Welcome to the meeting of the Planning Hearing Officer. Meetings are broadcast live on cable channel 6 (GTV6) and rebroadcast throughout the week. Call (818) 548-4013 for program schedules. DVDs of the proceedings are available for purchase in the City Clerk’s Office by calling (818) 548-2090. Please turn off cellular phones and pagers while inside the Municipal Services Building, Room 105. In compliance with the Americans with Disabilities Act (ADA) of 1990, auxiliary hearing aids, sign language translation, and Braille transcripts are available upon request. Assisted listening devices are available same-day upon request. At least 48 hours (or two business days) notice is required for requests regarding sign language translation and Braille transcription services. If you have any question about matters on the agenda, or requests for assistance, please contact the Community Development Department at (818) 548-2115 during regular business hours.

JANAURY 10, 2018 9:30 A.M.

(1) LOCATION: 846 NORTON AVENUE VARIANCE NO. 1621149

APPLICANT: Suvanna Patana STAFF: Roger Kiesel

PROJECT DESCRIPTION The applicant is requesting approval of a variance to allow the construction of an approximately 335 square-foot addition without providing two covered and enclosed parking spaces, in the “R1”-Floor Area Ratio District I Zone, described as Lot 152, Tract No. 11040. ENVIRONMENTAL DETERMINATION The project is exempt from environmental review per State CEQA Guidelines Section 15303, Class 3 “New Construction or Conversion of Small Structures” because the project is an addition to an existing single family house.

Date Agenda Posted: January 3, 2018

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CITY OF GLENDALE COMMUNITY DEVELOPMENT DEPARTMENT PLANNING HEARING OFFICER STAFF REPORT

VARIANCE CASE NO. PVAR 1621149

MEETING DATE: January 10, 2018

TO:

PREPARED BY:

Planning Hearing Officer

Roger Kiesel, Senior Planner

846 NORTON AVENUE ADDRESS:

APPLICANT:

OWNER:

Suvanna Patana

Suvanna Patana

PROJECT PROPOSAL: The applicant is requesting the approval of a variance to allow the construction of an approximately 335 square-foot addition (family room and storage) without providing two covered and enclosed parking spaces.

A. Applicant Proposes:

The applicant is requesting approval of a standards variance for the following:

1. To allow the construction of a 335 square-foot addition to an existing single-family residence without providing two covered and enclosed parking spaces.

Code Requires:

1. Upon a change or enlargement of a building which creates additional floor area, additional parking spaces shall be provided for such new floor area unless said parking exceeds the requirements of the parking chapter (30.32.030.B.1 ).

B. CEQA Status: The project is exempt from environmental review as a Class 3 "New Construction or Conversion of Small Structures" exemption pursuant to State CEQA Section 15303 because it is a proposed small addition to an existing single-family residence.

C. Previous Permits for the Site: The existing residence was constructed in 1936. A swimming pool was constructed in 1960.

D. Related Concurrent Permit Applications: The applicant will need design review approval for the addition.

E. Recommendation: Staff recommends approval of the variance application with conditions.

SITE CONTEXT

GENERAL PLAN: Low Density Residential.

ZONE: R-1 (Low Density Residential) Floor Area Ratio District II zone.

DESCRIPTION OF EXISTING PROPERTY AND USES:

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846 Norton Avenue Variance Case No. PVAR 1621149

December 20, 2017

The subject lot currently contains an existing single-family residence with an attached garage and a swimming pool.

NEIGHBORING ZONES AND USES: Zoning Existing Uses

North R-1 Single-family residential South R-1 Single-family residential East R-1 Single-family residential

West R-1 Single-family residential Project Site R-1 Single-family r'esidence

COMMENTS FROM OTHER CITY DEPARTMENTS: No City departments or sections had comments regarding the project.

VARIANCE REQUIRED FINDINGS

Pursuant to Section 30.43.030 of the Glendale Municipal Code, a variance shall be granted only if the review authority first finds that:

A. That the strict application of the provisions of any such ordinance would result in practical difficulties or unnecessary hardship inconsistent with the general purposes and intent of the ordinance.

B. There are exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.

C. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located.

D. The granting of the variance will not be contrary to the objective of the ordinance.

ANALYSIS OF VARIANCE REQUEST

The subject site is zoned R1 and located on the east side of Norton Avenue between Glenoaks Boulevard and San Fernando Road. The 6,900 square-foot site has 52 feet of frontage on Norton Avenue and is 133 feet deep. The property is currently developed with a one-story single-family residence, containing two bedrooms and two baths, and an attached garage built in 1936 located in the front half of the lot and a swimming pool located in the rear yard.

The applicant (and current owner) has owned the subject property since 1987. According to the applicant, a family room adjacent to the kitchen, dining room and living room and a covered porch, immediately east and north of the family room, existed when the house was purchased. These areas were not constructed with a permit. After purchasing the residence, the current owner enclosed the covered porch to create another bedroom and other additional rooms, also without a permit. The project includes legalizing the approximately 280 square-foot family room and 50 square-foot storage area accessed from the garage and converting and legalizing the bedroom and additional rooms back to a covered porch without providing an additional enclosed parking space. Chapter 30.32 of the Zoning Code states that upon change or

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846 Norton Avenue Variance Case No. PVAR 1621149

December 20, 2017

enlargement of a building which created an increase in floor area, additional parking shall be provided for such new floor area. By adding the family room to the house, enlarging the garage from one-car to a two-car garage with minimum interior dimensions of 20 feet wide by 20 feet deep would be required. The addition (legalization) does not create additional code violations as it complies with setbacks, floor area ratio, lot coverage, height and landscaping requirements.

Strictly applying the parking standards in the present case would result in practical difficulties and unnecessary hardship inconsistent with the general purposes and intent of the ordinance. The existing house (not including the unpermitted additions) on the subject site is approximately 1,100 square feet. The permitted portion of the residence includes two bedrooms, two bathrooms and a kitchen, living room and dining room. A family room, bedroom and two other rooms currently exist and are unpermitted. The applicant is requesting to permit (legalize) the family room addition, approximately 280 square feet, and a storage area, accessed from the garage, and convert the bedroom and additional rooms back to a covered porch and permit (legalize) this area. With legalization of the family room, the residence will be approximately 1,380 square feet.

The existing garage is approximately 17.5 feet deep and 15 feet wide with a 13.5-foot wide garage door. On one side, the garage is located on the eastern interior property line and on the other side shares a common wall with the living room of the residence. The floor level of the living room is approximately 18 inches above the floor level of the garage and a fireplace is located along the common garage/living room wall. The garage is set back approximately 28 feet from the front property line. No changes to the front of the residence are proposed as a result of the request. While the garage could be lengthened to comply with garage depth standards, it would be an unnecessary hardship to do so. Because the existing garage is currently located on the eastern property line, any increase in garage depth would exacerbate an already non-conforming situation, since attached garages cannot be located on interior property lines, unlike detached garages. In addition to increasing a non-conformity, lengthening the garage toward the street would require alterations to the roof of the residence in an area of the house without any proposed changes. Widening the existing garage would be practically difficult. As previously mentioned, the garage is built on the eastern property line and thus cannot be expanded in this direction. Expanding the garage in a westerly direction would require removal of the existing fireplace and demolishing and lowering a portion of the living room foundation to make lt the same floor level as the garage.

There are exceptional circumstances or conditions applicable to the property involved.or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood. As previously mentioned, the attached garage (which was built in 1936 along with the residence) was constructed on the eastern property line of the subject site. Immediately west of the existing garage, the living room is approximately 18 inches higher than the floor level of the garage. It is not unusual that the floor levels of the garage and living areas of the residence are different. However, it is an exceptional circumstance that the garage was constructed on the property line and, in particular, that it was attached to the residence when it was built in 1936, an era where modest single-family homes were developed with detached garages. Given this circumstance, it would be impossible to lengthen the depth of the garage to comply with current development standards without exacerbating the current non-conforming interior setback.

The subject site was developed in 1936 as an approximately 1,100 square-foot single-family residence with an attached garage. According to the present owner of the property, the family room and covered porch existed when they purchased the property in 1987. These features

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846 Norton Avenue Variance Case No. PVAR 1621149

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were constructed without a permit along with enclosure of the covered porch which was completed by the present property owners. The applicant (same as property owner) is requesting to legalize the existing family room and legalize and convert back the covered porch area. The covered porch, after conversion, would not be considered living space. The family room "addition" is approximately 280 square feet. With the family room, the house would be approximately 1,380 square feet. The size of the subject house is modest by today's standards, where the average single-family residence is approximately 2,100 square feet. Additionally, it would remain a two-bedroom house. The granting of the variance to allow the addition to the single-family house without providing two covered and enclosed parking spaces would not be materially detrimental to the public welfare due to the modest size of the residence and small bedroom count. Additionally, it has not proven to be injurious to the property as the house has existed in its present state for approximately 30 years without incident or neighborhood services violation (aside from the present unpermitted addition).

The granting of the variance will not be contrary to the objectives of the ordinance. One of the objectives of the Zoning Ordinance is to accommodate reasonable development. The proposed project does this. The house with the proposed addition will be just under 1,400 square feet of living area, which is modest by present standards and will remain a two-bedroom house; the project should not increase the demand for on-site parking because of these facts. The garage cannot be expanded without exacerbating the existing non-conforming interior setback and requiring approval of a variance for this or without substantially demolishing part of the residence due to floor level differences and the location of the existing fireplace. The objective of the parking standards is to ensure sufficient off-street parking for various uses and lessening traffic congestion on public streets. Norton Avenue is a local street in the City's Circulation Element of the General Plan. The lack of required minimum number of parking spaces at the subject site will not negatively impact traffic congestion on this street. Further, as mentioned, the proposed addition should not generate additional parking need, as no bedrooms are proposed and the addition, while not legally permitted, has existed for a significant period of time.

RECOMMENDATIONS: Staff believes that the findings for the variance can be made and recommends that the request be granted.

ATTACHMENTS: 1. Location Map 2. Reduced Plans 3. Departmental Comments

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846 Norton Avenue Variance Case No. PVAR 1621149

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VARIANCE NO. PVAR 1428606 DRAFT FINDINGS AND CONDITIONS OF APPROVAL

A. That the strict application of the provisions of any such ordinance would result in practical difficulties or unnecessary hardship inconsistent with the general purposes and intent of the ordinance.

That the strict application of the provisions of any such ordinance would result in practical difficulties or unnecessary hardship inconsistent with the general purposes and intent of the ordinance because of the location of the existing garage. The existing garage is approximately 17.5 feet deep and 15 feet wide with a 13.5-foot wide garage door. The garage is located on the eastern interior property line and shares a common wall with the living room of the residence on the west. The floor level of the living room is approximately 18 inches above the floor level of the garage and a fireplace is located along the common garage/living room wall. Widening the existing garage would be practically difficult. As previously mentioned, the garage is built on the eastern property line and thus cannot be expanded in this direction. Expanding the garage in a westerly direction would require removal of the existing fireplace and demolishing and lowering a portion of the living room foundation to make it the same floor level as the garage.

The garage is set back approximately 28 feet from the front property line. No changes to the front of the residence are proposed as a result of the request. While the garage could be lengthened to comply with garage depth standards, it would be an unnecessary hardship to do so. Because the existing garage is currently located on the eastern property line, any increase in garage depth would exacerbate an already non-conforming situation, since attached garages cannot be located on interior property lines. Additionally, lengthening the garage toward the street would require alterations to the roof of the residence in an area of the house without any proposed changes.

B. There are exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.

There are exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood because the garage on the subject site is both attached to the residence and located on the eastern interior property line. Immediately west of the existing garage, the living room is approximately 18 inches higher than the floor level of the garage. While it is not unusual that the floor levels of the garage and living areas of the residence are different (as they are in the current situation), it is an exceptional circumstance that the garage was constructed on the property line and, in particular, that it was attached to the residence when it was built in 1936, an era where modest single-family homes were developed with detached garages. Given this circumstance, it would be impossible to lengthen or widen the garage to comply with current development standards without exacerbating the current non­conforming interior setback or substantially altering the front of the residence.

C. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located.

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846 Norton Avenue Variance Case No. PVAR 1621149

December 20, 2017

The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in such zone or neighborhood in which the property is located because of the modest size and bedroom count of the residence. The subject site was developed in 1936 as an approximately 1,100 square-foot single-family residence with an attached garage. The family room "addition" is approximately 280 square feet. With the family room, the house would be approximately 1,380 square feet. The size of the subject house is modest by today's standards, where the average single-family residence is approximately 2,100 square feet. Additionally, it would remain a two-bedroom house. According to the present owner of the property, the family room and covered porch existed when they purchased the property in 1987. These features were constructed without a permit along with enclosure of the covered porch which was completed by the present property owners. While these features of the residence were not permitted, they have not proven to be injurious to the property as the house has existed in its present state for approximately 30 years without incident or neighborhood services violation (aside from the present unpermitted addition) and do not appear to have negatively impacted on-site or adjacent neighborhood parking.

D. The granting of the variance will not be contrary to the objective of the ordinance.

The granting of the variance will not be contrary to the objective of the ordinance because an objective of the Zoning Ordinance is to accommodate reasonable development and the objective of the parking standards is to ensure sufficient off-street parking for various uses and lessening traffic congestion on public streets. The house with the proposed addition will be just under 1,400 square feet of living area, which is modest by present standards and will remain a two-bedroom house; the project will not increase the demand for on-site parking. The garage cannot be expanded without exacerbating the existing non-conforming interior setback and requiring approval of a variance for this or without substantially demolishing part of the residence due to floor level differences and the location of the existing fireplace. Norton Avenue is a local street in the City's Circulation Element of the General Plan. The lack of required minimum number of parking spaces at the subject site will not negatively impact traffic congestion on this street. Further, as mentioned, the proposed addition should not generate additional parking need, as no bedrooms are proposed and the addition, while not legally permitted, has existed for a significant period of time.

CONDITIONS OF APPROVAL:

APPROVAL of this Variance shall be subject to the following:

1. That the development shall be in substantial accord with the plans submitted with the application and presented at the hearing except for any modifications as may be required to meet specific Code standards or other conditions stipulated herein to the satisfaction of the Planning Hearing Officer.

2. That all necessary licenses (i.e. building, fire, engineering, etc.) shall be obtained from the Building and Safety section and Public Works Department and all construction shall be in compliance with the Glendale Building Code UBC (Universal Building Code) and all other applicable regulations.

3. A grading/drainage plan shall be submitted for the Engineering Division's review and approval and shall be made a part of the building plans submitted with the building permit application.

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846 Norton Avenue Variance Case No. PVAR 1621149

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4. Separate permits are required for all work within the public right-of-way. The applicant shall bear all fees for the necessary permits and construction inspection for work within the public right-of-way.

5. The project shall comply with all National Pollutant Discharge Elimination System (NPDES) requirements, including filing a Notice of Intent with the Los Angeles Regional Water Quality Control Board, and the submittal and certification of plans and details showing preconstruction, during construction and post-construction Best Management Practices (BMPs) that are integrated into the design of the project. In addition, the applicant shall submit an approved Standard Urban Stormwater Mitigation Plan (SUSMP) to be integrated into the design of the project.

6. That a building permit shall be obtained for all work enabled by this variance.

7. That Design Review approval shall be obtained prior to the issuance of a building permit.

8. That if any buildings, sidewalks, curb or gutter, fencing or landscape areas, etc., adjacent to the site are damaged during the course of construction on public or private property, the damage shall be repaired to the satisfaction of the Planning Hearing Officer for private property and the Director of Public Works for public property.

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LOCATION 84& Norton Ave.

Glendale CA 91202 APN: 5628~033~013

PROPERTY OWNER: MONTREE & SUVANNA PATANA Prepared by Williams Land Use Services - phone 818-542-4109

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Project Project Address: 846 Norton Avenue Case No.: PVAR 1621149 NOTE: Your comments should address, within your area of authority, concerns and potentially significant adverse physical changes to the environment regarding the project. You may also identify code requirements specific to the project, above and beyond your normal requirements. Applicant will be informed early in the development process. You may review complete plans, maps and exhibits in our office, MSB Room 103. We appreciate your consideration and look forward to your timely comments. Please do not recommend APPROVAL or DENIAL. For any questions, please contact the Case Planner ASAP, so as not to delay the case processing.

I COMMENTS:

IJ This office DOES NOT have any comment.

l&I This office HAS the following comments/conditions. C (See attached Dept. Master List)

Date: 10/31/2016

Print Name: Sarkis Hairapetian Title: Pr. Bld'g Code Sp. Dept. Bld'g & Safety. Tel.: X-3209

Conditions:

IBl 1. That all necessary permits (i.e., building, fire, engineering, etc.) shall be obtained from the Building and Safety Division and all construction shall be in compliance with the Glendale Building Code and all other applicable regulations.

IBl 2. That additional or other building code requirements or specific code requirements (i.e. CA Green Building Code, etc.) will be required upon submittal of plans for building plans check and permit.

Revised 26 May 2015--VE 2

. f:i ::·;_·,':/,., ;·<·::: .. > '·,:.·: IN·TER-DEPARTMENTAL COMMUNICATION ,.\,;:-.:'-,>"· ~:/·· :,,::,·; :,;-,::: }:\\~: ;:L'>/ -:()/t;:.: .• :· PROJECT CONDITIONS AND COMMENTS t'.:t/':/,,\ -~.,-

Project Project Address: 846 Norton Avenue Case No.: PVAR 1621149 NOTE: Your comm~nts sl]_q_uld ad!}[~~_mth(t]_yqur_af_ea_qf_~uthor(ty_, .co.n@rn~ an_cj_{lot~n_tlfJ!JY. sig_fJ..ifi.9!Jnt ~dvef§f!. physical changes to the environment regarding the project. You may also identify code requirements specific to the project, above and beyond your normal requirements. Applicant will be informed early in the development process. You may review complete plans, maps and exhibits in our office, MSB Room 103. We appreciate your consideration and look forward to your timely comments. Please do not recommend APPROVAL or DENIAL. For any questions, please contact the Case Planner: ASAP, so as not to delay the case processing.

I COMMENTS:

C This office DOES NOT have any comment.

IEJ This office HAS the following comments/conditions. IJ (See attached Dept. Master List)

Date:_10/26/2016 _____ _

Print Name: __ Seda Sardarian. ___________ _ Title: CSR. _________ Dept .. ___ N.S .. _______ Tel.:_8160

a. ADDITIONAL COMMENTS: N.S. has a City Attorney case with Rene Sada CSI #0922334. See below violation.

a 1. Violations: Additions to rear of garage without the required approvals, permit and inspections.

Code Section: 8SC.V1 .R105.1 -Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the · occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit. Parking lots shall not be paved, improved, striped, or restriped unless a separate permit for each parking Jot has first been obtained from the building official.

b. CASE SPECIFIC CODE REQUIREMENTS: (these are not standard code requirements)

a 1.

Revised 26 May 2015--VE 2

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CITY OF GLENDALE INTERDEPARTMENTAL COMMUNICATION

DATE: November 09, 2016

TO: Roger Kiesel, Community Development Department

FROM: Gerald Tom, GWP Water Engineering Burhan Alshanti, GWP Electric Engineering

SUBJECT: PZC 1602270 846 Norton Ave.

Glendale Water & Power (GWP) Engineering has reviewed the plans for the addition to the existing single family house.

Requirements are as follows:

Electric Engineering

Customer Service (818) 548-3921

• Additional comment(s} and/or attachment(s}. If this work requires a change to the electrical service panel, contact GWP at 818-548-3921.

Fiber Optics (818) 548-3923

• No conflict.

Street Lighting (818) 548-4877

• No Conflict

Transmission & Distribution (818) 548-3923

• No conflict.

Water Engineering

Potable Water (818) 548-2062

• Developer is responsible for the current cost of a water service or fire line installation in accordance with the current water fee schedule.

• Any water service or fire line connection, when no longer needed by the customer, must be permanently abandoned (disconnected at water main and water meter removed} by GWP following payment of the necessary fee.

• Fire Department approval/exemption shall be obtained when determining if existing fire flow is adequate. The applicant shall pay the cost of any necessary fire or domestic water services and recycled water service to the property, as well as offsite water facility improvements necessary to provide fire flow as required by the Glendale Fire Department.

• All water facilities shall be protected in place during construction of the subject project. All water valves, water meter boxes, water vaults and fire hydrants must be relocated and set to finished grade when necessary at project's expense.

Recycled Water (818) 548-2062

• No conflict.

Backflow Prevention (818) 548-2062

• No conflict. • Additional comment(s) and/or attachment(s).

Water service at this location is served by Crescenta Valley Water District (CVWD); therefore, contact CVWD for backflow prevention requirements.

Burhan Alshanti Electrical Engineer II

Gerald Tom Senior Civil Engineer

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