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PLANNING COMMISSION RESOLUTION NO. 1391
A RESOLUTION GRANTING VARIANCE 88-001 FOR A
VARIANCE TO CONSTRUCT A DETACHED, 1WO-STORY,
SINGLE FAMILY DWELLING WITH AN ATTACHED 1WO-
CAR GARAGE AT 217 SOUTH THIRD AVENUE.
WHEREAS. on August 22. 1988, an application was filed by Aldo Wen-
Yaw Liou. an architect on behalf of Aven Tuan to construct a detached, two-
story. single family dwelling with an attached two-car garage. Planning
Department Case No. V 88-001, on property zoned R-3 (Multiple Family)
commonly known as 217 South Third Avenue. more particularly described
as follows:
..
That portion of Block 58 of the Santa Anita Tract. in the City of
Arcadia, County of Los Angeles. State of California, as per map
recorded in book 34 pages 41 and 42 of Miscellaneous Records in
the Office of the County Recorder of said County Described as follows:
Beginning at a point in the East line of said block 58. distant thereon
100.45 feet North from the Southeast corner of said Block; thence
North along said East line 40 feet; thence West parallel with the
South line of said Block. 100 feet; thence South parallel with the
East line of said Block, 40 feet; thence East parallel with the South
line of said Block, 100 feet, to the point of beginning.
.
WHEREAS. a public hearing was held on September 13, 1988, 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 FOLWWS:
SECTION 1. That the factual data submitted by the Planning
Department in the attached report is true and correct.
SECTION 2. This Commission finds:
1. 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, The subject lot is unusual in that it totals only 4,000
square feet in area with a width of only 40 feet. as a result it is not
.
.
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developable into a multiple family project.
2. 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 or vicinity. The construction of the proposed
1,792.5 square foot. two-story residence and attached 431 square foot, two-
car garage is of a size which is consistent with other new multiple family
dwellings being built in the R-3 zone and in the vicinity of the subject
property. Also, the construction of only one dwelling unit results in an
effective lower density of 1 unit per 4,000 square feet Instead of the
allowable 1 unit per 2,000 square feet which is a benefit to the
neighborhood.
3. That such variance is necessary for the preservation and enjoyment
of a substantial property right of the appl1cant possessed by other property
in the same zone and vicinity. The small size of the subject lot. especially Its
narrow width, precludes the development of the required minimum of an
attached, two-unit dwelling. Other properties in the R-3 zone which are
I1mited in area, and are also narrow in width (e.g. less than 60 feet) have
been granted Modifications to allow them to be developed in ways that have
resulted in effective densities that are less than the allowable maximum of 1
unit per 2,000 square feet.
4. That the granting of such variance w1ll not adversely affect the
comprehensive General Plan. The development of the proposed project Is
within the specified density of 7 or more units per acre for the multiple
family designation assigned to the subject lot and vicinity by the General
Plan. Conditions as set forth below further mitigate any negative impact of
subject variance.
SECTION 3. That for the foregoing reasons this Commission grants a
Zone Variance to construct a detached, two-story, single family dwelling
with an attached two-car garage upon the following conditions:
1. That the building shall be in compliance with the plans on file in
the subject case.
2. That the existing driveway be closed and a new curb, gutter and
driveway shall be constructed per city standards.
-2-
1391
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.
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3. Fire safety measures shall be provided to the satisfaction of the
Arcadia Fire Department.
4. That the existing 5/8" water service be abandoned by the Arcadia
Water Division at the developer's expense and that the new service be
installed by the Arcadia Water Division at the developer's expense.
5. That Variance 88-001 shall not take effect until the owner and
applicant have executed a form available at the Planning Department
indicating awareness and acceptance of the conditions of approval.
SECTION 4. The decision, findings and conditions contained in this
Resolution reflect the Commission's action of September 13, 1988 and the
following vote:
AYES:
NOES:
ABSENT:
Amato, Clark, Hedlund, Papay and Szany
None
None
SECTION 5. 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 CERI'IFY that the foregoing Resolution was adopted at a
regular meeting of the Planning Commission held on the 27th day of
September, 1988 by the following vote:
AYES: Commissioners Amato, Clark, Hedlund, Szany, Papay
NOES: None
ABSENT: None
~ v~~~
Chg1i:nlan, Planning Co swn
City of Arcadia
AYEST: ;/7 j, / . / I
1/'uclda;;J~G
Secretary, Planning Commission
City of Arcadia
-3-
1391
September 13, 1988
.
CASE NO.:
SUMMARY
ARCADIA CI1Y PLANNING COMMISSION
PLANNING DEPARTMENT
Randy G, Day, Planning Intem
V 88-001
TO:
FROM:
The applicant Is requesting a variance to allow a two-story single-family
dwelling and attached garage on a R-3 zoned lot located at 217 South
Third Avenue. The Planning Department Is recommending approval
subject to the conditions outlined In this report.
GENERAL INFORMATION
APPLICANI': Aldo Wen-Yaw L10u
LOCATION: 217 South Third Avenue
REQUEST:
Variance to allow a two-story single-family
dwelling and attached garage on a R-3 zoned lot.
.
LOT AREA: 4,000 sq. ft.
FRONTAGE: 40'-0" on Third Avenue
EXISTING LAND USE & ZONING:
This site Is developed with existing single-family residence
and detached two car garage; zoned R-3
SURROUNDING LAND USE & ZONING:
North:
South:
East:
West:
Developed with apartments; zoned R-3
Developed with single-family dwelling; zoned R-3
Developed with apartments: zoned R-3
Developed with condominiums; zoned R-3
GENERAL PLAN DESIGNATION:
MF/Multiple Family; 7+ units per acre
.
PROPOSAL AND ANALYSIS
.
The proposal'is to construct a new two-story Single-family dwelling
with attached two car garage. This development will consist of 1.792.5
sq.ft liVing area and 431 sq, ft. garage. The existing 900 sq. ft house and
garage will be demolished.
Because of the size of the existing property an R-3 multiple family
development is not possible. In order to rebuild on this property It Is
necessary for the applicant to obtain a zone variance.
Staff advised the applicant to attempt to design the house in
accordance with the R-1 regulations. The design of the house meets
those regulations except for the following:
A A 26' -0" rear setback for partially covered second floor
balcony in lieu of required 35'-0" setback.
B. A 8'-0" setback for two second story window seat
projections In lieu of required 10'-0",
It Is stafi's opinion that these deviations will not have any detrimental
effects because they provide for greater setbacks than if the property
were developed In accordance with R-3 regulations.
.
The proposed demolition and subsequent development would upgrade
the property and enhance the neighborhood's appearance. Approval of
this zone variance will not be detrimental to the public health or
welfare, nor Injurious to the property and Improvements In this zone or
vicinity. Also approval of this variance would not adversely affect the
comprehensive General Plan.
Pursuant to the provisions of the California Environmental Quallty Act,
the Planning Department has prepared an initial study for the proposed
project. Said Initial study did not disclose any substantial or potentially
substantial 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 significance.
Therefore, a Negative Declaration has been prepared for this project..
RECOMMENDATION
The Planning Department recommends approval of V 88-001 subject to
the following conditions:
1. That the building shall be In compliance with the plans on file
In the subject case.
.
V 88-001
September 13. 1988
Page 2
.
2. .That the existing driveway be closed and a new curb, gutter
and driveway shall be constructed per city standards.
3. Fire safety measures shall be provided to the satisfaction of the
Arcadia Fire Department.
4. That the existing 5/8" water service be abandoned by the
Arcadia Water Division at the developer's expense and that the
new service be installed by the Arcadia Water Division at the
developer's expense.
5. That Variance 88-001 shall not take effect until the owner and
applicant have executed a form available at the Planning
Department indicating awareness and acceptance of the
conditions of approval.
REQUIRED FINDINGS AND MOTIONS
The Planning Commission should examine the information and make
findings relevant to the prerequisite conditions as stated in Section
9291.1.2 of the Arcadia MUniCipal Code, which reads as follows:
.
A That there are exceptional or extraordinaxy 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 or vicinity in which
the property is located
C That such variance is necessaxy 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 the application in
which the applicants have stated their case regarding the
aforementioned prerequisite conditions.
.
V 88-001
September 13. 1988
Page 3
.
Approval
If the Plannirig Commission intends to take action to approve this
project, 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 and direct staff to prepare the appropriate resolution
incorporating the specific findings and conditions of approval set forth
in the staff report (or as modified by the Commission).
Denial
If the Planning Commission intends to take action to deny this project,
the Commission should move to deny and direct staff to prepare an
appropriate resolution incorporating the Commission's decision and
findings in support of that decision.
.
.
V 88-001
September 13, 1988
Page 4
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~PREQUISITE CONDITIONS: (The law requires that the conditions set forth below be
clearly established before a zone variance ~ be granted.)
EXPLAIN IN DETAIL WHEREIN YOUR CASE CONFORMS TO THE FOLLOWING FOUR CONDITIONS:
1. That there are exceptional or extraordinary circumstances or conditions applica-
ble 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.
5HI0 LCJf /0 UAj/..jh u/tL- IN/HA, -rHeTv"'TkL-
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2. That the granting of such variance will not be materially detrimental to the
public health or welfare or injurioua to the property or improvements in such
zone or vicinity.
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That such varisnce 1s necessary for the preservation and enjoyment of a substan-
tial property right of the applicant possessed by other property in rhe same zone
and vicinity.
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That the granting of such variance will not adversely affect the comprehensive
General Plan.
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NOTE:
The Planning Co=mission ia required by law to make a written finding of facts,
based upon the information presented at the time of the public hearing, that
beyond s reaaonable doubt, the four above enumerated conditions apply,
-)-
9/78
.
.
.
File No.
V-B8-001
CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
CITY OF ARCADIA, CALIFORNIA
A. Description of project:
f1No- G70R~ 6/NCrLE FAMIL.Y OWeLL-INCr
AN/) ~TTlkff€O /VIto - CAR trAR.4CrE ON AN R.3 CONtO LO-r:
B. Location of project:
217 S. Third
C. Name of applicant or sponsor:
Aldo Wen-Yaw Lieu
D. Pindinq: This project will have no siqnificant effect upon the
environment within the meaning of the California Environmental
Quality Act of 1970 for the reasons set forth in the attached
Initial Study.
E. Mitiqation measures, if any, included in the project to avoid
potentially significant effects:
Date:
8/23/88
Date Posted:
c1h6/afJ
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.
.
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File No.
V-88-001
ENVIRONMENTAL. CHECKLIST FORM
A. BACKGROUND
1.
Name of Proponent
Aida Wen-Yaw Lieu
2.
Address and Phone Number of Proponent
1120 S. San Gabriel Blvd., #100
San Gabriel, CA
91776
(818) 285-3408
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
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n.at\JJ:""alr"o~'
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b. S\llIltanU.d dap1aUOtI ot U.I'f
nonran"a!Jl. D't.IU"aJ. raaour_'
~
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10.
Ithk at t1I:t8.~. 00.' the p~.l
In_l_ . I'la' of III Ixplodon or
Ula ...1.... af 1l....II'dou. aub.un.:.a
Unclud1"'i1. b\tt. !\Clt u....t.u. t.G, I)U.
r:-~l:-':~t c:~.;:.~:c~.~:~:t,l~J
Up..cQlIn41tlCllU? .
POPullt1llA. Will tn. ~.d attlr
UI, lOGatton. dhU1.butlon. lSaneity,
or 91:~1'l uc.. or thtI ftlaAll pcpllb~
t101\ of an In.?
ll.
u. ~":~~9 h~tn:~' o:r::::~ :Ultet
~ tor dd.l.tlCltlll llOualnt' ..
u.
"r""~rtatlcm1Clrcuht1on. Ill11
U\'p~'1t..,.utln,
...
.. Genaut101l of .1dlnant1d addi-
tional "IMcu.lar __u
b. IU.eu on ,"UUnq pnkl/l9
hc:iliU" or daancl fot now plrktn91
c. lIubIU.nUa1 ~.ct u.poll IxuUni
tun.pottaticn ayat_?
d. AJtll:'n1on, tClpn"lIt pittam.
ot Cll'whUCll'i or ..:w_t of people
Md/or 9DOlU?
.. AltarlUoft.l townadlCl-I'M. re.1l
01'111: udl1Cl'?
t. %nc::u... In t.rlUlc h...r4. to
~tOl' ntI1el... bicyelllu or
potd..trlanl'
~""Uc ".....1_. lilt U ~h. propcMal
n,e". atlanace l1JlOtl. Ill" nlult 11'1.
n-.! tor n.. ~ alt.._1S ,_tn8etltal
..ni~.lna:l}'orthtl toUCIOfl"9
arl",
I. ntl.-rou-c:t;lOl'l?
b. .oli~ PUltl~t._?
o. 'o!looUl
d. .UP OJ:' otbn NC....UOMl
hdUti.s)
.. I&a.iftteftQCol ot PImUO tloUl-
U_. lndodl09 ~q,'
f. 0tMr ~flt.al l.rviC_?
U. ~. WUl tM pl"ClpOed r'llIlt lzll
I. a.. of lll.baitant.1d 1.801lfIt. of
fuel or .nu'qy1
b. 'Wllt..tl.al1nQZ'l8II.1n~1li
upon uilt11l9 lOIlrCeI of ".If9Y. OJ:'
I'Gqlll... UNo a...~t ot n_
10Dl'O" of 111'1'911
U. Ut1liti.l. lUll tMo propcqod realllt
~~:t::i,fo~=,:r::'-:~ :. tollow-
lD'IllU1iU.li
I. ....r OJ: tt.lt.Ul:ll 'If"'
b.C:~1c.t.1on..yat_'
c. W.ter?
4. 1_1: (II: H'iUC t-u'
a. 9to~ ..,.t.r 4I:1UI.gll
t. loU4 w..ta and cihpo..lt
11. RlIlUl'. a.&1t.tI. 'IU.U t.~ pJ:opoall
nl\lU;l..I11
.. C....t.1_ ot Iny h"'lth b.l1U"d c;Q'
potanUII hedth 11..ud. IQc:lo:Uno;r
-.ntll Ualt.llJ1
b. ~~ or ,.opla to pohUUIl
hoIdth heaaUll1
Date
8/23/88
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II. ""-tl'Iltiee.. w111 the propo..l r_lI1t !!! MAYea ~
1110 tn. OCltrucUOII of Dr 1~1Io1c
v11u or vt... "INn to tlI1 public, or
"lllthep~drelu1tintb. /
cn.UOll of Il'l ..nh.U"U,. oUa'IIIt._
lite open to pW:llio v:1_'
n. MelrllUon. win. UlI propol'll C1IllZ1t
in an .l9Ict upon the 'fWIli~ or ./
qutnUty at ...dstLlIt rscss. cm.ai
opportllJllt1..,
n. ;:oc::;r~:~~:o~e:~t.r~~~~ ~i
a aJ.qnLt1o..t 11:d'l1I(I1091':ll or ./
hLstGt1.Cli "1t.. U;:r'l1.c:t.ut'I. ob:).ct
orbuilcUnQ?
H. ~nd.tlc::v t~n:;:;:c~fll:~~;;":~tial
tod.tl9ra4atJl..qll.d1tyot!:.h"nvt~nt.
'l\ltr..unUIl1y I"lllue. u.. bllb1 tat ot I
Ulb or .,U4Ut. spach.., c.ue. I llab
or ...114Uf. poJ>ul.uan !:.Il 4rop bll<N
'IU~'UIItlill1fl9 1_.la, dll'..t... to
.u.ainatl . pllont or ....1..1 =-nu.tey.
t"I4\1C1 th. n\llltl.t" or r..triet tJI<I to"
at. rare or 'lI4atlpr.a plio!:. or ....1..1
or .UlIll.n.u ~rtant ......1.. of tb. ./
..jot PtIriClda of C:dLtOl;1ll1a hht.ory
or prellhto:ryl
b. tlo&I tJi~ ptoj.Clt beava th. potethl
to ,cIIi.... .hort.t.I.... to the cu.UdYlllt.,.
tlf 10009""t.... Il'Iy1~ul 9DlU1' I"
Ihort.U'" 1~ an tM Inv1~t
1..I~' wIlIieb occ:u.r. 1n. n1.t.l..lr
br1.t. 4.Un1ti.. PonLod of tl_ vIIU.. ./
lotl,.-tl... ll11Pact.I "111 '1'1411'" _11 into
th.tlltlllrl.l
c. co.a till Pr'OjUt hlVl 11910tl
wMet! I'" 1ncUnd\SlUY Haita4. but.
c\IIN1.ti....ly _l1clardu1' fA projlCt
lilY ~ct on two or IOrII llparlte
n.O\lI'CI'wtl..l'lItlI..~O!'I'1C!l. I
""'OIU'CI 1..1 relatiVlIy ....11. bllt. "ban
tll. IUIO't of chi totll ot th_ UIpIct.I
Oft tIl. ......i_t 11 .1piUcant./
d. 00eI tlI. ptojlO't h.W .nvi~tll
.U.:t. vII.1d1 .,U.1 _11I1 ......t&Il,U.i .1
ad....n. ItflClU on 11._.. bli.... .1t:!11r
4.lnctly or ln4hect.1yl
C. DI'CU$UClI or lbfVtllClfJa:N"tAL BYJ.UlM'IClI
D. DftBllXItfATIC1f
(to be cGlfll1.t..s by tJw LlI4 A'lIftCYI
On t.MI b..l. ot thia Idela1 ..lll11t.1011..
~1nd th. propcMlId proj.ct. COULD !ro1' h...... .. 119f!1UCaJlt
atflc:t. on the .n,,:l.I:'O_t, &n4 . IIICClTI'lI'I' D&CLAJlAY'I~
w111 be prepand.
[:J 1 ILna that 11thol!9h t.ll. plroptllld. proj~t <<Nla hlYl I
sLtn1UCI!lt .UaR on tluI III.h_nt, thl", .,111 not.
llI' . I1gn1U""t .Ullet Ln WI 0... blCIoIJI. tM lIJt.1t1UOII
..._ 4..crlbea on III Itt.adled. .~t 11._ ~ IM.a to
thI pro'lctc. A QGATIW DECLUA'Z'ICll w-rLL U '....uau.
o 1 !Ln4 the propoll4 projlClt lID tuft . .19'l1 Ucant .ffan.
on UlI _Ylr~t. lUld 0 DV1Ill:-J1D'fAL UOAC'l' I:ID'OIIr 11
nqu.:Ln4.
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(Si~urel
-2-
File No. V 813 '001
.
ENVIRONMENTAL INFORMATION FORM
A.
Applicant's Name: .A-wo
Address: /I"')-fJ "7,
/1/eit/- YAil/
0JW C'1JrS I2-fpL
'2.,1
001..<1H
L-i n~
~
&L. ~1;) I C'V
-n1/rz-o
0A;V b;M1f!-IE-t-C4? 1'171,
A1/~.
B.
Property Address (location):
.A'Je(f~DIA I
(A-&-] /17c/ (v
C, General Plan Designation:
M F
M{J(...,IPLE:. PAMILY 7+ p.r), / AC~t:.
0, ZOne Classification: R - 3
Mw.. ,fP/...E FAM II- Y
E. Proposed Use (State exactly what use is intended for the property, i.e., type"
activities, employment):
OfJE. '!:?/NaU r=t9~It..)I' peTA<II.EP RE-!?Io.e;..;cli' wl71l /fN
/r77AC/leP 7'#0 c..+~ t;1It'Uf;E.
.
F. Square Footage of Site:
1. O{)O (J
,
'10'" /00'
G, Square Footage of Existing Buildings:
1. To Remain: dJ
,
2. To Be Removed: <f&1t:" cp (-:!:)
H. Square Footage of New BUildings: fZ&?iOE.t-lc..eo > 11tJz,r; e;,61.f-r. ~N1E 44/.04-I1.fT
t. Square Footage of Buildings to be Used for:
l. Cammercial Activities: ~
.
2. Industrial Activities: d
.
3. Residential Activities: t 1'1 2.';" t;:.62..fT.
ONE.
Number of units:
On a separate sheet, describe the following:
1. The enVironmental setting of the project site as it exists.
. 2. The proposed alterations to the project site.
3. The use and development of the surrounding properties.
-1-
.
Environmental Information Form
. K. Oleck the appropriate answers to the following questions:
1. Will the proposed project result in a substantial alteration
of ground contours and/or alteration of existing drainage
pattern?
2. Will the proposed project result in a change in groundwater
quality and/or quantity?
Yes No
X
X
X
j.
i
3. Will the proposed project result in an increase in noise,
vibration, dust, dirt, smoke, fumes, odor or solid waste?
4. Will the proposed project result in the use or disposal of
potentially hazardous materials?
5. Will the proposed project result in a substantial increase
in demand for municipal services and/or energy consumption:
Explain in detail any "YES" answers to the above questions on additional sheets.
L. Provide any additional information which would elaborate on the potential
environmental consequences resultant from the proposed project.
M. Certification: I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial
evaluation to the best of my ability, and that the facts, statements and information
presented are true and correct to the best of my knowledge and belief.
.
Date: /J1.vlP'f 7-").. 3- 8 .
~~A~
.
-2-
.
1. The environmental setting of the project site as it
exists.
One existing single family house and detached garage
on the project site.
2. The proposed alterations to the project site.
The proposal is to construct a new single family detached
residence with an attached two-car garage on the project
site. The existing house and garage will be demolished.
). The use and development of the surrounding properties.
The surrounding properties of project site on the south
is an existing single house, on the north is an existing
apartments development, on the east abuts Third Ave. and
single houses at opposite side of Third Ave., on the
west is an existing condominiums development.
.
.