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HomeMy WebLinkAboutItem 1 - 1717 S Second Ave.June 28, 2011 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: Modification Application No. MP 11 -03 and Single - Family Architectural Design Review No. SFADR 11 -57 for a new, two -story, 4,000 square - foot, "French Country" style residence at 1717 S. Second Avenue SUMMARY The applicant is requesting a Modification of the front yard setback for a new, two -story, 4,000 square -foot single - family residence. Concurrent with the Modification, the applicant is requesting Architectural Design Review approval for the proposed "French Country" style residence. The Development Services Department is recommending approval of MP 11 -03 and SFADR 11 -57, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: Sanyao International, Inc. (Designer) LOCATION: 1717 S. Second Avenue STAFF REPORT Development Services Department REQUEST: Approval of the following Modification and Architectural Design Review for a new, two- story, 4,000 square -foot, "French Country" style residence: • A 35' -0" front yard setback in lieu of the 61' -9" average of the two nearest developed lots (9252.2.2) SITE AREA: 11,256 square feet (0.26 acres) FRONTAGES: 100 feet along Second Avenue 112 feet along Norman Avenue EXISTING LAND USE: The site is currently improved with a one -story, single - family residence and an attached, two -car garage built in 1950 ZONING: R -1 -7,500 — Second One - Family Zone with a minimum lot size of 7,500 square feet GENERAL PLAN DESIGNATION: Single- Family Residential at 0 -6 dwelling units per acre SURROUNDING LAND USES & ZONING: The surrounding properties are developed with single - family residences and are zoned R -1 -7,500 BACKGROUND This proposal is before the Planning Commission pursuant to Section 9252.2.11 of the Arcadia Municipal Code, which requires that any front, side, or rear yard setback Modification request for a new dwelling and /or rebuild shall be subject to approval by the Planning Commission. PUBLIC HEARING NOTIFICATION Public hearing notices of MP 11 -03 and SFADR 11 -57 were mailed on June 16, 2011 to the property owners, tenants and occupants of those properties that are within 100 feet of thd' subject property (see attached radius map). Because staff considers the proposed project exempt from the requirements of the California Environmental Quality Act (CEQA), the public hearing notice was not published in a local newspaper. PROPOSAL AND ANALYSIS The applicant is proposing to demolish the existing single - family residence and garage and build a new, 4,000 square -foot, two -story, single - family residence and attached, three -car garage (see the attached plans). The proposed new residence requires a Modification to be allowed to have a front setback of 35' -0" in lieu of the 61' -9" requirement based on the average front setback of the two nearest developed lots. The Arcadia Municipal Code requires that if the lots comprising 60 percent or more of the frontage of a city block are developed with setbacks greater than 25 feet, the front setback for a new development shall be the greater of 25 feet or the average of the two nearest developed lots. This regulation is intended to maintain some consistency of the front setbacks along a street. In this case, there are only three Tots that front Second Avenue between the Winnie Way cul -de -sac to the north and Norman Avenue on the south side of the subject lot. The front setbacks of the two Tots to the north of the subject property are 68' -6" and 55' -0 ", and the average results in a front setback requirement of 61' -9 ". However, the two lots to the north have depths of 221 feet and 192 feet; whereas the subject property is only 112 feet deep. If the 61'-9" front setback requirement is applied, the two -story buildable area would be approximately 2,500 square feet; of which at least 200 square feet would have to be for a portion of the required garage, and this area would be MP 11 -03 & SFADR 11 -57 1717 S. Second Avenue June 28, 2011 — page 2 further reduced by as much as 300 square feet for architectural features and articulation. Therefore, if the 61' -9" front setback is applied, the most that could be built on the subject property is a two - story, 2,000 square -foot, four - bedroom residence. This size of residence is inconsistent with current development trends. Neighborhood Context In circumstances where averaging the nearest neighbors' setbacks to determine the front yard setback creates a skewed result, it is important to consider the neighborhood. The proposed 35 -foot front setback is consistent with most other front setbacks on both sides of the street along this portion of Second Avenue; that is, from Camino Real Avenue to the north to Wistaria Avenue to the south. The average front setback for all of these lots is 40 feet (see attached Table A) and therefore the proposed front setback of 35 feet for the subject property is reasonable. Special Setbacks The proposed home complies with the 30 -foot Special Setback for this portion of Second Avenue, which was established to accommodate potential widening of the public right -of -way. The General Plan designates Second Avenue as an Enhanced Collector from Huntington Drive to Live Oak Avenue. An Enhanced Collector is to have two travel lanes, a right -of -way width of 80 -88 feet, is not divided, and is 54 -64 feet wide between curbs. Some of the properties in this section of Second Avenue have dedicated 12 feet to the City for right -of -way widening. A similar dedication by the subject property would result in a 23 -foot front setback. The City Engineer was consulted regarding the likelihood of widening this part of Second Avenue. There are no street widening plans that would affect this property and a dedication for right -of -way widening is not necessary. However, a corner cutoff dedication is requested to accommodate a pedestrian curb ramp in the right -of -way. Architectural Design Review Concurrent with the Modification application, the Planning Commission may approve, conditionally approve, or deny the architectural design of this proposal. The applicant describes the proposed home as "French Country" in style with the following architectural elements: A flat slate tile roof, pre -cast concrete moldings, aged brick veneer on the front and street side of the first floor, smooth stucco finish for the second floor and interior side and rear walls of the first floor, decorative rain gutters and downspouts, and wrought iron railing and wood shutters for accents. The massing and design of the home is in character with other newer homes in the vicinity (photos of the site and neighborhood are attached). In staff's opinion, the proposed design of the residence is consistent with the City's Single - Family Residential Design Guidelines and is compatible with the surrounding neighborhood. MP 11 -03 & SFADR 11 -57 1717 S. Second Avenue June 28, 2011 — page 3 CODE REQUIREMENTS The proposed project is required to comply with all code requirements and policies as determined to be necessary by the Building Official, Fire Marshal, City Engineer, Development Services Director, and Public Works Services Director, which are to be determined by having fully detailed construction plans submitted for plan check review and approval. CEQA Pursuant to the provisions of the California Environmental Quality Act (CEQA), the Development Services Department has determined that the proposed project is categorically exempt from CEQA pursuant to Section 15303 of the CEQA Guidelines as a Class 3 Exemption for the development of one, new, single - family residence in a residential zone, and also Section 15305 of the CEQA Guidelines as a Class 5 Exemption for a Minor Alteration of a Land Use Limitation. A Preliminary Exemption Assessment is attached. RECOMMENDATION The Development Services Department recommends approval of Modification Application No. MP 11 -03 and Single - Family Architectural Design Review No. SFADR 11-57, subject to the following conditions: 1. A portion of this property at the southeast corner will be dedicated to the City for the purposes of a corner cutoff of a size /area deemed necessary by the City Engineer. 2. All City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right -of -way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures shall be complied with to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval. 3. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officers, employees or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Arcadia concerning this project and /or land use decision, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and /or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its MP 11 -03 & SFADR 11 -57 1717 S. Second Avenue June 28, 2011 — page 4 own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 4. Approval of MP 11 -03 and SFADR 11 -57 shall not take effect until the applicant and property owner have executed and filed an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of the conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve the project, the Commission should move to approve Modification No. MP 11 -03 and Architectural Design Review No. SFADR 11 -57, subject to the conditions set forth above, or as modified by the Commission, based on at least one of the following purposes: 1. That the Modification will secure an appropriate improvement of a lot; 2. That the Modification will prevent an unreasonable hardship; or 3. That the Modification will promote uniformity of development. Denial' If the Planning Commission intends to deny this project, the Commission should move to deny Modification No. MP 11 -03 and Architectural Design Review No. SFADR 11 -57, based on the evidence presented and state the reasons why the project does not meet any of the above purposes. If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the June 28, 2011 public hearing, please contact Assistant Planner, Nick Baldwin at (626) 574 -5444 or at nbaldwin@ci.arcadia.ca.us. Approved by: Jim ma Ce munity Development Administrator Attachments: Aerial Photograph with Zoning Information 100 -foot Radius Map Architectural Plans Table A — Setback Measurements Site and Neighborhood Photographs Preliminary Exemption Assessment MP 11 -03 & SFADR 11 -57 1717 S. Second Avenue June 28, 2011 — page 5 R -1 R -1 R -1 R -1 ■ Ale Subject Property R -1 R - R -1 1717 S. 2 Avenue MP 11 -03 & SF ADR 11 -57 City of Arcadia Development Services Department 240 West Huntington Drive, Post Office Box 60021 Arcadia, CA 91066 -6021 (626) 574 -5416, Fax (626) 447 -9173 • 0800.9`` 19091.•! • 9`00 9rr 190911.1 Y "9'0'90001YO'.I9.mV.0000'00 m1000 S3sfL • P.rv•ae 1.1W.0l.•0 • 'ON( 1VNOLLVNa31NI OVANVS ti 1 hid ,yaNZ4 611612" , 00'00) M.es,o.OS . 0.09• 1000n 01 hV01O 000919 >• m 7Ma 00010 1109 .0io 1 yt i VO 'VIOY3HV '3/W ONO33S 'S LI. 3Sf1OH AIIWVJ 31ONIS I iik lR p f �Y ql S # '� fE 1 11 j !1 ' � Ej9 1f � f p ! ��� ! t ,�: tf�1� E �� u o r "1 g 4 g grip ophi :1x °11 E1Iv!1 . , x! 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'''' =,--: '. „ 1 Il 0 1 = w 60913Z9Z9 225 9 - SBZ 931 fLLI6 V3" 13133VO NYS '3O 311331'M OLZ df10119 NOIS3Q Hal A111I31 060L-911-9Z9 :XV3 II011 '131 90016 V3'VIOV3U V DIU"1S VI '13 V1NVS'3 in 'DNI'IVNOI1VN2Ii,LNI OVANVS LIB ' ^N GI t,aa..ary 90016 V)'VIOVJHV IAV CIA1033S 'S 3SIIOH f'IONIS � .09'OO• M.C,o.OS rrri mm� L7 EN r Vim! riiiiiiii iiuiiiiii r r r uui .rrr i rr rr r r r i %ii i'nrr', Table A: Front Yard Setback Measurements on Second Ave. from Wistaria to Camino Real Ave. Address Setback Measured in Feet 167 Winnie Way 35 166 Winnie Way 35 1705 Second Avenue 68.5 1711 Second Avenue 55 1731 Second Avenue 35 1801 Second Avenue 41 1803 Second Avenue 39.5 1809 Second Avenue 35 1815 Second Avenue 43 1825 Second Avenue 50 1829 Second Avenue 48 1833 Second Avenue 34 1828 Second Avenue 29 1850 Second Avenue 55 1908 Second Avenue 33 1818 Second Avenue 33 1808 Second Avenue 41 1802 Second Avenue 42 1720 Second Avenue 48 1730 Second Avenue 44 1718 Second Avenue 38 1716 Second Avenue 25 1700 Second Avenue 25 1630 Second Avenue 35 1626 Second Avenue 35 Average 40 Table A — Setback Measurements 1717 S. 2 Ave., Subject Property, Front View a r aItalh It Kali; la It It L II Pi • 1711 S. 2 Ave., Property to the North 1705 S. 2 Ave., 2 Lots North of the Subject Property 166 E. Winnie Way, 3 Lots North of the Subject Property 1731 S. 2 " Ave., 1 Lot South of Subject Property 1801 S. 2 " Ave., 2 Lots South of Subject Property 1718 S. Second Ave., Property Across the Street from Subject Property Date: 6 -28 -11 Preliminary Exemption Assessment\2010 CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) Staff: Nick Baldwin, Assistant Planner FORM "A" L Name or description of project: MP 11 -30 and SF ADR 11 -57, a modification and single - family architectural design review for a proposed new single- family residence on an R -1 single - family zoned property. 2. Project Location — Identify street address and cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 1717 S. 2 °a Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Sanyao International, Inc. (2) Address 1 255 E. Santa Clara St. #200, Arcadia, CA 91006 4. Staff Determination: The Lead Agency's Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because: a. ❑ The proposed action does not constitute a project under CEQA. b. ❑ The project is a Ministerial Project. c. ❑ The project is an Emergency Project. The project constitutes a feasibility or planning study. The project is categorically exempt. Applicable Exemption Class: 05 w The project is statutorily exempt. Applicable Exemption: 03 The project is otherwise exempt on the following basis: The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: I Date: 6 -28 -11 Preliminary Exemption Assessment\2010 CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) Staff: Nick Baldwin, Assistant Planner FORM "A"