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Hearing officer approves parking and setback modifications for 212 San Nicolas
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Summary
Assistant planner Jillian Fennessy recommended and Staff Hearing Officer Tess Harris approved a parking modification and front/interior setback changes at 212 San Nicolas to allow two uncovered tandem parking spaces and a 420-sq-ft addition; approval is subject to a 10-day appeal period.
Staff Hearing Officer Tess Harris approved on April 29, 2026, a package of parking and setback modifications for a residence at 212 San Nicolas, allowing two uncovered tandem driveway spaces and related encroachments into the front and interior setbacks.
Assistant planner Jillian Fennessy, the case planner, told the hearing that the 6,970-square-foot lot currently has a 1,025-square-foot single-story residence and that the proposed work includes a 420-square-foot one-story addition, a 635-square-foot interior remodel, demolition of the attached one-car carport and two sheds, new driveway paving and landscaping. Fennessy said the site is nonconforming for parking because a 2005 enlargement meant additions since 1980 exceed the 50% threshold that triggers current parking standards.
"Since this project is in the coastal zone, the coastal policies very specifically say that the parking number has to, like, meet the zoning ordinance," Fennessy said, explaining why staff did not support reducing the required number of spaces to one. Transportation staff reviewed alternatives and concluded that providing two covered spaces on-site was infeasible given the lot shape and circulation; staff therefore recommended removing the carport and providing two uncovered tandem spaces with front and interior setback modifications to meet the two-space requirement.
The applicant expressed appreciation for staff assistance navigating site constraints: "I just wanna say thank you to Jillian and everybody for helping us work through this because it was a difficult project with the lot shape and the existing building," the applicant said.
Harris approved the requested modifications, made the findings in the staff report (including that the project qualifies for the existing single-family residence exemption under CEQA), and noted that her approval is subject to a 10-day appeal period and that instructions for filing an appeal were displayed in the meeting materials.
No members of the public spoke on the item at the hearing.
