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HomeMy WebLinkAboutItem 2STAFF REPORT Development Services Department March 27, 2012 TO: FROM: SUBJECT: SUMMARY Arcadia Planning Commission Jim Kasama, Community Development Administrator By: Tim Schwehr, Assistant Planner Modification Application No. MP 12 -01 and Single - Family Architectural Design Review No. SFADR 12 -05 for a Modification for a 60' -0" front yard setback from First Avenue in lieu of the 73' -0" average of the adjacent properties as required by Code, and Architectural Design Review approval for a new 6,593 square -foot, two -story residence at 1305 S. First Avenue. The applicant is requesting a Modification of the front yard setback and Architectural Design Review approval for a new, two -story, 6,593 square -foot, French - style, single - family residence at 1305 S. First Avenue. An aerial photograph of the site and vicinity with zoning information is attached. The Development Services Department is recommending approval of MP 12 -01 and SFADR 12 -05, subject to the conditions listed in this staff report. GENERAL INFORMATION APPLICANT: Sanyao International Inc., Designer LOCATION: REQUEST: 1305 S. First Avenue Approval of a 60' -0" front yard setback from First Avenue in lieu of the 73' -0" average of the adjacent properties as required by Code (AMC Sec. 9252.2.2) and Architectural Design Review approval for a proposed 6,593 square -foot, two -story residence. SITE AREA: 20,951 square feet (0.48 acre) FRONTAGE: 73 feet along First Avenue EXISTING LAND USE: The site is currently undeveloped. A demolition permit was issued on February 13, 2012 to remove the former residence and garage following a fire on the property. 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 to the north, east, and west are developed with single - family residences and are zoned R -1- 7,500. The property to the south is the Dana Middle School and is zoned S -2, Public Purpose. 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 or rebuild, be subject to approval by the Planning Commission. PUBLIC HEARING NOTIFICATION Public hearing notices of MP 12 -01 and SFADR 12 -05 were mailed on March 16, 2012 to the property owners, tenants and occupants of those properties that are within 100 feet of the subject property (see attached radius map). Because Modifications and Single - Family Architectural Design Review are 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 build a new 6,593 square -foot, two -story, single - family residence with an attached three -car garage (see the attached plans). The proposed new residence requires a Modification to be allowed to have a front setback of 60' -0" in lieu of the 73' -0" requirement based on the average front setback of the two nearest developed lots, 1235 & 1227 S. First Avenue. 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. Because the property to the south is developed with a MP 12 -01 & SFADR 12 -05 1305 S. First Avenue March 27, 2012 — page 2 school, the average front yard setback of the two residential properties to the north is used to determine the front yard setback requirement for the subject property. The front setbacks of the two Tots to the north are 110' -8" and 35' -5 ", respectively, and the average results in a front setback requirement of 73' -0 ". The unusually deep 110' -8" front setback of the adjacent property to the north at 1235 S. First Avenue is an anomaly and distorts the front setback calculation as required by Code. The residence at this property was constructed in 2004, and the unusually deep front setback was the owner's preference, and not due to a requirement. The applicant has compared the subject property to the five lots to the north along this side of First Avenue (see the attached diagram — Front Yard Setback Along First Ave.) and found that the average setback for these five Tots is 51' -7 ". Based on this average, the request for a 60' -0" front setback for the proposed new residence is consistent with the front setbacks for this block. It is staffs opinion that approval of this Modification request will secure an appropriate improvement of a lot. 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 in style with the following architectural elements: A steeply pitched roof, pale walls, casement windows and doors, 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 staffs 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. 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. MP 12 -01 & SFADR 12 -05 1305 S. First Avenue March 27, 2012 — page 3 RECOMMENDATION The Development Services Department recommends approval of Modification No. MP 12 -01 and Single - Family Architectural Design Review No. SFADR 12 -05, 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 12 -01 and SFADR 12 -05 shall not take effect until the applicant, designer, 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 12 -01 and Architectural Design Review No. SFADR 12 -05, subject to the conditions set forth above, or as modified by the Commission, based on at least one of the following purposes and a finding that the proposed design is consistent with the City's Single - Family Residential Design Guidelines: 1. That the Modification will secure an appropriate improvement of a lot; MP 12 -01 & SFADR 12 -05 1305 S. First Avenue March 27, 2012 — page 4 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 12 -01 and /or Architectural Design Review No. SFADR 12- 05, based on the evidence presented and state the reasons why the project does not meet any of the above purposes, and /or that the proposed architectural design is not consistent with the City's Single - Family Residential Design Guidelines. If any Planning Commissioner or other interested party has any questions or comments regarding this matter prior to the March 27, 2012 public hearing, please contact Assistant Planner, Tim Schwehr at (626) 574 -5422 or tschwehra,ci.arcadia.ca.us. Approved by: Jim Kas Com nity Development Administrator Attachments: Aerial Photograph with Zoning Information 100 -foot Radius Map Architectural Plans Diagram — Front Yard Setback Along First Ave. Site and Neighborhood Photographs Preliminary Exemption Assessment MP 12 -01 & SFADR 12 -05 1305 S. First Avenue March 27, 2012 — page 5 R-1 Subject Property R -1 S -2 R -1 Sag 1305 S. 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J3:H6 M .d f vl IC !` O CI NOI1VA31i / S11V19a i133H$ 1 r--- I 1 1 1 1 I 1 1 1 1--- I 1 oI 01 TI 1 I 1 of0 � 1 1 o MO Ono OM 11= II. SOD •IND OM OM OM OM 110■111M 1•11, MP MP MD INN ONO IIIIM INN 280.92 280.92 IMO IOW 280.92 OM OM MEM IOW OW SEM .INII■ OM OM OM MO 287.01 1235 1211 1215 160.00 IND =a I 1 1 40' -0" 1 Lc) NI 1 i 36' -3" 1 t r 1 "'• _J �I 1 1 0I o�35' -9' ' S' - -- - ---I - -- i 35' -5" x kl �I I J J Lilt [ I OM OM - ---I &J I �I It 1 1 0I 01 _01 T I 1 1 1221 MO •INIP 1227 110' -8" 1 287.00 ONO OM SCHOOL SITE FRONT YARD SETBACK ALONG FIRST AVE. Subject Property Subject Property Adjacent property to the south - Dana Middle School Adjacent property to the north -1235 S. First Avenue Second property to the north -1227 S. First Avenue Adjacent property to the east -1288 S. First Avenue CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT (Certificate of Determination When Attached to Notice of Exemption) 1. Name or description of project: MP 12 -01 and SF ADR 12 -05, 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): 1305 S. First Avenue (between Magna Vista Avenue and Camino Real Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Sanyao International, Inc. (2) Address 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. d. ❑ The project constitutes a feasibility or planning study. The project is categorically exempt. e. ►.1 Applicable Exemption Class: 05 The project is statutorily exempt. f. /I Applicable Exemption: 03 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: 3 -2 -12 Preliminary Exemption Assessment\2010 Staff: Tim Schwehr, Assistant Planner FORM "A"