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HomeMy WebLinkAbout1046 '. ~ " .'. ~ ?~SO:'~7IO~; ~:O. lC46 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. ~ 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 -1- 1046 .~ ~, 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 -2- 1046 , . . 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 ~ APPLICANT: Fred L,and Sara A. Tingley (owners) LOCATION: REQUEST: LOT AREA: FRONTAGE GENERAL PLAN: ZONING: LAND USE: SURROUNDING ZONING AND LAND USE: ~ 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) ~ 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 ~ 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. . . . ~ 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. ~ 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 . 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: ~ 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 Attachment ~ I'. I I I I I I ~ , R"'l 0 0 0 0 0 O~ O~ 11.0 ',\1) (6) (11) , :r I1S) Of' SANTA ANITA ~~ lit 0 H lIS) .. (U)lH) (30) ............. o '" 0' 0 r (~ U. :r (11) ~ ~ :~V'~: ~O~ 1& H (,1...V / - ;j " 11..5 10.5 -1- o W/5 1S ~C.9.1. 8. O! 0!~~010. 0, '/fH?/j. (.,\) (15) (21) '/-'c.1.'\i// (1.1) (11) (II) CAMINO REAL 'E RRACE (10 ) (4) O~ 00 'Or: - - of> ~ 15 "'..8 ~ , . ('1-8) (52.) l1.'&) , 11.0) (40) ('10' O~: 0 oJ .. "'0:'; ..oJ . . ... ~ <f: ,.. 1/'''' - - - O~ N 0"'''0'' ,J'" ... q''';' .. ... ", ~ - - - 10.\1 10,'4 O. I 10..... 10,~4 " ~7.S 1101''0 'j 0 ~+OV O~ ~~ :~ ~. N ,. - 11' - 0.'\ 1~1) (1.7) (4S) __ O~~o~ ,., ~' r;! (U), (\1) WINNIE ~ V-78- 2 USE ~ ZONING LAND "" 10 " (; WI v ~ .. 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' , /J. ;"'~ //.4:0><7 J A' A 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. - 2 - . . ~ ~. ~ .,.. .' .' .' . ,t~....'\" I . ,,'!o , 1', oil'" ~;" .. _ I;.... .' j , '\' FRDNT HOt/Sf; FRONT HDUS$" . f?~AR HOUSE" ..- Y-78- 2 PHOTOGRAPHS