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A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARCADIA DENYING A ZONE VARIANCE
FOR THE EXPANSION OF A SECOND DWELLING ON A
SINGLE FAMILY LOT LOCATED AT 29 CAMINO REAL
AVENUE.
WHEREAS, on February 23, 1978, Fred L. and Sara A. Tingley
filed an application for a zone variance, Planning Department file
No. V-78-2, to expand a second dwelling on a lot in the single
family zone at 29 Camino Real Avenue, more particularly described
as follows:
A portion of Lot 21 of Santa Anita Colony Tract as
recorded in Map Book 42, page 87, in the office of
the Los Angeles County Recorder.
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WHEREAS, a public hearing was held on said variance on
March 28, 1978, at which time all interested persons were given
full opportunity to be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Plan-
ning Department in the attached staff report is true and correct.
SECTION 2. This Commission finds:
1. That there are no exceptional ,or extraordinary
circumstances or conditions applicable to the property involved,
or to the intended use of the property, that do not apply generally
to the property or class of use in the same zone or vicinity.
2. That the granting of such variance will be materially
~ detrimental to the public health or welfare or injurious to the
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1046
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property or improvements in such zone or vicinity in which the
property is located.
3. That such variance is not necessary for the preserva-
tion and enjoyment of a substantial property right of the
applicant possessed by other property in the same zone and
vicinity.
4. That the granting of such variance will adversely
affect the comprehensive general plan.
SECTION 3. That for the foregoing reasons, this Commission
denies V-78-2 for a second dwelling to be expanded on a lot in the
single family zone thus expanding the nonconforming use of the
property.
SECTION 4. The Secretary shall certify to the adoption
.~ of this resolution and shall cause a copy to be forwarded to the
City Council of the City of Arcadia.
I HEREBY CERTIFY that the foregoing resolution was adopted
at a regular meeting of the Planning Commission of the City of
.
Arcadia held on the 11th day of April, 1978,
by the following vote:
AYES: Commissioners Brink, Clark, Hegg, Huddy,
Sargis, Perlis
NOES: None
ABSENT: None
YrYf~
Chairman
ATTEST:
I~m~wdv~
Secretary
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1046
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March 28, 1978
TO:
FROM:
CASE NO:
PREPARED BY:
CITY OF ARCADIA
PLANNING COMMISSION
PLANNING DEPARTMENT
ZONE VARIANCE 78-2
TOM MARTIN
ASSISTANT PLANNER
GENERAL INFORMATION
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APPLICANT:
Fred L,and Sara A. Tingley (owners)
LOCATION:
REQUEST:
LOT AREA:
FRONTAGE
GENERAL
PLAN:
ZONING:
LAND USE:
SURROUNDING
ZONING AND
LAND USE:
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29 West Camino Real Avenue
To expand a second dwelling on a single family
lot and thus expand the nonconforming use of
the property in violation of Code Section 9240.
14,948 square feet (0.34 acres)
74' on Camino Real Avenue
Single-family residential 0-6 dwelling units
per acre.
R-l single-family residential
Two single-family dwellings
North: R-l Single-family dwellings
East: R-l Single-family dwellings
South: R-l Single-family dwellings
West:' R-l Single & multi-family dwellings
(See land use and zoning map)
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V-78-2
2
PROPOSAL
The applicants propose 'to add 688.5 square feet of floor area
to the rear dwelling on the lot. This expansion would be accomplished
by converting the existing garage into a den, a lanudry room,
and a bathroom and by enclosing the front porch and breezeway.
The existing garage would be replaced by a proposed carport.
(See site plans and floor plans) ,
HISTORY
The original house on the lot was built before the City started
keeping accurate records of building permits. Records show that
building permits were issued for repairs and additions to the
original house in 1933 and again in ,1939. These records indicate
that the rear house was the original house on the lot. A building
permit for a second 'house was issued in 1953. Permits for both
garages were issued in 1958. At that time it was still legal
to develop a second house as a rental in the single family zone.
REQUIRED FINDINGS
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The Planning Commission should examine the information and make
findings which are relevant to the prerequisite conditions below:
Section 9291.1.2 of the Arcadia Municipal Code states: "Prerequisite
Conditions. Before a variance may be granted, it shall be shown:
a. That there are exceptional or extraordinary circumstances
or conditions applicable to the property involved, or to
the intended use of the property, that do not apply generally
to the property or class of use in the same zone or vicinity.
b. That the granting of such variance will not be materially
detrimental to the public health or welfare or injurious to
the property or improvements in such zone o~vicinity in
which thepropety is located.
c. That such variance is neccessary for the preservation and
enjoyment of a substantial property right of the applicant
possessed by other property in the same zone and vicinity.
d. That the granting of such variance will not adversely
affect the, comprehensive general plan."
Attached for your consideration are those pages of this application
in which the applicants have stated their case regarding the
aforementioned prerequisite conditions.
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V-78-2
3
STAFF FINDINGS
Staff could not find any exceptional or extraordinary circumstances
which apply to the subject site.
The Water Division reports that the water pressure at the main
was 4311 static and that the existing 3/4" water service is inadequate
to serve~two dwellings. The proposed addition of a bathroom and
a laundry room to this water system would be detrimental to the
water pressure.
.
The granting of a variance is not necessary for the preservation
and enjoyment of a substantial property right. Property owners
in the R-l zone possess a substantial property right to develop
and utilize their property as a single-family residence. The
applicants can continue to utilize both dwellings for residential
uses without making the proposed addition. The zoning ordinance
would allow the expansion of the rear house if the front, house~
were removed or converted into a guest house and a modification
were granted for said guest house to exceed 50% of the floor area
of , the main dwelling. This would require that the kitchen be
removed from the front house and that its use as a rental cease. The
applicants have stated that they intend to retain the front house
and continue its use as a rental.
The granting of this variance encourages the retention of a
nonconformingR-2 type use in an area designated for single-
family use by both the General Plan and the zoning ordinance.
This would be tantamount to spot zoning the property R-2 in
conflict with the General Plan.
ANALYSIS
Staff does not believe that this application meets the prerequisite
conditions required to grant a variance.
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The code allows nonconforming uses and structures to be maintained
until it is feasible to remove them to develop the property in
conformance with the General Plan and the minimum development
standards. This allows the property owners to amortize the value
of the nonconforming structure over the effective life of that
structure. It is staffs opinion that allowing investments in
expansions and improvements of nonconforming uses perpetuates
those uses and prolongs the eventual development of the property
in conformance with the General Plan. The Building and Safety
Division estimates that there are several hundred similar situations
in the R-l zones throughout the city. Staff believes that it is
in the long range best interest of the City to encourage quality
residential neighborhoods which meet the Arcadia development
standards.
V-78-2
4
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Pursuant to the provisions of the California Environmental
Quality Act, the Planning Department has prepared an'initial
study for the proposed project. Said initial study did not dis-
close any substantial or potentially ~ubstantial adverse change
in any of the physical conditions within the area affected by
the project including land, air, water, minerals, flora, fauna,
ambient noise, and objects of historical or aesthetic signifi-
cance. Therefore, a Negative Declaration pas been prepared and
filed for this project: '
Should the Planning Commission wish to approve this application,
the Commission should move to approve and 'file the Negative
Declaration and find that the project will not have a significant
effect on the environment."
RECOMMENDATION
The Planning Department recommends denial of V-78-2.
Should the Planning Commission wish to approve this application
the Planning Department recommends the following conditions:
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1. That the applicant increase the size of the water service to
conform to the Uniform Plumbing Code.
2. That the proposed addition not be rented out as a separate
room from the rear house.
TWMjcm
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7. PREREQUISIIE COIIUIIIUI,IS:
(lh~ 1.,\'; In (Jill!" '" '\,,01 Ii.. "",.Iii;",,', \,,1 (",Ih h~low
b:e cl"(Jrly' ;'stobli1h",! bcfolc 0 vori(Jnce CAN be gronted.)
EXI'I/,IIIIt.J DFTAII \':1111'1'11 I YOUR CASE CONFORMS
TO TIILSE FOUII COI-.JlJllIO"JS:
A. Thot thcrp ore c'~cplio"ol 01 cYlroordin("y cirrllll,',I''',c.'', '" rnndilinn~ opplicohlc
10 II,~ prOI"'rl}' i"v"I'I,'d. nr In the illl"nel,'e1 "\I' p( II,,, 1""p~II,.. thnl do not opply
generolly to the! property or closs 0' USC ill ,hc somc zonc or vicinily. '
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l\t the tiP'Jr~' cf 'purc)l2t r. I J ~~~;1[" ;:2i"1 proY'lrt: '''~f 7t!. _ -~-, :..1>
n:u1 ti T'] ( r(':~ ic'(Cr,,",,. T"j~[' T'ropr!rt~' ir- r';:<;;crtj on,',). in t]~,t
it ic' th0 .1"rgu.t p,~!'cel in thf: P.r"~-. j';,c let IH';.:'uru'
7'~ f(~0t~: ;':~ J'C'r~t. '1>.'10 11C'tP(~~' ')CC1.lT':/ tli;t lr)t, ::1r;,l h2V(; ;irlce
]0)]. :;otll ,:orcr\" ;1n 1'S[\)};11' ['i7f: (','('l1inf'I". ','!c !:8nt out tJ,I'
front hoUt" '-!l,1 1 i~J" i ',1 th, 1'(';11' l1(>~!'~',
1J.hr ;:1(}njtjCJ! to tJv.'" rc:-~r hottr'c tJ1("-(: ":c ;:r"r.- ",",...,~tc~'L{nc- i~' fl0C-
'f',,"r:: to j.-'~'('}c t'l(' [ro"ltll o'our 1'''':15) :.!. Lf')wci: 1] y "uriq.;
ho15JhJ~!f' pn(~ :f,p'n5.J.:: E~.:...tr\Eri!:f:,r.
B. Thollhc gl""tin!l of <Il(h vrlliol1c~ will nol he m"I..,i,,1ly r1..I';l11cnlul to Ih~ puhlic
health or wcllore or iniurious tothc ploperly or improvcmcnts in such ZOI1C or vicinity.
~:hG [rant-if., of 1:;,(, re(1uc[.tc,rl v,1'hllcc: ".iJ.~ :~'r: 1.'u::'jjc:i,.J to
tJ1<' ndth',n:'l,o()(l in 1:11;-t it ':;],11 ( 1 ) \.',1'~rade2L :,lrr':~,'::
c;:.:if'tj He (l"-l 1 1.;.1'[ ( :? ) lr1cre(1!'c the r~'Qj")("l.t:V ':~] 1.l0 tld=-.r(~i'lY
inc~:'("8~"itlL the t2:\ r)c::.['f:'. ~: tll~ r2ir'it:~. f1.Jrthcl' rC~'(,;tl\I{"::: fc;\'
pul'? ic C!YT'cP(lItUi'e: . (J) i1>cl"f'i'f'1? th.: ,'j,u of the l:orrc to
m~tc" -tlv-' r.cncr:->.] f'.i.7,P of LOI,l(,f' in til(' f~lJr:~()un(li'I~!.' n0] '.1 b'J::'-
hcc~. "" ~ "
J:1hc ;-rlr1_itio!1 ....Ii~.~ }I:-:"d~ 2Jl(utl'['~.l 0ffc'ct in t~1?t tl!r ur.c1j,tion
f.l'i]_~ 011co:np';'1PP ..lei'::'" tf'.~n (CO E(,!U:11~C -((l..:-t. In ;"Id0it:t.on, tf:r
?r!"~' to rE' l1tili,.':"',~ for the- 21flti..ion . '~4.l1 tlot it~r-,"in[.c (!n:~'
cJof'rr to 2U;Y Furrcur..ctinc llof:ir. i:o r"u:-....rCq'1l0inC rr:.1.dsncr:-
will be 8~vr1'rcly "ffccte~ hy th~ ~~~itjon.
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