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HomeMy WebLinkAbout1508 S. Second Ave.July 12, 2011 TO: Arcadia Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner STAFF REPORT Development Services Department SUBJECT: Modification Application No. MP 11 -04 and Single - Family Architectural Design Review No. SFADR 11 -49 for a new, two -story, 5,840 square - foot, "Traditional" style residence at 1508 S. Second Avenue SUMMARY The applicant is requesting a Modification of the front yard setback for a new, two -story, 5,840 square -foot, single - family residence, and concurrent with the Modification, the applicant is requesting Architectural Design Review approval for the proposed "Traditional" style residence. The Development Services Department is recommending approval of MP 11 -04 and SFADR 11 -49, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: KVH Design Group LOCATION: 1508 S. Second Avenue REQUEST: Approval of the following Modification and Architectural Design Review for a new, two -story, 5,840 square -foot, "Traditional" style residence: • A 32' -0" front yard setback in lieu of the 62' -6" average of the two nearest developed lots (9252.2.2) SITE AREA: 13,279 square feet (0.30 acres) FRONTAGE: 86.5 feet along Second Avenue EXISTING LAND USE: The site is currently improved with a one -story, single - family residence with an attached, two -car garage built in 1935. ZONING: R -1 -7,500 — Second One - Family Zone with a minimum lot size of 7,500 square feet GENERAL PLAN DESIGNATION: Low Density Residential at 4 -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 -04 and SFADR 11 -49 were mailed on June 30, 2011 to the property owners, tenants and occupants of those properties that are within 100 feet of the 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, 5,840 square -foot, two -story, single - family residence with an attached two -car garage (see the attached plans). The proposed new residence requires a Modification to be allowed to have a front setback of 32' -0" in lieu of the 62' -6" requirement based on the average front setback of the two nearest developed Tots. 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 Tots. This regulation is intended to maintain some consistency of the front setbacks along a street. The front setbacks of the lots on the north and south sides of the subject property are 44' -6" and 81' -0 ", respectively, and the average results in a front setback requirement of 62' -6 ". There are two circumstances that explain why this front setback requirement does not promote neighborhood conformity. The first circumstance is that the front property line for the subject lot is 12 feet back from the front property lines of the two neighboring properties. This is because in 1966 as a condition of approval of a subdivision, the front 12 feet of the subject property was dedicated for future street MP 11 -04 & SFADR 11-49 1508 S. Second Avenue July 12, 2011 — page 2 widening. Therefore, because front yard setbacks are measured from front property lines, the requirement for the subject property will be 12 feet more than that for the adjacent properties. This circumstance exists because Second Avenue has long been designated 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. The subject property and several others in this section of Second Avenue have dedicated 12 feet to the City for right -of -way widening. However, the City Engineer has stated that there are no street widening plans for this portion of South Second Avenue. The second circumstance is the unusually deep 81' -0" front setback of the neighbor to the south at 1518 S. Second Avenue. It appears this was done to accommodate a round driveway in front of the residence (see attached aerial photo) and was possible because this lot is over 280 feet deep, which is about 109 feet deeper than the subject property. These two circumstances distort the front setback calculation as required by Code. The applicant compared the subject property to the other Tots on the east side of Second Avenue for this block; from Ilene Drive to the north to Camino Real Avenue to the south (see attached Table A — Setback Measurements) and found that the average setback from the curb for these 14 lots is 55'. Based on this average, the request for a 32' -0" front setback (i.e., 55' from the curb) for the proposed new residence is consistent with the front setbacks for this block and will align with the existing front setback of the house on the adjacent lot to the north. 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 "Traditional" in style with the following architectural elements: A steeply pitched gabled roof, brick veneer on the front facade, and pre -cast concrete moldings. 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 design of the proposed residence is consistent with the City's Single - Family Residential Design Guidelines and is compatible with the surrounding neighborhood. 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. MP 11 -04 & SFADR 11-49 1508 S. Second Avenue July 12, 2011 — page 3 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 -04 and Single - Family Architectural Design Review No. SFADR 11 -49, subject to the following conditions: 1. 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. 2. 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 own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter. 3. Approval of MP 11 -04 and SFADR 11 -49 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. MP 11 -04 & SFADR 11-49 1508 S. Second Avenue July 12, 2011 — page 4 PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve the project, the Commission should move to approve Modification No. MP 11 -04 and Architectural Design Review No. SFADR 11 -49, 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 -04 and Architectural Design Review No. SFADR 11 -49, 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 July 12, 2011 public hearing, please contact Assistant Planner, Nick Baldwin at (626) 574 -5444 or nbaldwin @ci.arcadia.ca.us. Approved by: Jim lama mmunity 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 -04 & SFADR 11-49 1508 S. 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Camino Real Ave. Address 2 " Ave. Parkway Setback from PL From 2 "d Ave. Curb 1526 S. 2nd Ave. 11 33 44 1518 S. 2nd Ave. 11 81 92 1508 S. 2 " Ave. (existing) 1508 S. 2nd Ave. (proposed) 23 23 28 32 51 55 1502 S. 2nd Ave. 11 44.5 55.5 1430 S. 2 " Ave. 11 42 53 1422 S. 2" Ave. 11 22 33 1418 S. 2nd Ave. 11 35 46 1412 S. 2 " Ave. 11 30.5 40.5 1404 S. 2nd Ave. 23 31.5 54.5 1400 S. 2nd Ave. 23 35 58 1328 S. 2nd Ave. 23 34.5 57.5 1320 S. 2nd Ave. 11 40.5 51.5 1312 S. 2 " Ave. 11 59 70 1308 S. 2 " Ave. 23 37.5 60.5 Average 40 55 Table A Setback Measurements Subject Property, 1508 S. 2 Avenue - ."•-• -9 Adjacent Lot to the South, 1518 S. 2 Avenue Two Lots South of the Subject Property, 1526 S. 2" Avenue Adjacent Lot to the North, 1502 S. 2" Avenue Two Lots to thg North of the Subject Property, 1430 S. 2 " Avenue Lot Across the Street from Subject Property, 166 E. Pamela Road Lot Diagonally Across the Street from the Subject Property, 1525 S. 2" Avenue 1. Name or description of project: MP 11 -04 and SFADR 11 -49 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): 1508 S. Second Avenue 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Kurt Von Hatten - KVH Design Group (2) Address 165 E. 24 Street, Upland, CA 91784 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. d. ❑ The project constitutes a feasibility or planning study. The project is categorically exempt. e. /1 Applicable Exemption Class: 03 - for a new single - family residence in a residential zone, and 05 - for a minor alteration in a land use limitations. f. ❑ The project is statutorily exempt. Applicable Exemption: g. ❑ The project is otherwise exempt on the following basis: h. ❑ The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: 6/28/11 Preliminary Exemption Assessment\2011 CITY OFARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) Staff: Thomas Li, Associate Planner FORM "A"