2017-34 RESOLUTION NO. 2017-34
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF GRAND TERRACE ADOPTING AN
ENVIRONMENTAL EXEMPTION PURSUANT OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA),
GRANTING 'VARIANCE 17-02, AND APPROVING
ADMINISTRATIVE SITE AND ARCHITECTURAL REVIEW 17-
08, ALLOWING THE CONSTRUCTION OF A 650 SQUARE
FOOT GARAGE ADDITION WITHIN THE REAR YARD
SETBACK OF A SINGLE FAMILY RESIDENCE LOCATED AT
22250 CARHART AVENUE (APN 0275-272-01)
WHEREAS, Mr. Randall Schnetz, submitted Variance 17-02, Administrative Site and
Architectural Review 17-08, and Environmental 17-06; requesting approval to construct a 620
square foot garage addition within the rear yard setback of an existing single family residence.
The site is zoned R1-7.2, Low Density Single Family and has a General Plan land use
designation of Low Density Residential;
WHEREAS, the Project Site is proposed on a lot measuring 9,204 square foot (0.21
acres).
WHEREAS, the Project is categorically exempt from the California Environmental
Quality Act (CEQA) Guidelines, pursuant to Section 15303, which exempts construction of
small additions to a single family residence. .
WHEREAS, on September 7, 2017, the Planning Commission conducted a duly noticed
public hearing on the Project at the Grand Terrace City Council Chambers located at 22795
Barton Road, Grand Terrace, California, 92313 and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Grand Terrace:
1. The Planning Commission hereby finds that the Project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section
15303. The Notice of Exemption prepared in connection with the Project has been
reviewed and considered and reflects the independent judgment of the Planning
Commission, and is hereby adopted.
•
2. The Planning Commission finds as follows with respect to Variance 17-02:
a. A ,special circumstance regarding the size, shape, topography, location or
surroundings of the subject property exist. The residence entrance is located
RESOLUTION 2017-34 1 OF 1 SEPTEMBER 7, 2017
eam properties from damages
caused by alteration of the drainage patterns, i.e., concentration or diversion of flow.
RESOLUTIONS 2017-37 1 PAGE OF 11 NOVEMBER 16, 2017
2017
pplicant shall defend, indemnify, and hold harmless the City of Grand Terrace and
its officers, employees, and agents from and against any claim, action, or proceeding
against the City of Grand Terrace, its officers, employees, or agents to attack, set aside,
void, or annul any approval or condition of approval of the City of Grand Terrace
concerning this project, including but not limited to any approval or condition of approval
RESOLUTIONS 2017-37 1 PAGE OF 3 NOVEMBER 16, 2017
e will be
RESOLUTIONS 2017-37 1 PAGE OF 2 NOVEMBER 16, 2017
l defend, indemnify and hold harmless the City, its agents, officers,
employees and attorneys for all costs incurred in additional investigation and/or study of,
or for supplementing,preparing, redrafting; revising, or amending any document(such as
a notice of exemption, negative declaration, EIR, specific plan or General Plan
•
RESOLUTION 2017-38 1 PAGE OF 4 NOVEMBER 16, 2017
along Carhart Avenue making it seem is the front of the property; however, per
Chapter 18.06.705, the narrowest side of a lot is consider the front irrespective of
the direction in which the building faces; therefore, the garage addition is located
at the rear of the property. The rear yard functions as a side yard, and the lot size
and house location make it challenging for the Applicant to maximize the use of
the property,
b. Because of the special circumstance, the strict application of the zoning ordinance
deprives the subject property of privileges enjoyed by other property in the
vicinity and under identical zoning classification. The adjacent residences to the
east and west from the Applicant were built also in 1960 and are similar in size
and layout as the Applicant's property. These neighboring residences have similar
rear setback encroachment circumstances with five feet or less between their
structures and their rear back property line.
c. The granting of the variance will not constitute the grant of special privileges
inconsistent with the limitations upon other propertied in the vicinity and district
in which the property is situated. The Applicant is proposing a rear setback of
(10) ten feet, which is greater than the rear set back the adjacent houses have;
therefore, the granting of this Variance will not be inconsistent upon other
properties in the vicinity.
d. The granting of the variance will not authorize a use or activity which is not
otherwise expressly authorized by the district governing the parcel of property.
The granting of the Variance will allow the applicant to maximize the space for
the proposed garage, while maintaining the character of the home and the
neighborhood.
e. The granting of the variance will not result in a situation inconsistent with the
latest adopted of General Plan. The requested use of the Variance will be
consistent with the residential zoning designation and the General Plan. The '
proposed addition and landscape improvements will enhance and preserve the
character of the neighborhood.
f. Conditions necessary to secure the above findings are made a part of the approval •
of the variance.
3. The Planning Commission finds as follows with respect to Administrative Site and
Architectural Review 17-08:
a. The Project is consistent with the intent of the Grand Terrace Municipal Code and
the General Plan. The proposed Project to add a garage to an existing single
family residence is consistent with the Grand Terrace Municipal Code and the
General plan in that it meets the standards of the
R1-7.2 zoning, and the provisions of the City's General Plan Low-Density
Residential category by enhancing and preserving the character of the
RESOLUTION 2017-34 1 OF 2 SEPTEMBER 7, 2017
concerning this project, including but not limited to any approval or condition of approval
RESOLUTIONS 2017-37 1 PAGE OF 3 NOVEMBER 16, 2017
e will be
RESOLUTIONS 2017-37 1 PAGE OF 2 NOVEMBER 16, 2017
l defend, indemnify and hold harmless the City, its agents, officers,
employees and attorneys for all costs incurred in additional investigation and/or study of,
or for supplementing,preparing, redrafting; revising, or amending any document(such as
a notice of exemption, negative declaration, EIR, specific plan or General Plan
•
RESOLUTION 2017-38 1 PAGE OF 4 NOVEMBER 16, 2017
neighborhood.
b. The location and configuration of all structures associated with this Project are
visually harmonious with this site and surrounding sites and structures, that they
do not interfere with the neighbors' privacy, that they do not unnecessarily block
scenic views from other structures and/or public areas and are in scale with the
townscape and natural landscape of the area.
The location of the proposed garage addition encroaches into twenty foot rear
setback requirement and a Variance has been applied for to deviate from this
zoning requirement; however, adjacent properties have similar rear setback
encroachment circumstances. The garage addition will match the existing stucco
texture and roof materials of the residence and it will be complementary to the
community and it will not interfere with neighbor's privacy.
c. The architectural design of structures, their materials and colors are visually
harmonious with the surrounding development, natural landforms, are functional
for the Project and are consistent with the Grand Terrace Municipal Code. The
proposed garage addition will have the same stucco finish as the existing
residence, the Applicant is proposing to paint and re-roof the entire residence as
part of this proposal. Colors will be cool tones, and the design is complementary
to surrounding properties.
d. The plan for landscaping and open spaces provide a functional and visually
pleasing setting for the structures on this site and is harmonious with the natural
landscape of the area and nearby developments. The proposed project includes a
planter located to the south east corner of the property, in front of the proposed
garage addition, and it will be landscaped with a (15) fifteen gallon Twilight
Crape Myrtle tree and drought tolerant planting. A Condition of Approval has
been added to include the planting of two additional (15) fifteen gallon trees on
the City's Right-of Way along Carhart Avenue.
e. There is no indiscriminate clearing of property, destruction of trees or natural
vegetation or the excessive and unsightly grading of hillsides, thus the natural
beauty of the City, its setting, and natural landforms are preserved. The applicant
is proposing the removal of an existing tree in order to accommodate the new
driveway. Three (15) fifteen gallon trees will be planted in order to compensate
for the removal of the existing tree.
f. Conditions of approval for this project necessary to secure the purposes of the
Grand Terrace Municipal Code and General Plan are made a part of this approval
as set forth in the accompanying Resolution of Approval.
BE IT FURTHER RESOLVED that Variance and Administrative Site and Architectural
Review are hereby approved subject to the following conditions:
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EMBER 7, 2017
concerning this project, including but not limited to any approval or condition of approval
RESOLUTIONS 2017-37 1 PAGE OF 3 NOVEMBER 16, 2017
e will be
RESOLUTIONS 2017-37 1 PAGE OF 2 NOVEMBER 16, 2017
l defend, indemnify and hold harmless the City, its agents, officers,
employees and attorneys for all costs incurred in additional investigation and/or study of,
or for supplementing,preparing, redrafting; revising, or amending any document(such as
a notice of exemption, negative declaration, EIR, specific plan or General Plan
•
RESOLUTION 2017-38 1 PAGE OF 4 NOVEMBER 16, 2017
1. Variance 17-02 and Administrative Site and Architectural Review 17-08 are approved to
construct a 620 square foot garage addition into within the rear yard setback of an
existing single family residence. The project site measures 9,204 square foot(0.21 acres)
and is zoned R1-7.2, Single Family Residential District. This approval is based on the
application and materials submitted by Randall Schnetz, on May 8, 2017, including
revised site plan, floor.plan, architectural elevations and color board materials. The
primary color for the entire residence is proposed to be "Blissful Blue" and "Scanda" for
the accent trim and contrast. The Applicant will re-roof of the entire residence with
"Harbor Blue" shingles. The application materials are approved as submitted and shall
not be altered unless reviewed and approved by affected departments.
2. This approval shall expire twelve (12) months from the date of adoption of this resolution
unless the use has been inaugurated or a time extension has been granted by the City, in
accordance with Chapter 18.63 of the Zoning Code. Time extensions shall be filed at
least sixty(60) days prior to the expiration date.
3. The applicant shall defend, indemnify, and hold harmless the City of Grand Terrace and
its officers, employees, and agents from and against any claim, action, or proceeding
against the City of Grand Terrace, its officers, employees, or agents to attack, set aside,
void, or annul any approval or condition of approval of the City of Grand Terrace
• concerning this project, including but not limited to any approval or condition of approval
of the Planning Commission, or Planning and Development Services Director. The City
shall promptly notify the applicant of any claim, action, or proceeding concerning the
project and the City shall cooperate fully in the defense of the matter. The City reserves
the right, at its own option, to choose its own attorney to represent the City, its officers,
employees, and agents in the defense of the matter. •
4. Construction and operational activities associated with the project shall comply with the
regulations of the City's Noise Ordinance, Chapter 8.108 of the Grand Terrace Municipal
Code.
5. All contractors shall acquire a valid City business license and be in compliance with all
City codes
6. In the event that exhibits and written conditions are inconsistent, the written conditions
shall prevail.
7. No concrete shall be installed within the 7.5-foot Public Utility Easement, unless and
until, the Applicant provides written clearance from the easement holder(s) allowing the
concrete work within the easement area.
8. The Applicant shall plant a minimum twenty (20) gallon sized Crape Myrtle tree within
the onsite southeast planter.
RESOLUTION 2017-34 1 OF 4 SEPTEMBER 7,2017
subject to the following conditions:
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EMBER 7, 2017
concerning this project, including but not limited to any approval or condition of approval
RESOLUTIONS 2017-37 1 PAGE OF 3 NOVEMBER 16, 2017
e will be
RESOLUTIONS 2017-37 1 PAGE OF 2 NOVEMBER 16, 2017
l defend, indemnify and hold harmless the City, its agents, officers,
employees and attorneys for all costs incurred in additional investigation and/or study of,
or for supplementing,preparing, redrafting; revising, or amending any document(such as
a notice of exemption, negative declaration, EIR, specific plan or General Plan
•
RESOLUTION 2017-38 1 PAGE OF 4 NOVEMBER 16, 2017
9. The applicant shall plant two (2) Crape Myrtle street trees with minimum caliper size of
one (1) inch, within the parkway along Carhart Avenue, in accordance with Chapter
12.28 Street and Parkway trees.
10. The Applicant shall maintain the proposed landscaping at the south east corner of the
property and the vegetation shall not exceed (3)three feet in height.
11. The applicant shall pay all applicable development impact fees, and demonstrate the
payment of school impact fees to the Building and Safety Department.
12. Prior to the issuance of a building permit the applicant shall submit three (3) sets of fully
dimensioned construction plans to the Building and Safety Department for plan check
that demonstrate compliance with all applicable requirements of the California Building
Code, including compliance with this Conditions of Approval.
13. Upon approval of these conditions and prior to becoming final and binding, the applicant
must sign and return an"Acceptance of Conditions" form. The form and content shall be
prepared by the Planning and Development Services Department.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
California, at a regular meeting held on the 7th day of September, 2017.
AYES: Commissioners Goatcher,Allen and Giroux
NOES:
ABSENT:
ABSTAIN:
ATTEST:
%J
Debra Thomas Edward A. Giroux
City Clerk Commissioner
RESOLUTION 2017-34 1 OF 5 SEPTEMBER 7, 2017
the City of Grand Terrace
• concerning this project, including but not limited to any approval or condition of approval
of the Planning Commission, or Planning and Development Services Director. The City
shall promptly notify the applicant of any claim, action, or proceeding concerning the
project and the City shall cooperate fully in the defense of the matter. The City reserves
the right, at its own option, to choose its own attorney to represent the City, its officers,
employees, and agents in the defense of the matter. •
4. Construction and operational activities associated with the project shall comply with the
regulations of the City's Noise Ordinance, Chapter 8.108 of the Grand Terrace Municipal
Code.
5. All contractors shall acquire a valid City business license and be in compliance with all
City codes
6. In the event that exhibits and written conditions are inconsistent, the written conditions
shall prevail.
7. No concrete shall be installed within the 7.5-foot Public Utility Easement, unless and
until, the Applicant provides written clearance from the easement holder(s) allowing the
concrete work within the easement area.
8. The Applicant shall plant a minimum twenty (20) gallon sized Crape Myrtle tree within
the onsite southeast planter.
RESOLUTION 2017-34 1 OF 4 SEPTEMBER 7,2017
subject to the following conditions:
RESOLUTION 2017-34 1 OF 3 SEPTEMBER 7, 2017
EMBER 7, 2017
concerning this project, including but not limited to any approval or condition of approval
RESOLUTIONS 2017-37 1 PAGE OF 3 NOVEMBER 16, 2017
e will be
RESOLUTIONS 2017-37 1 PAGE OF 2 NOVEMBER 16, 2017
l defend, indemnify and hold harmless the City, its agents, officers,
employees and attorneys for all costs incurred in additional investigation and/or study of,
or for supplementing,preparing, redrafting; revising, or amending any document(such as
a notice of exemption, negative declaration, EIR, specific plan or General Plan
•
RESOLUTION 2017-38 1 PAGE OF 4 NOVEMBER 16, 2017