CITY OF CALISTOGA STAFF REPORT

CITY OF CALISTOGA
STAFF REPORT
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TO:
CHAIRMAN MANFREDI AND MEMBERS OF THE
PLANNING COMMISSION
FROM:
ERIK V. LUNDQUIST, SENIOR PLANNER
MEETING DATE:
APRIL 25, 2012
SUBJECT:
CALISTOGA WAYSIDE INN USE PERMIT AMENDMENT
1523 FOOTHILL BOULEVARD (APN 011-300-003)
REQUEST:
Consideration of an amendment to the previously approved Conditional Use
Permit (U 87-7) eliminating the owner/manager residence requirements
associated with the “Calistoga Wayside Inn”, and authorizing a 4th bed and
breakfast unit, located at 1523 Foothill Boulevard (APN 011-300-003) within the
“R1-10”, Single Family Residential District. The property owners are Susan and
David Devries. This proposed action is exempt from the California Environmental
Quality Act (CEQA) under Section 15332 of the CEQA Guidelines.
HISTORY & BACKGROUND
The property located at 1523 Foothill Boulevard is approximately 19,000 square
feet in size and is currently established with two structures and other landscaping
improvements. The primary 4-bedroom, 2 story, Spanish Colonial Revival Style
residential structure was constructed circa 1928 and is indentified as a primary
historical resource in the General Plan and may be eligible for State and National
listing due to its association with the Frank Piner Family. A three-car garage, is
located toward the rear of the property, which mimics the architectural treatments
of the primary residence. Graveled parking is located via a private driveway
extending from Foothill Boulevard. The home, garage and landscaping are well
maintained and the authentic exterior woodwork and tile roof are both well crafted.
The Calistoga Wayside Inn received Staff approval for two units in October of
1984. On May 27, 1987 a use permit was granted by the Planning Commission
allowing the operation of a three-unit Bed and Breakfast1.
1
The Planning Commission’s May 27, 1987 approval was appealed to the City Council. On June 16, 1987
the City Council denied the appeal and upheld the Planning Commission’s approval of the Use Permit (U 877).
Calistoga Wayside Inn, 1523 Foothill Boulevard (APN 011-300-003)
Conditional Use Permit Amendment (U 2012-01)
April 25, 2012
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Calistoga Wayside Inn – 1523 Foothill Boulevard
Since approval, this facility has operated with limited documented complaints. A
series of complaints were received in 1987 during the use permit process and then
again in 2010 but in Staff’s opinion these concerns have been resolved or were
unfounded.
PROJECT DESCRIPTION
On June 18, 2010, City of Calistoga Ordinance No. 667 became effective.
Ordinance No. 667, among other things, amended Chapter 17.35, Bed and
Breakfast Inns and Facilities, of the Calistoga Municipal Code (CMC) providing
an opportunity for those properties currently developed with a bed and breakfast
inn and facility in the R-1-10 District to exceed the development limitations upon
the Planning Commission granting a use permit.
On February 28, 2012, an application was received from Doug Cook on behalf of
the property owners, Dave and Susan DeVries, property owners, requesting
authorization to expand their existing 3-unit bed and breakfast facility to 4-units
by converting the existing owner/managers unit to a guest unit, see Attachment
No. 3.
Mr. and Mrs. DeVries own the Chelsea Garden Inn and Chien Blanc Bungalows
on Second Street. These properties are currently managed by on site manager’s
Doug and Judy Cook. In the event that the Planning Commission authorizes the
elimination of the manager’s unit, an off site manager will reside in to at the
Chelsea Garden Inn located at 1443 Second Street.
STAFF ANALYSIS
A.
Land Use
The property is located within the “R-1-10”, Single Family Residential Zoning
District. Pursuant to Sections 17.35.040(C)(4) of the Calistoga Municipal Code,
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Calistoga Wayside Inn, 1523 Foothill Boulevard (APN 011-300-003)
Conditional Use Permit Amendment (U 2012-01)
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the Planning Commission must consider the following special circumstances
prior to approval of the request to eliminate the off site manager’s unit and add a
guest unit:
a.
Proximity to a State highway or major arterial as indicated in the General
Plan circulation element; and
Response: The property is located along Foothill Boulevard (State Route
128), which is a State Highway and is classified as an arterial street in the 2003
General Plan.
b.
The historical character and/or significance of the structure(s) in which the
units are to be located; and
Response:
This project will preserve the historic qualities of the
structure(s) and will be detrimental to the character defining elements of the
property.
c.
The character of the proposed site relative to its surroundings; and
Response: As determined by the Planning Commission during its initial
review of the original use permit, the site is physically suitable for the use. There
is sufficient landscaping and open space on all sides of the property. The
intensity of the use is not such that would adversely affect the residential
neighborhood.
d.
The nature of ingress and egress; and
Response: The existing driveway easement is adequate to serve this
property and the other properties it serves.
e.
The adequacy of the number and location of off-street parking spaces and
maneuvering areas; and
Response: One space is provided for each guest unit and two other
spaces are available for the owner or a housekeeper. Additionally, adequate
turnaround exists on the driveway easement.
f.
Provision of rooms accessible to the developmentally disabled; and
Response: Upon consideration of the Building Official, it was determined
that elimination of the owner residence requirements implies the property is now
a transient lodging facility, triggering accessibility improvements. However, in
light of the existing circumstances, topography, historical significance and scope
of work (i.e. no alterations to the guest units and or structure(s) will occur), the
Building Official has found that a “hardship” exists and is not required to improve
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Calistoga Wayside Inn, 1523 Foothill Boulevard (APN 011-300-003)
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the property to meet accessibility standards at this time as it relates to this
authorization.
g.
A bed and breakfast inn and facility or other visitor accommodation
located on the property was authorized by the City on or before January 1, 2010;
and
Response: A bed and breakfast facility was originally established in 1984.
h.
The property is located within an R-1-10 zone; and
Response: The property is located within the “R-1-10”, Single Family
Residential Zoning District.
i.
The property is established with no more than 10 rental units; and
Response: A four (4) unit bed and breakfast will be established.
j.
Minimum lot size of 10,000 square feet.
Response: The property is approximately 19,000 square feet.
Staff is of the opinion that the proposed four (4) unit bed and breakfast meets the
purpose and intent of the Ordinance and can be found to meet the
aforementioned special circumstances for exceptions to the established bed and
breakfast thresholds in the residential district. In addition, the proposal is
consistent with the policy direction of the General Plan since the project will allow
an existing bed and breakfast facility to upgrade and meet the changing
demands of customers while strengthening business vitality
B.
Parking and Circulation
The property is currently established with 6 parking spaces located in a gravel
parking area between the primary residence and the garage. The garage is not
currently used for parking. The Zoning Ordinance currently requires 1 space per
bed and breakfast unit and 2 spaces for the residential use. House keepers are
not assumed in the parking requirements under the normal circumstances.
Since this proposal plans to expand to a 4 guest room bed and breakfast and
eliminate the on site manager, only 4 parking spaces are required per the Zoning
Ordinance. Since 6 parking spaces are provided the Planning Commission may
wish to designate one space for the owner or house keeper.
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Garage/Storage Located at Rear of Property
C.
Historical Resource
The use of the residence as a bed and breakfast gives the public the opportunity
to experience the historical resource and the residential experience during the
original construction period. The current use and the proposed use (i.e. one
additional guest unit) should not impact the structure, site or the character of the
property.
D.
Growth Management
Each B & B within Calistoga has an established baseline, which was previously
determined based on the water usage between 1998 and 2003. The existing
baseline established for the property is 2 units of water and 1.8 units of
wastewater per year. This converts to an annual allocation of 0.005 acre-feet of
water and 0.004 acre-feet for wastewater, which is a minimal amount.
However, the property has been able to maintain compliance under the existing
baseline due to usage of the existing well on the property. Given this and the
historic residential usage on the property, staff believes that the current allocation
of water and wastewater is sufficient to accommodate the proposed four unit bed
and breakfast and reduction of the owner/managers unit. No additional allocation
is required at this time.
PUBLIC COMMENTS
No public comments have been received to date.
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CONDITIONAL USE PERMIT
To reduce repetition, all of the necessary use permit findings are contained in the
Resolution, see Attachment No. 2.
ENVIRONMENTAL REVIEW
Under the provisions of Section 15332, In-Fill Development, of the State
Guidelines for Implementation of the California Environmental Quality Act
(CEQA) as stated below, this project is found to be exempt from the
environmental review requirements of Chapter 19.10 of the Calistoga Municipal
Code, implementing the California Environmental Quality Act of 1970, as
amended in that; 1) the proposal is consistent with the General Plan and Zoning
District, 2) the subject site is less than five acres and is surrounding by urban
uses, 3) approval of the project would not result in any significant effects relating
to traffic, noise, air quality or water quality, and 4) the site can be adequately
served by all required utilities and public services.
RECOMMENDATIONS
A.
Staff recommends the filing of a Notice of Exemption for the Project
pursuant to Section 15332 of the CEQA Guidelines.
B.
Staff recommends adoption of Resolution PC 2012-14 approving
Conditional Use Permit Amendment (U 2012-01), amending the previously
approved Conditional Use Permit (U 87-7), eliminating the owner/manager
residence requirements associated with the “Calistoga Wayside Inn”, and
authorizing a 4th bed and breakfast unit, located at 1523 Foothill
Boulevard (APN 011-300-003) within the “R1-10”, Single Family
Residential District, based upon the findings presented in the resolution
and subject to conditions of approval.
NOTE: The applicant or any interested person is reminded that the Calistoga
Municipal Code provides for a ten (10) calendar day appeal period. If there is a
disagreement with the Planning Commission, an appeal to the City Council may be
filed. The appropriate forms and applicable fee must be submitted prior to 5:00
p.m. on or before the tenth calendar day following the Commission's final
determination.
ATTACHMENTS
1. Vicinity Map
2. Draft Conditional Use Permit Amendment Resolution PC 2012-14
3. Applicant’s written Project Description and Floor Plan Schematic received
February 28, 2012
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4. Planning Commission Meeting Minutes of May 27, 1987, including Use
Permit U 87-7 Findings and Conditions of Approval
5. Ordinance No. 667, Bed and Breakfast Uses
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