Planning commission approves parking variance for 224 S. Greenwood with condition to add two on-site uncovered stalls

The Montebello Planning Commission approved a zone variance to deviate from R‑3 zoning parking standards for the property at 224 South Greenwood Avenue (case PC20240016ZV), voting 3‑0 to grant the variance with a condition that the site provide at least two uncovered on‑site parking stalls. The commission also adopted a Class 1 CEQA categorical exemption for the proposal.

Planner Grace Hayashi presented the proposal on behalf of property owner Vikan Saradarian. Hayashi said the lot totals about 6,739 square feet and contains a front duplex and a recently completed accessory dwelling unit (ADU) in the converted three‑car garage at the rear (the ADU measures approximately 778 square feet). The R‑3 zoning requires two enclosed parking spaces per dwelling unit; because the garage has been converted to an ADU under state ADU law, the property currently has three enclosed spaces rather than the four that would be required for two dwelling units. The owner requested a variance to deviate from the minimum parking spaces required per dwelling unit.

Hayashi said the property has existing nonconforming characteristics and that surrounding multifamily properties also display parking nonconformities. Staff recommended the planning commission adopt a resolution approving the zone variance with conditions and find the project exempt from CEQA under the Class 1 exemption for existing facilities.

Owner Vikan (Vic) Saradarian told commissioners he grew up in Montebello, described the property’s driveway and submitted photos showing on‑site space that he said could accommodate four to five vehicles, and said he did not expect negative community impacts. He said the ADU conversion followed state ADU rules and that he had obtained ADU permits.

Public commenters raised concerns about the garage’s placement and setbacks. One nearby resident (who identified himself as a longtime contractor and neighbor) said the garage was built on the property line and did not follow a four‑foot setback rule; he said the garage conversion had practical impacts for maintenance and painting of side walls. Luz Martinez and other neighbors raised related concerns about notice and potential effects on nearby lots.

Commissioners discussed state ADU provisions that permit conversion of garages and acknowledged that the existing garage conversion is a factor in the parking calculation. Commissioners sought to ensure the variance did not worsen on‑site parking deficits; one commissioner proposed and the body agreed to add a condition requiring at least two uncovered on‑site stalls. The motion to approve the variance with that condition and to adopt the CEQA exemption passed 3‑0 (Chairperson Medina: Aye; Vice Chairperson Lomeli: Aye; Commissioner Morales: Aye).

The approved variance allows the property to remain in its current multi‑unit configuration with the reduced enclosed parking count, conditional on on‑site provision of two uncovered parking stalls and compliance with any building and fire review that might affect parking layout or access.

Votes at a glance

- Motion to approve zone variance case PC20240016ZV to deviate from R‑3 parking standards at 224 South Greenwood Avenue, adopt CEQA Class 1 categorical exemption, and require at least two uncovered on‑site parking stalls — Passed 3‑0 (Medina: Aye; Lomeli: Aye; Morales: Aye).