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Diamond Street ADU concept tabled after widespread neighbor objections and technical issues
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Summary
A concept review for an Accessory Dwelling Unit at 852 Diamond Street was tabled to a date uncertain after neighbors raised survey, right-of-way, parking and safety concerns and board members requested a certified boundary survey and removal of right-of-way encroachments.
The Design Review Board on Oct. 23 tabled a concept review for an accessory dwelling unit (ADU) proposed at 852 Diamond Street, citing extensive neighbor opposition and several technical deficiencies in the submittal.
Staff said the ADU proposal would locate a roughly 987-square-foot unit on the uphill portion of a steep, narrow lot and would require four variances: (1) exceed the maximum permissible height for a detached ADU (proposed 27.5 feet vs. code maximum 16 feet); (2) allow a retaining wall and parking pad that extend into required yards and are within 3 feet of an interior lot line (retaining wall up to 9 feet high is proposed); (3) exceed exposed retaining-wall height limits in the Diamond Crestview specific plan (5-foot limit); and (4) allow a substandard ADU parking space that extends partially into the public right of way. An REP (revocable encroachment permit) was requested for the wall and driveway/pad in the right of way.
Public comment was broadly opposed. Neighbors said stakes and plans showed a tall structure that would block ocean views and natural light into adjacent homes, would create privacy intrusions from upper-level glazing and elevated decks, and would add traffic and parking pressure to an already very narrow and often-congested section of Diamond Street. Several neighbors said the applicant’s topographic survey did not match their own boundary surveys and urged the board to require a certified boundary survey before further consideration.
Board members said the application lacked crucial documentation (a boundary property-line survey) and had significant outstanding issues with the proposed right-of-way encroachment, which the board said would create long-term nonconforming conditions if the city later widened the street. Members directed the applicant to obtain a certified boundary survey reconciling neighbor surveys and to rework the design so that on-site parking and retaining walls do not rely on improvements in the public right-of-way.
The board voted unanimously to table the concept to a date uncertain to allow the applicant to supply a boundary survey and redesign the project to resolve REP and setback issues.
Ending: Staff will not schedule the item for a future hearing until the applicant submits a certified boundary survey and revised plans addressing right-of-way encroachment and parking; neighbors were advised to request a field visit if they wish the board to verify view impacts.
