Zoning Review Committee

AGENDA CITY OF EL MONTE MODIFICATION COMMITTEE SPECIAL MEETING CITY OF EL MONTE MODIFICATION WEDNESDAY, APRIL 11, 2018 COMMITTEE 5:00 P.M. CITY HALL WEST – CONFERENCE ROOM A CHAIRPERSON DALLAS BAKER 11333 VALLEY BOULEVARD PLANNING COMMISSION CITY PLANNER JASON C. MIKAELIAN OPENING OF MEETING CHIEF BUILDING OFFICIAL TODD MORRIS 1. Call Meeting to Order 2. Flag Salute 3. Roll Call 4. Public Comments Citizens wishing to address the Modification Committee on land use and development matters may do so at this time. Note that the Committee cannot respond to or take any action on the item. Citizens wishing to speak on an agenda item will be given the opportunity to speak after the item is presented by staff. Limit your comments to three (3) minutes. State your name and address the record. Phone: (626) 258-8626 Fax: (626) 580-2293 www.elmonteca.gov planning@elmonteca.gov MODIFICATION COMMITTEE AGENDA APRIL 11, 2018 PUBLIC HEARING 5. Modification No. 06-18 (continued from March 22, 2018) Address: 2727 Durfee Avenue Request: A request to reduce the required minimum rear yard setback from 15 feet to four (4) feet to legalize a 480 square foot storage room that is attached to an existing 7,318 square foot, two-story multi-purpose room utilized for an existing religious facility. The property is located in the MMU (Mixed/Multi-use) zone. The request is made pursuant to the requirements of Chapter 17.20 of the El Monte Municipal Code (EMMC). CEQA Determination: Article 19. Categorical Exemptions - Section 15303 (Class 3 – New Construction or Conversion of Small Structures) in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines. Recommendation: Approve subject to conditions. Case Planner: Tony Bu, Associate Planner NEXT SCHEDULED MODIFICATION COMMITTEE MEETING Tuesday, April 24, 2018 at 5:00 P.M. City Hall West – Conference Room A Agenda | 2 STAFF REPORT April 11, 2018 TO: MODIFICATION COMMITTEE FROM: JASON C. MIKAELIAN, AICP CITY PLANNER BY: TONY BU ASSOCIATE PLANNER RAUL AGUIRRE PLANNING INTERN SUBJECT: MODIFICATION NO. 06-18 LOCATION: 2727 DURFEE AVENUE EL MONTE, CA 91732-3415 APPLICANT/ KENNY YOUNG HO KIM PROPERTY OWNER: 2727 DURFEE AVENUE EL MONTE, CA 91732-3415 ENVIRONMENTAL ARTICLE 19 CATEGORICAL EXEMPTIONS, DETERMINATION: SECTION 15303 (CLASS 3- NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES) IN ACCORDANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970 AND THE CEQA GUIDELINES, AS AMENDED RECOMMENDATION: APPROVE MODIFICATION NO. 06-18 SUBJECT TO CONDITIONS REQUEST The applicant requests the approval of Modification No. 06-18 to reduce the required minimum rear yard setback from 15 feet to four (4) feet to legalize a 440 SF storage room that is attached to an existing 7,318 SF, two-story multi-purpose room utilized for an existing religious facility. The property is located in the MMU (Mixed/Multi-use) zone. This request is made pursuant to the requirements of Chapter 17.20 of the El Monte Municipal Code (EMMC). 2727 Durfee Avenue MOD NO. 06-18 SUBJECT PROPERTY Location: Northwest of Durfee Avenue General Plan: Mixed/Multi-use Zone (Non-Residential FAR: 1.0) Zone: MMU (Mixed/Multi-use) Zone Street Frontage: Durfee Avenue: 200 Feet Size: 55,000 SF Existing Existing 7,318 SF religious facility Improvements: SURROUNDING PROPERTIES General Plan: Zoning: Land Use: Northwest: Medium Density Multiple Family R-3 Multiple-Family Residences Southwest: Mixed/Multiuse MMU Restaurant Southeast: Mixed/Multiuse MMU Electric Supply Store Northeast: Mixed/Multiuse MMU Auto Wrecking Yard ZONING AND AERIAL PHOTO N N 2727 Durfee Avenue MOD NO. 06-18 PROJECT ANALYSIS Development Standards MMU Zone Meet Development Feature Requirement Proposed Requirement(s)? Maximum Floor Area Ratio 1.0 0.314 Yes (FAR) Maximum Building Height 4-stories/50’ One-story/9’-6” Yes No; legal non- Front yard setback 5’ (min.); 15’ (max.) 46’ conforming Interior side yard setback 5’ (min.); no max. 6’ Yes No; 15’ (min.) if abutting Rear yard setback 4’ Modification residential Requested Trash Trash enclosure Trash enclosure Yes No; legal non- Parking 100 + spaces 84 spaces conforming Landscape for off-street 1,605 SF 1,828 SF Yes parking area BACKGROUND In 1965, Ordinance No. 1362 was adopted by the City Council which annexed the subject property to the City of El Monte. The church existed on the property at the time of annexation. On January 17, 1991, the Planning Commission approved Design Review No. 207 for the expansion of the existing church, which included a 1,728 SF single story addition for a new lobby area, infant rooms and restrooms. On September 6, 1994, the Planning Commission approved Conditional Use Permit 29- 94 to permit the expansion of an existing Sunday school classroom by adding a 1,295 SF 2-story classroom. Currently, the subject property has 9,563 SF of Sanctuary area, a 7,318 SF multi- purpose room, and two (2) storage rooms (totaling 120 SF) under a wooden trellis. The proposed modification will legalize 440 SF of additional storage space resulting in a total of 600 SF of storage. On March 22, 2018, the Modification Committee reviewed the requested proposal/project (Modification No. 06-18) and continued the meeting to April 11, 2018 to enable staff to 2727 Durfee Avenue MOD NO. 06-18 gather additional information on the setbacks and uses for the residential properties to the north. Consequently, on March 28, 2018, staff conducted a follow up inspection of the residential properties to the north (2722 and 2732 Maxson Road) to verify the rear yard setbacks and uses of the properties. Staff concluded that the property at 2722 Maxson Road contains multi-family residences with the rear unit structure containing two (2) bedrooms with a rear yard setback of approximately 16 feet. The property at 2732 Maxson Road contains multi-family residences including trailer units with the rear trailer unit set back nine (9) feet with an attached storage structure set back five (5) feet. Staff believes that the existing rear setbacks at 2722 and 2732 Maxson Road are adequate and the legalization of the storage unit at the Project site will not create a negative impact. Staff recommends approval of the proposed Modification subject to conditions outlined in this report. FINDINGS OF FACT In order to approve the project, the Modification Committee is required to make certain findings. Section 17.20.020 (EMMC) - Necessary conditions outlines the four required findings and conditions to be met in order to approve any Modification: FINDING: A. 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; FACT: There are exceptional or extraordinary circumstances or conditions applicable to the property involved due to its annexation in 1965. The property was annexed with the existing church building layout and footprint already established. In 2011, the property was rezoned from M-2 to MMU, which imposed more stringent development regulations for the property. Because the property was already built out and is considered legal non-conforming, areas to include additional storage space are greatly limited. Construction of the storage addition on a different part of the site would affect parking, fire access and would be more visible. FINDING: B. The granting of such modification 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; FACT: Granting the Modification 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. The proposed rear yard setback of four (4) feet will not negatively affect the surrounding properties as similar surrounding properties 2727 Durfee Avenue MOD NO. 06-18  contain similar rear yard setbacks. Also, the addition will only be utilized for storage and not for patron activity/habitation. The storage addition will meet all building and fire code regulations and does not trigger additional parking requirements. FINDING: C. Because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive subject property of privileges enjoyed by other properties in the vicinity and under the identical zone classifications; FACT: The property was annexed with the existing church building layout and footprint already established. In 2011, the property was rezoned from M-2 to MMU, which imposed further stringent development regulations for the property. Because the property was already built out and is considered legal non-conforming, areas to include additional storage space are greatly limited. Also, the proposed rear yard setback of four (4) feet is similar to the rear yard setbacks of similar surrounding properties. FINDING: D. The granting of such modification/variance will not adversely affect the comprehensive general plan. FACT: The approval of such modification to reduce the required 15 foot rear yard setback to four (4) feet will not adversely affect the comprehensive General Plan. Policy LU-4.6 Public Services and Facilities, encourages providing quality community services for residents. Allowing additional storage at the rear portion of the property will enhance services to existing portions of the church; thus providing better quality community services for residents. CONDITIONS OF APPROVAL 1. Conditions of approval for Design Review No. 207 and Conditional Use Permit No. 29-94 shall remain in full force and compliance. 2. All Building Department, Engineering Department and Fire Department standards and conditions shall be in compliance. 3. A covenant shall be recorded for the property limiting the storage addition to storage only. Plumbing is prohibited within the storage addition. 2727 Durfee Avenue MOD NO. 06-18 RECOMMENDATION Staff recommends that the Planning Commission evaluate the proposal and consider the following Action: 1. Adopt a Categorical Exemption under Section 15301 (Class 1- Existing Facilities) pursuant to the California Environmental Quality Act and Guidelines, as amended and; 2. Adopt the Finding of Facts to approve Modification No. 06-18, subject to the conditions of approval. ATTACHMENTS A. Project Plans B. Public Hearing Notice C. Radius Map D. Site Posting Photo 2727 Durfee Avenue MOD NO. 06-18  CITY OF EL MONTE MODIFICATION COMMITTEE NOTICE OF PUBLIC HEARING Hablamos Español favor de hablar con Marcella Magdaleno (626) 258-8626 TO: All Interested Parties FROM: City of El Monte Planning Division PROPERTY 2727 Durfee Avenue (A full legal description of the property is on file in the LOCATION: office of the El Monte Planning Division) APPLICATION: Modification No. 06-18 REQUEST: The applicant requests the approval of Modification No. 06-18 to reduce the required minimum rear yard setback from 15 feet to four (4) feet to legalize a 480 square foot storage room that is attached to an existing 7,318 square foot, two-story multi-purpose room. The property is located in the MMU (Mixed/Multi-use) zone. This request is made pursuant to the requirements of Chapter 17.20 of the El Monte Municipal Code (EMMC). PROPERTY Kenny Young Ho Kim OWNER / 2727 Durfee Avenue APPLICANT: El Monte, CA 91732-3415 ENVIRONMENTAL Article 19. Categorical Exemptions – Section 15303 (Class 3 – New DOCUMENTATION: Construction or Conversion of Small Structures) in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines. Pursuant to State Law, the Modification Committee will hold a public hearing to receive testimony, orally and in writing, on the proposed project. The public hearing is scheduled for: Date: Wednesday, April 11, 2018 (SPECIAL MEETING DATE) Time: 5:00 p.m. Place: El Monte City Hall West – Conference Room A 11333 Valley Boulevard, El Monte, California Persons wishing to comment on the environmental documentation or proposed application may do so orally or in writing at the public hearing or in writing prior to the meeting date. Written comments shall be sent to Tony Bu; El Monte City Hall West; 11333 Valley Boulevard; El Monte, CA 91731 or at tbu@elmonteca.gov. If you challenge the decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City’s Planning Division at, or prior to, the public hearing. For further information regarding this application please contact Tony Bu at (626) 258-8626. Monday through Thursday, except legal holidays, between the hours of 7:30 a.m. and 5:30 p.m. Published and Thursday, March 29, 2018 City of El Monte Modification Committee mailed on: Marcella Magdaleno, Modification Committee Secretary