Exhibit 2 - Required Findings and ConsiderationsS:\PLANNING COMMISSION REPORTS\2025\01-22-2025\Item 2 - 176 Loma Alta
Avenue\Exhibit 2 - Required Findings and Considerations.docx
PLANNING COMMISSION – January 22, 2025
REQUIRED FINDINGS AND CONSIDERATIONS FOR:
176 Loma Alta Avenue
Architecture and Site Application S-24-042
Consider a Request for Approval to Demolish of Existing Single-Family Residence,
Construct a New Single-Family Residence to Exceed the Floor Area Ratio (FAR)
Standards with Reduced Side Yard Setbacks, Construct an Accessory Structure with
Reduced Side Yard Setbacks, and Site Improvements Requiring a Grading Permit on a
Nonconforming Property Zoned R-1:8. APN 532-28-031. Architecture and Site
Application S-24-042. Categorically Exempt Pursuant to the California Environmental
Quality Act (CEQA) Guidelines, Section 15303(a): New Construction or Conversion of
Small Structures. Property Owner: The Thornberry 2021 Revocable Trust dated
November 4, 2021, and The Donald S. Thornberry and Barbara J. Gardner Revocable
Living Trust dated December 21, 2010. Applicant: Jay Plett. Project Planner: Maria
Chavarin.
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act (CEQA), Section
15303(a): New Construction or Conversion of Small Structures.
Required finding for the demolition of existing structures:
■ As required by Section 29.10.09030(e) of the Town Code for the demolition of existing
structures:
1. The Town's housing stock will be maintained as the single-family residence will be
replaced;
2. The existing structure has no architectural or historical significance;
3. The property owner does not desire to maintain the structure as it exists; and
4. The economic utility of the structure was considered.
Required finding to exceed floor area ratio (FAR) standards:
■ As required by Section 29.40.075(c) of the Town Code for granting an approval of an
exception to the FAR standards:
1. The design theme, sense of scale, exterior materials, and details of the proposed
project are consistent with the provisions of the Landmark and historic
Preservation Overlay Zone and the adopted residential development standards;
EXHIBIT 2
S:\PLANNING COMMISSION REPORTS\2025\01-22-2025\Item 2 - 176 Loma Alta
Avenue\Exhibit 2 - Required Findings and Considerations.docx
and
2. The lot coverage, setbacks, and FAR of the proposed project are compatible with
the development on surrounding lots.
Required finding for a setback exception on a nonconforming property:
■ As required by Section 29.10.265(3) of the Town Code for modification of zoning rules
on nonconforming lots, including setback requirements:
1. The subject property is nonconforming with regard to lot size.
2. The side setbacks of the new residence and setbacks for the accessory structure are
compatible with the neighborhood.
Required compliance with the Zoning Regulations:
■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning
Regulations) except the requests to exceed the FAR standards and reduce the
required side yard setback for a single-family residence and an accessory structure.
Required compliance with the Residential Design Guidelines:
■ The project design complies with the Residential Design Guidelines for single-family
residences not in the hillside areas. The Town’s Consulting Architect has reviewed the
proposal, and recommendations were provided to address consistency with the
immediate neighborhood to which the applicant responded through design revisions
and written justification. While the proposed home would be the largest in floor area
and FAR compared to most others in the immediate neighborhood, the site is also
nonconforming as to size and width.
CONSIDERATIONS
Required considerations in review of Architecture and Site applications:
■ As required by Section 29.20.150 of the Town Code, the considerations in review of
an Architecture and Site application were all made in reviewing this project.