museum and Art Gallery for 28 years, bought three acres from Alfred Seale for his Hacienda de Lemos at 100 Waverley Oaks. The construction, started in 1931, was ten years in the building although the de Lemos family moved into the home in 1934. The artistry and Spanish background of de Lemos were reflected in the home. Some of its outstanding features are: triple, hand-crafted tile roof, heavy hand-hewn beams and carved doors. The gdllework and masonry gave testimony to de Lemos’ passion for authenticity and detail. The living room, two-stories high, has huge log beams which were dragged from the San Francisco Bay. Pedro de Lemos died in 1954. His daughter, Mrs. James Morton, lived in the house in 1976. The structure is a unique and highly important architectural work by a distinguished artist, art teacher, editor and author of journals and books in art, and designer of other distinctive buildings in Palo Alto. The manipulation of scale, use of elements of older buildings, and varied forms create a complex and rather medieval image. The composition is skillful and the design inventive. The gate, garage area and grounds are intact and enhance the power and character of the building. sources P.A. Times 1/26125, 10/1/31,2/16/32, 11F23/32, 9/6/39, 12/6/54; Valley Journal 3flf72, 3/8/72; San Jose Mercury News 1/14f73; National Register of Historical Places Inventory Nomination Form, including interviews with former and present owners. preparation Organization: By: Ruth Wilson (Revised 1981, Historic Resources Date: 1978 DB Record Date: 8/3/94 Address: 250 Hamilton Avenue or 250 Hamilton Ave. City: Palo Alto State: CA ZIP: 94301 Phone: page 938 Attachment 5 M ft " Attachment 6 Historic Resources Board Minutes Wednesday, October 2, 1996 8:00 a.m. - 10:00 a.m. Council Conference Room Palo Alto City Hall 250 Hamilton Avenue Palo Alto, California Roll Call Board Members present: Board Members absent: Staff Members present: City Council Liaison: All except Mario, Bernstein Mario, Bernstein Grote Councilmember Kniss Approval of Minutes: None in packet City Council Liaison Report: CM Kniss introduced the moratorium issue and said that she would like Board feedback on the actions taken over the past 2 days. Summary: i. Definition of demolition kept 50% of contributing buildings; changed it on landmarks. Standards for historic preservation: How do we incorporate state standards? It is difficult to know when to designate a structure as a landmark when something happened there or someone lived there rather than the actual architectural merit of the structure. Retaining front of house didn’t prevail (5-4 vote): No limit to the number of demolition applications that can be made for a particular house. Process for determining historic evaluation of houses that are pre-1940. Staff to make the initial determination appealable to City Council by member of public. Permitted demolition circumstances: a.Deny as landmark Allow fo} contributing, if "compatible" replacement. ¯Determining compatibility will be difficult ¯Materials and style were discussed. ¯No tea! support for SF design review. Approved #3 (Described above) Brief discussion (by BM Willis) if difference between historic pres. and comm. pres. Who and how does City determine if it is economically feasible to save a house? Historic preservation and the Board itself is on the brink of some major changes. Board needs to think carefully about the approach it takes. BM Anderson said that interim guidelines can be very dangerous in that they can be confusing and inconsistently applled. If rules get too tough, people will not buy historic buildings and the,structures will fall into disrepair. BM Murden said that contributing buildings are really an issue because there are so many of them. BM Willis said that the definition of landmark and contributing buildings should be discussed at Monday night’s joint City Council/HRB meeting. BM Kohler said replacement structures are of vital importance. BM Anderson said that there must be incentives for preservation. Incentives involve extra community. Pre-1940 houses may get incentives or benefits that post-1940 houses do not. Staff approval by ministerial action: Still needs to be determined. Need to have criteria developed. The financial issues must be considered when developing incentives. Agenda Items: I00 Waverley Oaks/2174 Waverley Street 9$-HRB:~9 BM Anderson stepped down on this item as he is the project architect. Project Representatives: Monty Anderson, Project Architect; Presented the project and history of property and project. Harry and Shirley Hagey, Property Owners Summary of HRB Discussion: The Board discussed the history of the project and said that they supported the applicant’s efforts to preserve most of the wall. This agreement represents a lot of work and has really come quite a way from where the situation was in January. MOTION: Moved to recommend to P.C. to approve application. VOTE: 4-0-1-0 (Anderson stepped down, Mario absent) General Discussion: E.General Discussion Discussion of category upgrade for Casa Real and University Art Building was deferred until entire inventory is upgraded. Preliminary information was distributed. PAST would like to have its name on the brochures along with the HRB. HPdB attendance at meetings Joint City Council meeting: October 7, 1996. Incentives for Preservation: a.Financial b.Zoning Would like to have meeting be a discussion with council, not a formal presentation (as has been done in the past). Specia! meeting at 4:45 pm October 7: Need to post agenda (Lisa to get member’s worksheets) . F.Adjournment: 9:~ am Attachment 7 The Planning Commission met in a regular meeting on Wednesday, October 30, 1996 at 7:05 p.m. in the Council Chambers with Chairperson Cassel presiding. ROLL CALL Present: Absent: Commissioners Beecham, Byrd, Cassel, Eakins, Ojakian, Schink and Schmidt None Staff Present Debra Cauble, Senior Assistant City Attorney Joe Colonna, Senior Planner Lisa Grote, Zoning Administrator Nancy Lytle, Chief Planning Official Carol Murden, Historic Resources Board Kenneth R. Schreiber, Director of Planning and Community Environment ORAL COMMUNICATIONS Chairperson Cassel: The first item on our agenda is Oral Communications. At this time, any member of the public mat’ speak to any item that is not on the agenda. Is there anyone who wishes to speak this evening? Seeing none, we will move on to the next agenda item. Tonight, there are three major items on the agenda. We will be handling the approval of minutes, the Waverley Oaks item, and finally, the Sand Hill Road discussions. Commissioner Beecham will chair the Sand Hill Road items, and at nine o’clock, he will assess whether Agenda Item 18, 529 Alma Street, will be continued. AAPCMin4\I 0-30.Min Page 3 11-06-96 Item 11 2174 WAVERLEy/100 WAVERLEY OAKS: Application for a tentative parcel map with exceptions to the required minimum lot depth to allow a lot line adjustment between two single-family properties for the purpose of providing greater protection for a portion of an existing historic wall. A variance is requested to allow an existing rear yard setback to be reduced to six feet where a 20-foot setback is normally required. File Nos. 96-PM-3, 96-V-21, 96-HRB-29. Historic Category 1, National Register. Commissioner Byrd: I will not be participating in this item as my law firm represents one of the applicants. Chairperson Cassel: Are there any staff comments? Joe Colonna: The application before you tonight is a tentative parcel map with exceptions to adjust a property line between two single-family properties for the purpose of providing greater protection for a portion of an existing historic wall. The applicants are also requesting approval of a variance to allow an existing rear yard setback to be reduced to six feet where a 20-foot setback is normally required. On October 2, the Historic Resources Board reviewed the proposed project, and it voted in favor of of recommending approval of it. Staff also recommends approval based on the findings and subject to the conditions listed in the staff report. I would now like to introduce Carol Murden with the Historic Resources Board to make a presentation and to respond to questions. Carol Murden: The Historic Resources Board does support this application strongly. It will reunite this piece of land xvith the Waverley Oaks property. It is an important historic properb,. By reuniting it, it will protect it, because it will come under the historic preservation ordinance. Chairperson Cassel: Are there any, questions from the commission? (None) Then I will open the public hearing. Montv Anderson. 941 Emerson Street, Palo Alto: I am the architect for the 100 Waverley Oaks propert3~. What you have before you tonight is a proposed lot line adjustment that we wish to have approved. At one point, 100 Waverley Oaks and 2174 Waverley Street were all one property. This was the property,, known as Waverley Oaks. Waverley Oaks was the home of Pedro de Lamos. a house built in the 1930s. It is listed as a Category One historic structure in the City of Palo Alto. It is also one of 12 buildings in the City of Palo Alto listed on the National Register of Historic Places. When the lots were split, it was done by Pedro de Lamos for his daughter, creating a property at 2174 Waverley Street. At that point in time, a shared access easement was granted to the 100 Waverley Oaks property in order that they might use an existing driveway to access the rear garage. Large portions of the property were all built by de Lamos and a group of workers brought up from Mexico. They built the A:\PCMin4\I 0-30.Min Page 6 11-06-96 house over a ten-year period. Of note, along with the house is the entry gate to the Waverley Oaks property. It is a really outstanding feature of this property, along with a stone and brick wall which was hand built on the property. I have pictures of those two features. (They are handed up to the commission.) In the way that the lot lines were drawn at the time, a portion of this entry gate and this entry wall, which had always been a visual part of the Waverley Oaks property and its entry, were actually drawn so that they are located on the 2174 Waverley property. When the owners of 2174 Waverley came in and did their plans for their house, there was nothing in the city’s historic inventory which listed these items as being historic. Nothing was ever triggered at the planning counter to alert people to the fact that there were actual historic elements on the property. What we have fashioned over the last several months is an agreement between the two property owners to readjust the lot lines. This readjustment would permanently place all of the entry gate features of Waverley Oaks and a large portion of the stone wall currently on the 2174 Waverley property to always be recognized as a part of the Waverley Oaks property. Since Waverley Oaks is a Category One structure, this would mean that these two items would be protected in the future from demolition. Under the current ordinance, a demolition application would have to be applied for, and up to a one-year moratorium could be placed on those. With the new interim regulations, it is unknown what a demolition application might bring forward at the moment. Our hope is not to demolish it. Our hope is to save it. By working with the property owners at 2174 Waverley, we fashioned this agreement. A portion of the stone wall will need to come down as it is listing badly and actually threatening the structural integrity of the rest of the wall. Should it fall over in a way that it is constructed, it will likely just bring over the rest of the wall. What we want to do is to readjust those properb~ lines and get rid of the shared access agreement, which is forever a problem between two property owners when you have this kind of arrangement. Who maintains it? Who has access to it? All those sorts of things that come out of shared easements. We want to get rid of that once and for all. By doing this, however, we create a substandard condition for the 2174 Waverley property. They would be over the rear setback requirement. We don’t think this is really a big issue, since 2174 Waverley is a brand new house, and they have already taken advantage of a rear yard setback requirement. No further construction could probably occur in this area. In addition, 100 Waverley Oaks is well over the current FAR, and it is verb’ unlikely that any square footage could ever be added to the 100 Waverley Oaks property. So for at least a good long time, these two properties are probably not going to change in their relationship to one another. Therefore, reducing the rear yard setback from 20 feet to six feet I do not feel is a problem. So we are here tonight having received unanimous approval of this idea from the Historic Resources Board, and the two property owners have worked this out amongst themselves without involving the city in the process. Both parties are happy with the agreement, and they have already executed a settlement agreement between themselves for this issue. The only other thing I would like to address are the conditions that have been placed on this A:\PCMin4\I O-30.Min Page 7 11-06-96 approval. Notably, Condition #5 states, "A portion of the wall to be removed, as identified on the project plans, shall not be removed prior to recordation of the parcel map." This actually presents a hardship to the owners of 2174 Waverley, who recently completed their house and wish to complete the exterior portions of their project. What we would like it to say is that upon approval of the City Council in recognition of the fact that there is a signed settlement agreement between the two parties, at that point in time, not only for structural reasons but to allow the owners of 2174 Waverley to move ahead with their plans, we would tike to be able to remove the portion of the wall as indicated on the plans before you at that point in time. Putting in the requirement that we wait until recordation of the parcel map just means another four to six weeks of time that the 2174 Waverley Oaks owners, who are here tonight, Greg Hammer and Christina Pahl, would have to wait to continue with what they want to do. There was never anything, when they came in to the building department, that would have indicated to them that anything on their property was considered historic. So this whole thing has been a hardship for them, and we would like to help by moving it along as quickly as possible. In that regard, I would like to have you look at Condition #6, "The design of the proposed seven-foot-high fence to be located adjacent to the property line separating the subject lots, shall be reviewed by the Historic Resources Board prior to application for a building permit." Even though I do not feel it is going to be a big deal, but regarding the part that we cannot apply for a building permit prior to the review by the Historic Resources Board we would like to state instead that it be "issuance of a building permit" instead of "application for a building permit" so that in hopes of speeding up this process, we could possibly run the building permit process and the HRB review concurrently. We are fine with having the building permit held up until the HRB gives them its full blessing. The building permit should be an over-the-counter type of thing for this property. I don’t think it will be a big deal, but if the building permit process dragged on and we could not even apply for it until after the HRB review, it is just a matter of time. We are looking for some relief on some of those time issues. Chairperson Cassel: Would the wording on Condition #5 simply be, "A portion of wall to be removed as identified on the project plan shall not be removed until approval by the City Council"? Mr. Anderson: That would be fine xvith us. We would be willing to let staff look at our settlement agreement to see that both parties have signed off on it. Chairperson Cassel: As regards Condition #6, you would like to have it read "The design of the proposed seven-foot-high fence to be located adjacent to the property line separating the subject lots shall be reviewed by the Historic Resources Board prior to issuance of a building permit." A:\PCMin4\I 0-30.Min Page 8 11-06-96 Mr. Anderson: That is correct. Chairperson Cassel: Is that satisfactory, with staff. Mr. Colonna: Yes, that is fine with staff. Under Condition #5, we would like to review" the agreement to make sure that we have assurances that once we allow the demolition of a portion of the wall, that the parcel map will, in fact, be recorded and will have preservation for the rest of the wall. Chairperson Cassel: So you want this to read "approval of the City Council and review of Ms. Cauble: Since the commission is a recommending body, what I heard Mr. Colonna say is that before he would want to strongly recommend this to the City Council, he would want to look at the pertinent provisions of the agreement. So he does not object to your recommending in favor, but that is something we would want to look at before this goes before the City Council. Commissioner Schink: Could staff come up with some language that fits in that category? I am a little uncomfortable with the idea of saying "until City Council approval" because we are just recommending to them to approve it. It does not make much sense here, so if you could come up with some new language to say something like "staff’s review of the settlement agreement" something along those lines. What I am saying is that until this document gets to the City Council, it is meaningless. Ms. Lytle: I would suggest that the condition read, "The portion of the wall to be removed, as identified on the project plans, may be removed following council action on the tentative map." Chairperson Cassel: I will now close the public hearing and return this item to the commission. Are there any questions of staff. (None) MOTION: Commissioner Schink: I will move the staff recommendation with Condition #5 being amended, striking the words "prior to recordation of the parcel map" and to read instead "following council action." Also in Condition #6, to strike the words "application for" and insert "issuance of" the building permit. SECOND: By Commissioner Schmidt. Commissioner Schink: This appears to be a pretty straightforward application. All of the essential people, the most immediate neighbors, are in agreement. I think we should approve it and move on. A:kPCMin4\I 0-30.Min Page 9 11-06-96 Commissioner Schmidt: Obviously, I agree with the motion. I want to commend the neighbors for working this out among themselves rather than having to bring it to the city to resolve. It is an excellent resolution. I would like to compliment the architect on the very clear description, especially the clear, written description of the situation that very neatly explains it and represents both parties very well. Chairperson Cassel: I will also support this item. I feel it is a nice solution to a very. difficult problem. I hope that the City. Council will agree. MOTION PASSES: Chairperson Cassel: Is there any further discussion on this motion? All those in favor, say aye. All opposed? That passes unanimously on a vote of 6-0, with Commissioner Byrd not participating. This will go forward to the City Council on November 18. NOTE: Next followed Items 12 - 17, Sand Hill Road Corridor - Please see attached transcription. AGENDA ITEM 18 529 ALMA STREET: "Appeal of a Zoning Administrator’s approval of Conditional Use Permit, 96-UP-5, allowing live entertainment, including music and dancing, at an existing restaurant (Q Billiards). File Nos. 96-UP-5; 96-EIA-4. This item was continued to November 13, 1996 Planning Commission meeting. REPORTS FROM OFFICIALS AGENDA ITEM 19 meeting. Possible cancellation of November 27 Planning Commission This Planning Commission meeting was canceled. AGENDA ITEM 20 Discussion of Draft Comprehensive Plan and EIR Calendar. This item was continued to November 13.1996 Planning Commission meeting. ADJOURNMENT: t 1:40 PM A:\PCMin4\I 0-30.Min Page 10 11-06-96 TO: Attachment 8 PLANNING COMMISSION PLANNING COMMISSION AGENDA DATE: October 30, 1996 FROM:Joseph M. Colonna DEPARTMENT: Planning S~CT:2174 Waverley Street/100 Waverley Oaks: Application for a tentative parcel map with exceptions to the required minimum lot depth to allow a lot line adjustment between two single-family properties for the purpose of providing greater protection for a portion of an existing historic wall, which is part of a Category 1 historic site, the Pedro de Lamos Hacienda. A variance is requested to allow an existing rear yard setback to be reduced to 6 feet, where a 20-foot setback is normally required (File Nos. 96-PM-3, 96-V-21, 96-HRB-29). RECOMMENDATION The Historic Resources Board (HRB) and staff, recommend that the Planning Commission recommend that the City Council approve the tentative parcel map with exceptions to lot depth, and a variance for reduced rear yard setback, based on the attached f’mdings (Attachment 1) and subject to the attached conditions (Attachment 2). BACKGROUND/PROJECT INFORMATION Project Description The applicant requests approval of a tentative parcel map to adjust a lot line between two existing single-family parcels (Lot 1:2174 Waverley Street; and Lot 2:100 Waverley Oaks). An exception is requested to allow the depth of Lot 1 to be reduced from approximately 90 feet to 83 feet, where 100 feet is normally the minimum depth required. The northernmost section of the subject lot line would be adjusted approximately 11 to 13 P:\PCSR’,2174Wave.sr Page 1 10-24-96 feet to correspond to the north face of a portion of an existing historic wall, currently located on Lot 1. The remainder of the lot line would be adjusted approximately 8 feet to roughly correspond to an existing ingress and egress easement on Lot 1 for the benefit of the owners of Lot 2. The project results in retention of approximately 65 feet of the 107-foot-long historic wall, which would be protected by virtue of incorporation into Lot 2 (see Attachment 3 - Application letter). Approximately 42 feet of the wall would be demolished to allow the owners of Lot 1 to create a patio within their rear yard. The remaining portion of the historic wall will def’me the northern portion of the adjusted property line. The remainder of the property line would be roughly defined by a new 7-foot-tall stucco wall, which would be jogged around mature plantings. The new wall would be designed to compliment the existing historic wall, and would return to the HRB for review. The proposed lot line adjustment would result in the transfer of approximately 2,524 gross square feet from Lot 1 to Lot 2. The resulting net lot sizes of 17,737 square feet and 31,025 square feet, respectively comply with the R-1(929) zone district minimum lot size of 10,000 square feet. Both properties would comply with the required site development regulations, with the exception of the rear yard setback for Lot 1. Because Lot 1 is a flag lot with access from Waverley Street, the subject lot line is considered the rear property line, subject to a 20-foot setback. The applicant has applied for a variance to allow the existing house on Lot 1 to encroach into the required rear yard setback and be located as close as 6 feet from the relocated rear property line. Site.Description The house on Lot 2 was designed, constructed and inhabited by Pedro de Lamos in the 1930’s and is listed on the National Register of Historic Places and the City’s Historic Inventory as a Category 1 significant structure (Attachment 4 - Historic Inventory Sheet). A wall and entry feature were also constructed by de Lamos to complement the house. At the time of construction the subject lots were not divided and the house and wall were located on one property. The property was then subdivided into the current parcel configuration, separating the historic house on Lot 2 from the wall on Lot 1. A 7-foot- wide access easement was created on Lot 1 to allow the owners of Lot 2 to access a garage at the rear of the property. A new single-family house or/Lot 1 is currently under construction. Due to the house being a flag lot, it is limited to a single-story and has a height limit of 17 feet. The house has been constructed to comply with all R-1(929) zone district site development regulations. The subject historic wall is currently located within the northern portion of P:\PCSRk2174Wave.sr lot’s required rear yard setback. A 42-foot-long portion of the wall is proposed to be demolished to accommodate a new patio. Project Information Information regarding the applicant, owner, assessor parcel numbers, Comprehensive Plan designation, zone districts, existing land use, and parcel sizes is shown in Table 1 below. TABLE 1; PROJECT INFORMATION Applicant: Owners:Lot 1: Lot 2: Assessor’s Parcel Numbers: Comprehensive Plan Designation: Zone District: Existing Land Use: Surrounding Land Uses: Proposed Net Lot Size: Dates: Monty Anderson 941 Emerson Street Palo Alto, CA 94301 Greg Hammer and Christina Pahl 2174 Waverley Street Palo Alto, CA 94301 Harry and Shirley Hagey 100 Waverley Oaks Mountain View, CA 94301 124-10-033 and 124-10-034 Single-family Residential R-1(929) Single-Family Residential Single-Family Residential Lot 1:17,737 square feet Lot 2:31,025 square feet Application received: 8/7/96 Application complete: 9/7/96 Mandatory action deadline: 317/97 P:\PCSRk2174Wave.sr Page 3 10-24-96 Project Histo~. On September 15, 1995, the owners of Lot 1 submitted a building permit application to construct a new single-family residence. A condition was attached to the permit that prohibited removal of the existing historic wall. The condition was based on the need for the required HRB review for demolition of Category 1, significant structures. On January 9, 1996, the owners of Lot 1 submitted for Historic Resources Board review of an application to demolish the subject historic wall and to relocate adjacent cyprus trees (Attachment 5 - Demolition application letter). The applicants claimed that the wall and trees restricted the use of their property and prohibited construction of a kitchen patio, which was part of their construction plans for the new house. They also indicated that they would be amenable to an arrangement with the owner of Lot 2 to adjust the property line for the purpose of preserving the wall. On January 17, 1996, the owners of Lot 1 withdrew their application for demolition of the wall. The current project to adjust the lot line and preserve a portion of the existing wall is the result of negotiations between the property owners. Planning staff have encouraged the current application as a means of resolving the preservation of as much of the historic wall as possible without compromising the house and site plan for Lot 1. POLICY IMPLICATIONS The project must be determined to be consistent with the policies and programs contained in the current Palo Alto Comprehensive Plan. Comprehensive Plan The following Comprehensive Plan policies and programs apply to this application: Urban Design, Program 2: "Restore and maintain residential character in older sections of Palo Alto." Urban Design, Policy 2: "Encourage private preservation of buildings which have historic or architectural merit or both." The proposed lot line adjustment complies with the Comprehensive Plan Policy and Program listed above by identifying its importance as a contextual element for the historic house located at 100 Waverley Oaks. The retention of the wall maintains the residential character of the site and the unique Waverley Oaks cul-de-sac, which is characterized by an elegant wall encircling the cul-de-sac and an exceptional arched gate which is integral to the subject historic wall. Additionally, the lot line adjustment encourages preservation P:\PCSRk2174Wave.sr Page 4 10-24-96 of the historic wall which was designed to be integral with the house located at 100 Waverley Oaks, which is listed as a Category 1 historic structure, on the Palo Alto Historic Inventory and on the National Register of Historic Places. DISCUSSION Issues and Analysis The lot line adjustment between the two subject properties would result in greater protection for the historic wall, entry gate and provide for permanent access to Lot 2, without need for the existing 7-foot-wide access easement. The remaining wall and the entire entry feature would benefit from the protection-afforded structures that are located on designated historic properties. The portion of the wall proposed for removal is currently leaning and cracking the remaining wall. Removal of this portion would assure that its structural failure will not adversely affect the remainder of the wall. Removal of this section would also allow the owners of Lot 1 to complete their plans to construct a kitchen patio, which was originally part of their construction plans. A variance is needed for a reduced rear yard setback for the house on Lot 1. Since the relative distance between the homes would not change as a result of the lot line adjustment, the rear yard encroachment would not have a negative impact on privacy between the properties. Additionally, the encroachment does not significantly reduce the property’s private outdoor living area, which is located in the north and northeast portions of the site. The attached findings support the proposed parcel map and variance. Staff has determined that the proposed subdivision is consistent with applicable Comprehensive Plan policies and programs, in that the project complies with Urban Design, Policy 2 and Program 2 by identifying the historic wall’s importance as a contextual element for the historic house located at 100 Waverley Oaks. Additionally, granting of the lot depth exception is necessary for the preservation and protection of the structurally sound portion of the historic wall, and allows the owners of 2174 Waverley Street, the full use and enjoyment of their property, without separation by wall or restriction by easement. The requested variance for the rear yard encroachment is a result of the lot line adjustment, which is needed to provide greater protection for the structurally sound portion of the historic wall. Public Participation Notification of the Planning Commission public hearing have been sent to property owners and utility users within 300 feet of the subject site, at least 12 days prior to the Planning Commission hearing. P:\PCSRk2174Wave.sr Page 5 10-24-96 ALTERNATIVES The Planning Commission can recommend one of the following alternatives: 1.Approve the tentative parcel map and variance applications; 2.Deny the tentative parcel map and/or variance applications; or 3.Approve the map and variance applications subject to attached conditions, per staff recommendation. Findings are required to support whatever action is taken on the map and variance applications. FISCAL IMPACT The project will not have a significant fiscal impact on the City. ENVIRONMENTAL ASSESSMENT This project is Categorically Exempt from the provisions of the California Environmental Quality Act, pursuant to Article 19, Section 15305 (a): "minor lot line adjustments not resulting in the creation of any new parcel." STEPS FOLLOWING APPROVAL The Planning Commission’s recommendation on the tentative parcel map and variance applications will be forwarded to the City Council for final determination. If Council approves the project, the applicant will be required to submit an application for approval of a parcel map. The parcel map will be reviewed for compliance with the tentative parcel map approval by the Public Works Department and the Planning Division. Once approved, the parcel map will be recorded at the Santa Clara County Recorders’ Office. ATTACHMENTS/EXHIBITS: Attachment 1 - Findings for Approval of Parcel Map with Exceptions and Variance Attachment 2 - Conditions Attachment 3 - Application Letter Attachment 4 - Historic Inventory Sheet Attachment 5 - Demolition Application Letter P:\PCSRk2174Wave.sr Page 6 10-24-96 Attachment 6 - Location Map Plans [Planning Commission members only] COURTESY COPIES: Monty Anderson, 941 Emerson Street, Palo Alto, CA 94301 Greg Hammer and Christina Pahl, 2174 Waverley Street, Palo Alto, CA 94301 Harry and Shirley Hagey, 100 Waverley Oaks, Mountain View, CA 94301 Project Planner: Joseph M. Colonna Division!Department Head Approval" Nancy Maddox Lytle, Chief Planning Official P:\PCSR~2174Wave.sr Page 7 10-24-96 Attachment 9 WaVeHey Street Project: 2174 Waverley Street, 100 Waverley Oaks Tentative parcel map with exceptions to the required minimum lot depth to allow a lot line adjustment between two single-family properties for the purpose a~ providing greater protection for a portion of an existing historic wall. Variance request to allow existing rearyard setback to be reduced to 6 feet, where 20 feet is required 22o Graphic Attachment Date: to Staff Report File #: 441 4~o il444 44.5 d )II Bryant Street 2.37 September 26,1996 Scale: 1 inch = 200 FT 96-PM-3, 96-V-21, 96-HRB-29