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PC - Item 3A - Minor Exception 16-20 E ROSEMEAD PLANNING COMMISSION O STAFF REPORT CIVIC PRIDE • !CORPORATE.,959 TO: THE HONORABLE CHAIR AND PLANNING COMMISSION FROM: PLANNING DIVISION DATE: DECEMBER 5, 2016 SUBJECT: MINOR EXCEPTION 16-20 3716 ELLIS LANE Summary Huey T. Chea and Molly Sun have proposed to construct a new single-family dwelling unit and detached two-car garage on a lot where nonconforming structures exists. The granting of a Minor Exception is required in order for new structures to be constructed on a lot where nonconforming structures exists. The requested Minor Exception for the proposed single-family dwelling unit and detached two-car garage may be granted only after a public hearing before the Planning Commission. The proposed single-family dwelling unit would consist of 1,740 square feet of floor area. The project site is located at 3716 Ellis Lane (APN: 8593-021-013), in a R-1 (Single-Family Residential) zone. Environmental Determination Section 15303(a) of the California Environmental Quality Act guidelines exempts projects consisting of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. Accordingly, Minor Exception 16-20 is classified as a Class 3 Categorical Exemption, pursuant to Section 15303(a) of California Environmental Quality Act guidelines. Staff Recommendation It is recommended that the Planning Commission ADOPT Resolution No. 16-19 with findings (Exhibit "A"), and APPROVE Minor Exception 16-20, subject to the 25 conditions outlined in Attachment "A" attached hereto. Property History and Description The project site is located on the east side of Ellis Lane, between Marshall Street and De Adalena Street. According to the Los Angeles County Assessor's Office, the project site consists of one (1) parcels, totaling approximately 12,197 square feet of lot area. In 1951, a 960 square feet single-family dwelling unit was built on the project site. 1111111111111111111/ , Planning Commission Meeting December 5,2016 Page 2 of 14 I 1. I + � t,..aI� \'� .. r�)eti-' •r . ,,,..0. , ,,,,„,,, . . AO Pt( at' '' . ''' ' - : ,'--••Obtel4 • . - Front Elevation (Existing) Site and Surrounding Land Uses The project site is designated in the General Plan as Low Density Residential, and on the Zoning Map as R-1 (Single-Family Residential') zone. The site is surrounded by the following land uses and zones: North General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential South General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential East General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential I West General Plan Designation: Low Density Residential Zoning: R-1 (Single-Family Residential) Land Use: Residential Administrative Analysis As illustrated in Exhibit "B", the applicants have proposed to construct a new one-story single-family dwelling unit and new detached two-car garage on a lot where a legal nonconforming single-family dwelling unit and detached two-car garage exists. The proposed single-family dwelling unit would consist of 1,740 square feet of floor area. The granting of a Minor Exception is required in order for new structures to be constructed on a lot where nonconforming structures exists. Planning Commission Meeting December 5,2016 Page 3 of 14 Development Standards Staff has verified that the proposed single-family dwelling unit would be in compliance with the applicable development standards of the Rosemead Zoning Code, as demonstrated in the following table: Development Feature Standard Proposed Front Yard Setback 20'-0" 20'-0" North: 6'-0" Side Yard Setback 6'-0" South: 20'-6" Rear Yard Setback 25'-0" 49'-6" Floor Area Ratio 0.35:1 (maximum) 0.22:1.00 New detached two-car garage Parking Four spaces in enclosed garage and existing detached two-car garage Floor Plan The proposed floor plan for the new single-family dwelling unit would include a living room, dining room, kitchen, family room, four (4) bedrooms with closets, three (3) bathrooms, and a powder room. Elevations The applicants have proposed to utilize a dark brown roof (Capistrano Vallejo Range, Eagle Roofing), white exterior wall (Meadowbrook, La Habra), and dark brown fascia (Black Walnut, Dunn Edwards). The base of the building would incorporate stone veneer to add architectural interest. Fencing The existing chain link fence along the front property line has been proposed to be removed and replaced by a new block wall with decoractive wrought iron and a sliding iron gate. The existing block walls along the side and read property lines are proposed to remain. Mechanical Elements The proposed placement of the mechanical elements would not be clearly visible from the public right-of-way. The air conditioning unit would be located behind the proposed single-family dwelling and view of the wall-mounted tankless water heater from the public right-of-way would be obscured by the proposed five (5) high wall and gate towards the front of the north side yard. Planning Commission Meeting December 5,2016 Page 4 of 14 Municipal Code Requirements Per Rosemead Municipal Code, Section 17.72.040(A), as long as a nonconforming building or structure exists upon any lot, no new building or structure may be established or constructed thereon. However, per Rosemead Municipal Code, Section 17.72.070(B), R-1 and R-2 lots may be expanded with additional separate residential units or related separate accessory structures, provided that the additional structures comply with the development standards and requirements of this Zoning Code. Such expansion shall be processed pursuant to the standards set forth in Chapter 17.142 (Minor Exceptions). Per Rosemead Municipal Code, Section 17.72.070(B)(2), a Minor Exception request in accordance with [Section 17.72.070(B)] may be granted only after a public hearing before the Planning Commission held pursuant to Chapter 17.156. All of the following findings shall be made by the Planning Commission in conjunction with the approval of the Minor Exception request: A. The applicant provides signed written consent on a form created by the City from all property owners of land abutting the subject property and submits a notarized sworn declaration on a form created by the City, stating that the declaration is made under penalty and perjury that all written consents are true and accurate; The applicants have provided signed written consent on a form created by the City from all property owners of land abutting the subject property and a notarized sworn declaration on a form created by the City. stating that the declaration is made under penalty and perjury that all written consents are true and accurate. B. The proposal includes all necessary work to eliminate any hazard or safety problem on an existing structure. as required by the Building Official or by an officer of the City charged with protecting the public safety. in order to correct an unsafe condition; According to the Building Official and Public Safety Supervisor, the subject property currently does not have any code enforcement cases open. A condition of approval has been included to require inspection of the existing structures by the Building Official and Public Safety Department; and require any hazard or safety problem on the existing structures to be eliminated. C. The proposal includes the necessary work to maintain or improve the aesthetic appearance or architectural viability of the existing nonconforming structures onsite; I I Planning Commission Meeting December 5,2016 Page 5 of 14 The applicants have proposed to apply new paint to the existing single-family dwelling unit to match the colors of the new single-family dwelling unit. A condition of approval has been included to require all existing structures to be repainted to match the new single-family dwelling unit. D. The legal nonconforming residential unit(s) that exist onsite are solely nonconforming due to minimum residential unit floor area, setbacks, building separation, building height, entry treatment height. and second story architectural standards; The existing legal nonconforming residential unit is solely nonconforming due to minimum residential unit floor area and minimum side yard setback. E. The legal nonconforming residential accessory structure(s) proposed to remain onsite are solely nonconforming due to driveway width, turning radius, minimum stall size, setbacks, or landscaping; The existing legal nonconforming detached garage (accessory structure) is solely nonconforming due to minimum side and rear setback. F. No previous discretionary permit has been approved for the subject site; and The subject site has not been approved with any previous discretionary permits. G. The subject lot does not require the approval of a Design Review entitlement. The proposal and subject site does not require the approval of a Design Review entitlement. Public Notice Process This item has been noticed through the regular agenda notification process, which includes a 300-foot radius public hearing notice to fifty-four (54) property owners, publication in the Rosemead Reader on November 24, 2016, and postings of the notice at the six (6) public locations and on the subject site. Prepared by: Submitted by: jea(ai,L46_ Cory Hanh Michelle Ramirez Associate Planner Community Development Director EXHIBITS: A. Planning Commission Resolution 16-19 with Attachment-A' B. Site Plan, Floor Plan, and Elevations (Dated November 21, 2016) C. Assessor Parcel Map (APN: 8593-021-013) Planning Commission Meeting December 5,2016 Page 6 of 14 EXHIBIT "A" PC RESOLUTION 16-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING MINOR EXCEPTION 16-20, PERMITTING A NEW 1,740 SQUARE FEET SINGLE-FAMILY DWELLING UNIT AND NEW DETACHED TWO-CAR GARAGE ON A LOT WHERE LEGAL NONCONFORMING STRUCTURES EXIST, LOCATED AT 3716 ELLIS LANE (APN: 8593-021-013), IN A R-1 (SINGLE-FAMILY RESIDENTIAL) ZONE WHEREAS, on September 15. 2016, Huey T. Chea and Molly Sun submitted a Minor Exception application requesting approval for a new single-family dwelling unit and detached garage on a lot where legal nonconforming structures exist, located at 3716 Ellis Lane; WHEREAS, 3716 Ellis Lane is located in a R-1 (Single-Family Residential) zone; WHEREAS, Section 17.72.070(B)(2) of the Rosemead Municipal Code provides the criteria for a Minor Exception: WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.72.070(B)(2) of the Rosemead Municipal Code authorize the Planning Commission to approve. conditionally approve, or deny Minor Exception applications; WHEREAS, on November 24, 2016, fifty-four (54) notices were sent to property owners within a 300-foot radius from the subject property. the notice was published in the Rosemead Reader, and notices were posted in six (6) public locations and on site, specifying the availability of the application. and the date, time, and location of the public hearing for Minor Exception 16-20; and WHEREAS, on December 5, 2016, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Minor Exception 16-20; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1. The Planning Commission HEREBY DETERMINES that Minor Exception 16-20 is classified as a Class 3 Categorical Exemption. pursuant to Section 15303(a) of California Environmental Quality Act guidelines. Section 15303(a) of the Planning Commission Meeting December 5,2016 Page 7 of 14 California Environmental Quality Act guidelines exempts projects consisting of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Minor Exception 16-20, in accordance with Section 17.72.070(B)(2) of the Rosemead Municipal Code as follows: A. The applicant provides signed written consent on a form created by the City from all property owners of land abutting the subject property and submits a notarized sworn declaration on a form created by the City, stating that the declaration is made under penalty and perjury that all written consents are true and accurate; FINDING: The applicants have provided signed written consent on a form created by the City from all property owners of land abutting the subject property and a notarized sworn declaration on a form created by the City, stating that the declaration is made under penalty and perjury that all written consents are true and accurate. B. The proposal includes all necessary work to eliminate any hazard or safety problem on an existing structure, as required by the Building Official or by an officer of the City charged with protecting the public safety, in order to correct an unsafe condition; FINDING: According to the Building Official and Public Safety Supervisor. the subject property currently does not have any code enforcement cases open. A condition of approval has been included to require inspection of the existing structures by the Building Official and Public Safety Department; and require any hazard or safety problem on the existing structures to be eliminated. C. The proposal includes the necessary work to maintain or improve the aesthetic appearance or architectural viability of the existing nonconforming structures onsite: FINDING: The applicants have proposed to apply new paint to the existing single-family dwelling unit to match the colors of the new single-family dwelling unit. A condition of approval has been included to require all existing structures to be repainted to match the new single-family dwelling unit. D. The legal nonconforming residential unit(s) that exist onsite are solely nonconforming due to minimum residential unit floor area, setbacks, building separation, building height, entry treatment height, and second story architectural standards; Planning Commission Meeting December 5,2016 Page 8 of 14 FINDING: The existing legal nonconforming residential unit is solely nonconforming due to minimum residential unit floor area and minimum side yard setback. E. The legal nonconforming residential accessory structure(s) proposed to remain onsite are solely nonconforming due to driveway width, turning radius, minimum stall size. setbacks, or landscaping; FINDING: The existing legal nonconforming detached garage (accessory structure) is solely nonconforming due to minimum side and rear setback. F. No previous discretionary permit has been approved for the subject site; and FINDING: The subject site has not been approved with any previous discretionary permits. G. The subject lot does not require the approval of a Design Review entitlement. FINDING: The proposal and subject site does not require the approval of a Design Review entitlement. SECTION 3. The Planning Commission HEREBY APPROVES Minor Exception 16-20 for a new 1 ;740 square feet single-family dwelling unit and new detached two-car garage on a lot where legal nonconforming structures exist, located at 3716 Ellis Lane, and subject to the conditions listed in Attachment "A" attached hereto and incorporated herein by reference. SECTION 4. This action shall become final and effective ten (10) days after this decision by the Planning Commission, unless within such time a written appeal is filed with the City Clerk for consideration by the Rosemead City Council as provided in Rosemead Municipal Code, Section 17.160.040 —Appeals of Decisions. SECTION 5. This resolution is the result of an action taken by the Planning Commission on December 5, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: Planning Commission Meeting December 5,2016 Page 9 of 14 SECTION 6. The Secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicants and the Rosemead City Clerk. PASSED, APPROVED, and ADOPTED this 5th day of December, 2016. Daniel Lopez, Chair CERTIFICATION I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning Commission of the City of Rosemead at its regular meeting, held on the 5th day of December, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy. Planning Commission Attorney Burke, Williams & Sorensen, LLP • Planning Commission Meeting December 5,2016 Page 10 of 14 ATTACHMENT "A" (PC RESOLUTION 16-19) MINOR EXCEPTION 16-20 3716 ELLIS LANE (APN: 8593-021-013) CONDITIONS OF APPROVAL December 5. 2016 Standard Conditions of Approvals 1. Minor Exception 16-20 (`Project") is approved for a new 1 .740 square feet single- family dwelling unit and new detached two-car garage on a lot where legal nonconforming structures exist, in accordance with the plans marked Exhibit "B°, dated November 21. 2016. Any revisions to the approved plans must be resubmitted for Planning Division review and, if satisfactory, approval. 2. The following conditions must be complied to the satisfaction of the Planning Division prior to final approval of the associated plans. building permits, occupancy permits, or any other appropriate request. 3. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building Divisions. 4. Approval of Project shall not take effect for any purpose until the applicant(s) have filed with the City of Rosemead ('City'') a notarized affidavit stating that he/she is aware of and accepts all of the conditions of approval as set forth in the letter of approval and this list of conditions within ten (10) days from the Planning Commission approval date. 5. The on-site public hearing notice posting shall be removed by the end of the 10- day appeal period of Project. 6. Project is approved for a period of one (1) year. The applicant(s) shall commence the approved project or request an extension within 30 calendar days prior to expiration. The one (1) year initial approval period shall be effective from the Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If Project has been unused. abandoned, or discontinued for a period of one (1) year, it shall become null and void. Planning Commission Meeting December 5,2016 Page 11 of 14 7. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications to the project and to these conditions of approval. 8. Project is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is in addition to, and not in lieu of. the right of the City, its Planning Commission, and City Council to review and revoke or modify any permit granted or approved under the Rosemead Municipal Code for any violations of the conditions imposed on Project. 9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead or its agents, officers, and employees from any claim, action, or proceeding against the City of Rosemead or its agents, officers, or employees to attack, set side, void, or annul, an approval of the Planning Commission and/or City Council concerning the project, which action is brought within the time period provided by law. 10. The applicant(s) shall comply with all Federal, State, and local laws relative to the approved use, including the requirements of the Planning. Building, Fire, Sheriff, and Health Departments. 11. Building permits will not be issued in connection with any project until such time as all plan check fees and all other applicable fees are paid in full. Prior to issuance of building permits, any required school fees shall be paid. The applicant shall provide the City with written verification of compliance from the applicable school districts. 12. The numbers of the address signs shall be at least six (6) inches tall with a minimum character width of 3/4 inch, contrasting in color and easily visible at driver's level from the street. Materials, colors, location, and size of such address numbers shall be approved by the Community Development Director. or his/her designee, prior to installation. 13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday through Saturday. No construction shall take place on Sundays or on any federal holiday, without prior approval by the City. The applicant shall abide by the noise control sections of the Rosemead Municipal Code. 14. The Building Division, Planning Division, and Engineering Division shall have access to the project site at any time during construction to monitor progress. Planning Commission Meetng December 5,2016 Page 12 of 14 15. All requirements of the Building and Safety Division, Planning Division, and Engineering Division shall be complied with prior to the final approval of the proposed construction. 16. All ground level mechanical/utility equipment (including meters, back flow prevention devices, fire valves, A/C condensers, furnaces, and other equipment) shall be located away from public view or adequately screened by landscaping or screening walls so as not to be seen from the public right-of-way. 17. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Project Specific Conditions of Approval 18. The site shall be maintained in a clean, weed and litter-free state. in accordance with the Rosemead Municipal Code Sections pertaining to the storage. accumulation, collection, and disposal of garbage. rubbish, trash, and debris. 19. An inspection of all existing structures on the project site by the Building Official • and an officer of the City charged with protecting the public safety shall be required to verify if any work is necessary to eliminate any hazard or safety problem on the existing structures. If such inspection reveals that work is necessary to eliminate any hazard or safety problem on the existing structures, such work shall be completed to the satisfaction of the City prior to issuance of any building permits associated with Project. 20. All existing structures shall be repainted to match the new dwelling unit. Any damages to the existing structures shall be repaired to the satisfaction of the Planning Division. 21 . All gutters, downspouts, mechanical elements, and/or architectural features shall be painted to match the new single-family dwelling unit. 22. All onsite conditions. such as landscaping and fencing. shall be improved to the satisfaction of the Planning Division. 23. Any improvement requiring approval of a Design Review entitlement shall not be permitted on the subject lot. 24. The driveway gate shall incorporate decorative. view obscuring material: such material shall be approved by the Planning Division prior to installation. Planning Commission Meeting December 5.2016 Page 13 of 14 25. All property that is vacant, under construction, or being demolished shall be totally enclosed around the perimeter by a fence that is a minimum of six (6) feet in height as measured from adjacent property, subject to the approval of the Community Development Director or other designated officials. The following requirements shall be satisfied: a. The required fence shall be adequately constructed from chain-link, lumber, masonry or other approved materials. The fence shall be entirely self-supporting and shall not encroach or utilize structures or fencing on any adjacent property without prior written approval of the adjacent property owner. b. The fence shall be installed prior to the initiation of any construction or demolition and shall be continuously maintained in good condition. c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted on the fence. • • Planning Commission Meeting December 5,2016 Page 14 of 14 EXHIBIT "C" 8593 12I XO'"'31114"v' N.s . T1' /C-/"[f R O f 144 n-59 NAe3 -V D[69 !1X //! R! 1-lhG� 9•F�39 ■ SCALE r—60' 4vl�b /, •100.• at, (D 214 • % 2000 J vs3 i° a;_ 0 !7 .Ji ;: r -- (1/� , DC A DALE NA + A AC ^ ' la m It lAAY.v/'/) ST, -kr. __..I z-._.,__i .__-j---_ ---1••• ° nntatnw„w'•P1 o I It!. $ an tAc. O r",I% 0 % II [roves) .i 1 1" ---gia:. _ i ry6-- I I1,Q 36.36 - // A6 >-a{a `� SUBJECT ZI --- P36.36 — I `y 3 D.zBAA. 0 11'1 © SITE o fir'" — — Ih Q :I 1 F _ u sz • ,,. o a.,! •'! PARCEL MAP =El • 02 © 1 J P M 288-31-32 YI 2 /.,., a. `2, © apx � .. � <- •c C - lA_°Y_'j�irw- PgRCEE MAP w 1,a 5 esa/s? I �' 0 41 x P.M.193-45 w.,:«> a '� zrcu' to _ /tsar A IRS a I -/Sae! 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