HomeMy WebLinkAboutItem 1 - GPA 17-01 & ZC 17-01
DATE: July 25, 2017
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning Services Manager
By: Vanessa Quiroz, Assistant Planner
SUBJECT: RESOLUTION NO. 1996 - GENERAL PLAN AMENDMENT NO. GPA 17-
01, ZONE CHANGE NO. ZC 17-01, AND ZONING MAP AMENDMENT
WITH A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) FROM COMMERCIAL TO
LOW DENSITY RESIDENTIAL FOR THE PROPERTIES LOCATED AT
303, 305, 307, AND 309 E. FOOTHILL BOULEVARD
Recommendation: Adopt Resolution No. 1996 and Recommend
Approval to the City Council
SUMMARY
The Applicants, Mr. Law of 303 E. Foothill Boulevard, Mr. Lee of 307 E. Foothill
Boulevard, Mr. Ou of 305 E. Foothill Boulevard, and Mr. Zhong of 309 E. Foothill
Boulevard, are requesting approval of a General Plan Amendment and Zone Change of
their properties by amending the land use designation from Commercial to Low Density
Residential and rezoning them from General Commercial (C-G) to Low Density
Residential (R-1-7,500). It is recommended that the Planning Commission adopt the
attached Resolution No. 1996 (Attachment No. 1) recommending approval of General
Plan Amendment No. GPA 17-01, Zone Change No. ZC 17-01, and Zoning Map
Amendment to the City Council based on the findings listed in this staff report, including
that the project is Categorically Exempt under the California Environmental Quality Act
(CEQA), and direct staff to convey the Commission’s comments to the City Council.
BACKGROUND
The subject properties were originally zoned R-1-7,500 (minimum lot size of 7,500
square feet) Low Density Residential with a land use designation of Commercial. They
were inconsistent from the time the tract was developed until the last General Plan was
updated in 2010. While the Land Use Map helps guides the zoning, it is not the same as
a Zoning Map. The land use designations are intended to be general and do not
necessarily have to follow the same parcel boundaries as the Zoning Map. Whereas,
GPA 17-01 and ZC 17-01
July 25, 2017
Page 2 of 5
the zoning designations on a Zoning Map are more prescriptive and address specific
regulations such as building heights, setbacks, permitted
uses, floor area ratio, lot coverage, permitted uses, and
parking requirements. As a Charter City, the zoning does
not have to be consistent with the City’s General Plan. But,
through the 2010 General Plan Update, all the
inconsistences between the Zoning Map and the General
Plan Land Use map were addressed, including these four
properties. It was determined that the zoning (Residential)
should be consistent with the land use designation
(Commercial) since the properties can only be accessed
through the driveway that exists between two commercial
properties that fronts East Foothill Boulevard, as shown in
the image to the right. Based on the land use pattern, the
future vision for these properties were to become a part of
a commercial corridor and be redeveloped over time rather
than based on what is on ground today.
The four properties are all currently developed with single-family residences:
• 303 E. Foothill Blvd. - A 1,000 square foot single-family residence built in 1953.
• 305 E. Foothill Blvd. – A 1,397 square foot single-family residence built in 1953.
• 307 E. Foothill Blvd. - A 1,476 square foot single-family residence built 1954.
• 309 E. Foothill Blvd. – A 1,809 square foot single-family residence built 1969.
As far as the surrounding uses, the adjacent properties to the north, east, and west of
the subject properties are zoned R-1, Single-Family Residential and consist of one and
two-story homes. The properties to the south are developed with commercial buildings
and are zoned General Commercial (C-G) - refer to Attachment No. 2 for the aerial
photo with zoning information and photos of the subject property and the surrounding
properties.
During the General Plan Update in 2010, all the affected property owners were informed
of the proposed changes and were given opportunities to comment on the proposed
changes. At that time, staff did not receive any comments or concerns from the
applicants.
DISCUSSION
The applicants are requesting to amend the General Plan land use designation of the
four properties from Commercial to Low Density Residential. The amendment would
also allow processing of the respective zone change to rezone the properties from
General Commercial (C-G) to Low Density Residential (R-1-7,500). This will allow the
Aerial view of the subject properties and
commercial properties to the south.
GPA 17-01 and ZC 17-01
July 25, 2017
Page 3 of 5
applicants to have the same ability when their house was developed to expand, extend,
or enlarge their existing single-family residence.
Although the intent in the land use and zoning reclassification from residential to
commercial was to provide more opportunities for future commercial developments
along Foothill Boulevard, the existing commercial zone created an adverse impact for
the property owners as having a legal non-conforming use and structure. As such, the
property owners are limited to routine maintenance and repair, and cannot expand onto
their residence. Furthermore, the property owners had difficulties with refinancing their
property and finding a reasonable rate for homeowners insurance since the use is not
consistent with the existing zone.
Given that all four property owners have no intention in redeveloping their property to a
commercial use it would be more appropriate to change the land use designation and
rezone the properties from commercial to residential to be consistent with the existing
use that exists on ground. This will allow the property owners to maintain and utilize the
existing single-family residences in the same manner as the adjacent property owners
with a single-family home and what they had previously when the lots were developed.
For these reasons, the change to Single-Family Residential is appropriate.
The General Plan Land Use Map would be revised from Commercial to Low Density
Residential, and the properties will be rezoned from General Commercial (C-G) to R-1-
7,500 – Low Density Residential, as shown below (refer to Attachment No. 3):
FINDINGS
Pursuant to Section 9108.03.060 of the Development Code, an amendment to the
Arcadia General Plan and Zoning Amendment may be approved only if all of the
following findings are satisfied:
1. The amendment is internally consistent with all other provisions of the
General Plan; and
Commercial Low Density Residential General Commercial (C-G) Low Density Residential (R-1)
GPA 17-01 and ZC 17-01
July 25, 2017
Page 4 of 5
Facts to Support the Finding: The proposed General Plan Amendment is
internally consistent with the goals, objectives, and policies of the Arcadia General
Plan. Approvals of the proposed General Plan Amendment from Commercial to
Low Density Residential, and rezoning of the properties from General Commercial
(C-G) to Low Density Residential (R-1-7,500), are consistent with the Housing and
Land Use and Community Development Elements by conserving the existing
housing stock and by establishing consistency between the Land Use Plan and the
Zoning Code. A designation of Low Density Residential is a more appropriate
designation than Commercial, and this will allow the existing residential structures
to align with the former land use designation and residential use of the subject
properties. The reclassification of the four properties will allow for the property
owners to maintain and improve the existing residential structures. The proposed
General Plan Amendment and Zone Change are consistent with the following
General Plan goals and policies:
Housing Element
Goal H-1: Conserve and improve the condition of the existing housing stock.
Land Use and Community Development Element
Policy LU-1.6: Establish consistency between the Land Use Plan and the Zoning
Code.
2. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
Facts to Support the Finding: The proposed General Plan Amendment and Zone
Change will not have any detrimental effect upon the health, safety and general
welfare of the City, nor will it have an effect on the conditions of the built
environment since the amendments consists of making the designations and
zoning consistent with the existing uses – single-family residential. There will be
no physical changes to the built environment.
3. The proposed Zoning Map Amendment is consistent with the General Plan
and any applicable specific plan(s).
Fact to Support the Finding: The proposed Zoning Map Amendment to rezone
the properties from General Commercial (C-G) to Low Density Residential (R-1-
7,500) will ensure that the Zoning Map is consistent with the General Plan land use
designation and uses allowed within the Development Code.
ENVIRONMENTAL ANALYSIS
The proposed project is categorically exempt from California Environmental Quality Act
under Class 1 and Class 5 pursuant to Section 15301 as existing facilities, and 15305
as minor alterations in land use limitations of the State CEQA Guidelines. Section
15301 consists of the operation, repair, maintenance, permitting, leasing, licensing, or
GPA 17-01 and ZC 17-01
July 25, 2017
Page 5 of 5
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features, involving negligible or no expansion of use beyond that
existing at the time of the lead agency‘s determination. Section 15305 consists of minor
alterations in land use limitations in areas with an average slope of less than 20%,
which do not result in any changes in land use or density. The proposed project consists
of changing the land use designations and zoning of four properties to make the
designations consistent with the existing single-family residential uses. There are no
physical changes to the environment that are currently proposed. The project does not
involve the expansion of use beyond the existing single-family residences. Additionally,
the involved parcels have an average slope of less than 20% - refer to Attachment No. 4
for Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in the Arcadia Weekly on July 13, 2017
and public hearing notices were mailed out to all property owners located within a 300-
foot radius of the subject properties. As of July 20, 2017 no comments were received in
response to the notice.
RECOMMENDATION
It is recommended that the Planning Commission adopt the attached Resolution No.
1996 (Attachment No. 1) approving General Plan Amendment No. GPA 17-01, Zone
Change No. ZC 17-01, and Zoning Map Amendment to the City Council, based on the
findings listed in this staff report, including that the project is Exempt under the
California Environmental Quality Act (CEQA), and direct staff to convey the
Commission’s comments to the City Council.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the July 25, 2017, public hearing, please contact Assistant
Planner, Vanessa Quiroz at (626) 574-5422 or VQuiroz@ArcadiaCA.gov.
Approved:
Attachment No. 1: Resolution No. 1996
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Surrounding Properties
Attachment No. 3: General Plan Land Use and Zoning Map
Attachment No. 4: Preliminary Exemption Assessment
Attachment No. 1
Resolution No. 1996
Attachment No. 1
Attachment No. 2
Aerial Photo with Zoning Information
and Photos of the Subject Properties
and Surrounding Properties
Attachment No. 2
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
C-G
Number of Units:
C
Property Characteristics
1953
1,000
1
LAW,VINCE C
Site Address:307 E FOOTHILL BLVD UNIT A
Parcel Number:5771-028-023
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:Yes
N/A
N/A
N/A, Yes
Residential Flex Overlay:
N/A
N/A
N/A, Yes
Yes
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 13-Jul-2017
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
C-G
Number of Units:
C
Property Characteristics
1953
1,397
1
OU,TONY D AND GRACE S
Site Address:307 E FOOTHILL BLVD UNIT B
Parcel Number:5771-028-022
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:Yes
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
Yes
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 13-Jul-2017
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
C-G
Number of Units:
C
Property Characteristics
1954
1,476
1
LEE,YENKUANG L AND LIHLIH L
Site Address:307 E FOOTHILL BLVD UNIT C
Parcel Number:5771-028-045
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:Yes
N/A
N/A
N/A, Yes
Residential Flex Overlay:
N/A
N/A
N/A, Yes
Yes
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 13-Jul-2017
Page 1 of 1
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
C-G
Number of Units:
C
Property Characteristics
1969
1,809
1
YE,SHAOHUA AND ZHONG,JING R
Site Address:307 E FOOTHILL BLVD UNIT D
Parcel Number:5771-028-046
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:Yes
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
Yes
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 13-Jul-2017
Page 1 of 1
303 East Foothill Boulevard
305 East Foothill Boulevard
307 East Foothill Boulevard
309 East Foothill Boulevard
Driveway to subject properties from East Foothill Blvd.
Commercial Property located at 317 E. Foothill Blvd.
Commercial Property located at 301 E. Foothill Blvd.
Commercial Property across the street along Foothill Blvd.
Commercial Property across the street along Foothill Blvd.
Residential property behind the subject properties located along E. Sycamore Ave.
Residential property behind the subject properties located along E. Sycamore Ave
Residential properties located to the east of the subject properties along Valencia Way.
Residential properties located to the east of the subject properties along Valencia Way.
Attachment No. 3
General Plan Land Use
and Zoning Map
Attachment No. 3
Existing General Plan Land Use Proposed General Plan Land Use
Commercial
City of Arcadia
Low Density Residential
Ü 0 150 300Feet
303, 305, 307, and 309 E. Foothill Blvd.
303
305 309
307 303
305 309
307
Existing Zoning Proposed Zoning
General Commercial (C-G)
City of Arcadia
Low Density Residential (R-1)
Ü 0 150 300Feet
303, 305, 307, and 309 E. Foothill Blvd.
303
305 309
307 303
305 309
307
Attachment No. 4
Preliminary Exemption Assessment
Attachment No. 4
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: General Plan Amendment No. GPA 17-01 and Zone Change
No. ZC 17-01 to rezone the properties located at 303, 305,
307, and 309 E. Foothill Blvd from General Commercial (C-G)
to Low Density Residential (R-1).
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
303, 305, 307, and 309 E. Foothill Blvd
3. Entity or person undertaking
project:
A.
B. Other (Private)
(1) Name Vince Law, Yen-Kuang Lee, Tony Ou,
Jing R. Zhong,
(2) Address 303, 305, 307, and 309 E. Foothill Blvd
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: The proposed project is categorically exempt from
CEQA pursuant to Sections 15301 (Class 1:
Existing Facilities) and 15305 (Class 5: Minor
Alterations in Land Use Limitations) of the State
CEQA Guidelines.
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise
exempt on the following basis:
Preliminary Exemption Assessment FORM “A”
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: 6/8/17 Staff: Vanessa Quiroz, Assistant Planner