HomeMy WebLinkAboutItem 1STAFF REPORT
Development Services Department
May 22, 2012
TO:
FROM:
SUBJECT:
SUMMARY
Arcadia Planning Commission
Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
Continued public hearing for Modification Application No. MP 12-
02, Oak Tree Application No. THE 11 -36, and Single- family
Architectural Design Review No. SFADR 11 -110 for an addition and
rebuild of an existing 2,075 square -foot one -story, single - family
residence at 1560 Hyland Avenue.
The proposal is to add onto and rebuild an existing 2,075 square -foot, one -story,
single - family residence for a 2,785 square -foot, one -story residence with a 691
square -foot, attached, two -car garage, and two, attached, covered decks with a
total area of 465 square feet, and a 600 square -foot, detached, recreation room.
The proposal requires several Modifications, architectural design review
approval, and an Oak Tree Encroachment Permit.
The subject applications were initially considered by the Planning Commission at
a public hearing during the April 24, 2012 regular meeting. At that hearing, staff
recommended denial of the subject applications based on a determination that
the proposal was not consistent with the City's Single - Family Residential Design
Guidelines. The Commission reviewed the proposal and directed staff and the
applicant to work to revise the proposal to be consistent with the City's
guidelines, and the Commission continued the public hearing to the May 22,
2012 meeting. The plans have been revised and one of the Modification
requests (Request E) has been eliminated. The Development Services
Department is recommending the approval of the revised proposal, subject to the
conditions listed in this report.
GENERAL INFORMATION
APPLICANT: Jeremy Taylor (Designer on behalf of property owners, Cynthia
and Evan Pan)
LOCATION: 1560 Hyland Avenue
REQUEST: Approval of the following Modifications, Architectural Design
Review, and Oak Tree Encroachments to add to and rebuild an
existing 2,075 square -foot, one -story, single - family residence for a
2,785 square -foot, one -story residence with a 691 square -foot,
attached, two -car garage, and two, attached, covered decks with
a total area of 465 square feet, and a 600 square -foot, detached,
recreation room (revisions are noted by strikeouts and italics):
A. A 37' -1" front (northerly) yard setback in lieu of the 39' -0"
average of the two nearest front yards (1616 & 1620 Hyland
Ave.) for a 330 square -foot bedroom with study area addition
(AMC Sec. 9252.2.2).
B. A 7' -9'/4" rear (southerly) yard setback in lieu of 25' -0" for a
652 square -foot, attached, two -car garage, a 102 square -foot
home office, and a 318 square -foot covered deck (AMC Sec.
9252.2.4).
C. A 17'- 103/4" rear (southerly) yard setback in lieu of 25' -0" to
retain a portion of the existing family room, and an
approximately 19' -0" rear yard setback in lieu of 25' -0" to
retain a portion of the existing study and living room (AMC
Sec. 9252.2.4).
D. An 18' 91/2" A 20' -0 "street -side (westerly) yard setback in lieu
of 25' -0" for a 652 square -foot, attached, two -car garage
(AMC Sec. 9252.2.3.2).
E. A 12' 334" interior side (easterly) yard setback in lieu of 17' 9"
square -foot master bcdroom (AMC Sec. 9252.2.3).
F. A 3' -3" rear (southerly) yard setback in lieu of 5' -0" and a 3'-
4W interior -side (easterly) yard setback in lieu of 8' -11" to
remodel an existing 600 square -foot, detached, accessory
building into a recreation room with a 3/4- bathroom (AMC Sec.
9252.2.9.1).
G. Approximately 1,600 square -feet of rear -yard coverage in lieu
of 925 square feet for portions of the new garage, office,
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 — page 2
covered deck, existing dwelling, and the detached recreation
room (AMC Sec. 9252.9.1).
H. An oak tree encroachment permit for encroachments into the
dripline of four (4) Coast Live oak trees (AMC Sec. 9703).
LOT AREA: 14,070 square feet
FRONTAGE: 183' -5" along Hyland Avenue: Approximately 82' -4" along the
northerly property line, and 101' -1" along the westerly property
line.
EXISTING LAND USE & ZONING:
The property is developed with a 2,075 square -foot one -story, single - family
residence built in 1953, and is zoned R -1 -7,500 — Second One - Family with
a minimum lot size of 7,500 square feet.
SURROUNDING LAND USES & ZONING:
The surrounding properties are developed with single - family residences,
zoned R -1- 7,500. To the rear /southeast of the property is a City water
supply facility.
GENERAL PLAN DESIGNATION:
VLDR — Very Low Density Residential for up to four (4) dwelling units per
acre. This designation accommodates low- density single - family residential
neighborhoods. Development is typified by large lot, detached single - family
residences on lots ranging from 10,000 to 22,000 square feet or larger.
Permitted uses include single - family residences on a single lot and private
tennis courts and similar facilities.
Other uses that may be appropriate, consistent with zoning regulations,
include public and private schools, public parks, and other open space uses.
PUBLIC HEARING NOTIFICATION
Public hearing notices of MP 12 -02, SFADR 11 -110, and THE 11 -36 were mailed
on April 13, 2012 to the property owners and tenants of those properties that are
within 100 feet of the subject property — see the attached radius map. Because
the proposed project is exempt from the requirements of the California
Environmental Quality Act (CEQA), the public hearing notice was not published
in a local newspaper.
The Planning Commission continued this public hearing to a specific date; May
22, 2012. Therefore, notices of the continuance did not need to be mailed or
posted in a local newspaper. However, as required by the Brown Act, notices of
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 — page 3
the continuation to May 22, 2012 were posted at the Arcadia City Clerk's Office
and at the Arcadia City Council Chambers since April 25, 2012.
BACKGROUND
At the April 24, 2012 Planning Commission meeting, the subject applications
were presented to the Commission for the proposed rebuild of the existing one -
story, single - family residence. Staff recommended denial of the applications
based on a determination that the proposal was not consistent with the City's
Single - Family Residential Design Guidelines because of its excessive massing.
The Commission reviewed the proposal and opened the public hearing.
Mr. Wallace Qua, a neighbor that lives directly across the street from the subject
property said that he has seen many changes in the years that he has lived in the
neighborhood. He explained that the subject property is on the inside of the
curve of the cul -de -sac and that along with the location of the trees on the lot, the
design options are limited. Mr. Qua said that the proposed design is the best
solution, and that the owners are good neighbors who always take care of the
property. He said that the proposed design will not change the community and is
a good solution to the design problems.
The Commission directed staff and the applicant to work to revise the proposal to
achieve an acceptable design, and continued the public hearing to the May 22,
2012 meeting. The applicant and the property owners consulted with staff to
understand how best to address the architectural concerns, and revised the
plans based on staffs comments and recommendations. The applicant and the
owners met with staff to verify that the revised design is consistent with the City's
Single- Family Residential Design Guidelines.
PROPOSAL AND ANALYSIS
The applicant is proposing to add to and rebuild an existing 2,075 square -foot,
one -story, single - family residence for a 2,785 square -foot, one -story residence
with a 691 square -foot, attached, two -car garage, and two, attached, covered
decks with a total area of 465 square feet, and a 600 square -foot, detached,
recreation room.
The original proposal included additions with exterior wall heights of 14' -3V4 ", and
a street side yard setback of 18' -9Y2" for a new, attached, two -car garage. The
plans have been revised to reduce the wall heights of the additions to 12' -0 ", and
to provide a 20' -0" street side yard setback for the new garage. Along with
architectural design review approval, the revised proposal still requires
Modifications, and an oak tree encroachment permit.
Architectural Design Review
The applicant describes the proposed design as Contemporary in style with the
following architectural elements: asphalt - shingled hip roofs, 12' -0" high exterior
walls with Hardie plank siding, "Mountain Sage" green exterior paint, frosted-
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 — page 4
glass panel garage doors, high horizontal, anodized - aluminum windows, and
hardwood decks. The existing home and the portions that are to remain are
stucco - finished with 9' -0" high walls. To provide additional visual interest and to
help graduate the height of the building, the revised design incorporates
concrete -block planters along the west and north elevations. It is staffs opinion
that the reduction in wall height from 14' -31/4" to 12' -0" for the additions reduces
the mass of the rebuilt residence and provides better proportionality with the
existing house and the neighboring properties.
The following Modification requests are necessary due to the development
constraints of this property. The odd shape of the lot, the layout of the existing
house, and the desire to preserve the large specimen trees in front of the house
make it difficult to improve the property without these Modifications.
Modification Request A
• A 37' -1" front (northerly) yard setback in lieu of the 39' -0" average of the
two nearest front yards (1616 & 1620 Hyland Ave.) for a 330 square -foot
bedroom with study area addition (AMC Sec. 9252.2.2).
The applicant is requesting a 37' -1" front yard setback in lieu of the 39' -0"
average of the nearest front yards required for a 330 square -foot bedroom with
study area addition. The intent of the front yard setback requirement is to
provide a buffer from the street and to maintain consistency with the established
front yard setbacks of the street. In staff's opinion, the proposed front yard
setback encroachment is minimal and would not have a significant impact on the
streetscape of Hyland Avenue.
Modification Requests B and C
• A 7' -91/4" rear (southerly) yard setback in lieu of 25' -0" for a 652 square -
foot, attached, two -car garage, a 102 square -foot home office, and a 318
square -foot covered deck (AMC Sec. 9252.2.4).
• A 17'- 103/4" rear (southerly) yard setback in lieu of 25' -0" to retain a portion
of the existing family room, and an approximately 19' -0" rear yard setback
in lieu of 25' -0" to retain a portion of the existing study and living room
(AMC Sec. 9252.2.4).
The existing residence has a non - conforming rear yard setback of 17'- 103/4" from
the southerly property line. Because this project qualifies as a rebuild, it is
required to conform to current requirements, including the portions of the existing
residence that will remain. The proposal, however, not only maintains existing
setback encroachments, but adds to the encroachment into the rear yard with a
7' -91/4" setback for a 652 square -foot attached two -car garage, a 102 square -foot
home office, and a 318 square -foot covered deck. However, it is staff's opinion
that the additional encroachments will not have an adverse visual impact upon
the streetscape or the neighboring property to the south because the proposed
setbacks are consistent with the side yard setback of the neighboring property.
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 — page 5
Modification Request D
• An 18' 91/2" A 20' -0" street -side (westerly) yard setback in lieu of 25' -0" for
a 652 square -foot, attached, two -car garage (AMC Sec. 9252.2.3.2).
The subject property is considered a reverse corner lot due to its configuration
with the rear property line abutting the side property line of the adjacent property
to the south. Therefore, a setback of 25' -0" is required from the westerly street -
side property line. The applicant revised the plans to provide a 20' -0" setback to
ensure that there is sufficient space for a car to be parked in the driveway without
encroaching into the City parkway. It is staffs opinion that the encroachment is
minimal and will not have a significant impact on the streetscape.
Modification Request E
• A 12' 33/4" interior side (easterly) yard setback in lieu of 17' 9" for an
apparent, two story height, 57 square foot den and 315 square foot
master bedroom (AMC Sec. 9252.2.3).
This modification request has been eliminated by the revised design. It was
applicable to the original proposal that had wall heights of 14' -31/4" that were
subject to the second floor setback requirements.
Modification Request F
•
A 3' -3" rear (southerly) yard setback in lieu of 5' -0" and a 3' -4'/4" interior-
side (easterly) yard setback in lieu of 8' -11" to remodel an existing 600
square -foot, detached, accessory building into a recreation room with a 3/-
bathroom (AMC Sec. 9252.2.9.1).
The applicant is proposing to convert an existing detached garage into a
recreation room. The height and bulk of the building will not be altered. Staff
does not have specific concerns with this request since this is an existing
building, and it will be remodeled to match the rebuilt residence.
Modification Request G
• Approximately 1,600 square -feet of rear -yard coverage in lieu of 925
square feet for portions of the new garage, office, covered deck, existing
dwelling, and the detached recreation room (AMC Sec. 9252.9.1).
The Zoning Code limits rear yard coverage to a maximum of 25% to ensure that
there is adequate back yard open space. Due to the configuration of the lot and
the layout of the proposal, the southeast portion of the lot is to be the back yard
area of this property. It is staffs opinion that although the rear yard coverage
exceeds the 25% limit, the proposal utilizes the irregular configuration of the lot to
provide adequate open space for a useable back yard.
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 — page 6
Oak Tree Encroachment
There are four oak trees that are either located on or overhang the subject
property. The applicant is requesting to encroach into the driplines of the oak
trees. A Certified Arborist, Ms. Rebecca Latta, reviewed the subject proposal
and recommended pruning of two of the oak trees ( #1 & #2) to accommodate the
proposal. In her opinion, as long as the recommended protection measures are
followed, the health of the oak trees will not be jeopardized.
Oak tree #1 is a large Coast Live Oak tree located at the northwest portion of the
subject property. It has four trunks that measure 34 ", 28 ", 22" and 15" at four and
one -half feet (4' -6 ") above grade. It is 60' tall and has a 75' -wide canopy. The
arborist recommends pruning a low branch to reduce its weight, or the installation
of a support post if it is not to be pruned.
Oak tree #2 is a mature Coast Live Oak tree located near the north side of the
existing residence. It measures 32" in diameter at 4' -6" above grade, and is 40'
tall with a 40' -wide canopy. It has been pruned at the easterly property line, but
several branches are within one foot of the existing roof. Additional pruning is
necessary to provide clearance for the proposed additions and rebuild.
There are two additional oak trees near the northeast corner of the subject
property. They will be encroached upon by landscaping, irrigation, and
miscellaneous yard improvements. These encroachments will be minimal and
will not harm the trees if the general protective measures are taken as outlined in
the arborist's report. Staff does not oppose the oak tree encroachments provided
the arborist's recommendations are followed.
There is also a large sycamore tree with two trunks measuring 37" and 32" in
diameter in the front yard area. Preservation of this tree and oak trees #1 and #2
are recognized as reasons for limiting the development options for this property.
Due to the development constraints of the subject property, the consistency of
the proposed design with the City's design guidelines, and the limited
encroachments upon the affected oak trees, staff recommends approval of the
revised proposal.
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, Community Development Administrator, and Public Works Services
Director, which are to be determined by having fully detailed construction plans
submitted for plan check review and approval.
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 - page 7
CEQA
The proposed project qualifies as a Class 5 Categorical Exemption (Minor
Alterations in Land Use Limitations) from the requirements of the California
Environmental Quality Act (CEQA) under Section 15305 of the CEQA Guidelines.
RECOMMENDATION
The Development Services Department recommends approval of Modification
Application No. MP 12 -02, Single- Family Architectural Design Review No.
SFADR 11 -110, and Oak Tree Encroachment Permit No. TRE 11 -36, subject to
the following conditions:
1. The applicant shall comply with all recommended mitigation measures as
outlined in the arborist report dated October 25, 2011. A Certified Arborist
shall provide a written follow -up report to Planning Services to verify the
fulfillment of the mitigation measures prior to final inspection sign off of the
project.
2. The proposed project shall be developed and maintained in a manner that is
consistent with the plans submitted and approved by Modification No. MP 12-
02, Architectural Design Review No. SFADR 11 -110, and Oak Tree
Encroachment Permit No. TRE 11 -36.
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 own option, to choose its own
attorney to represent the City, its officers, employees, and agents in the
defense of the matter.
4. The approvals of Modification No. MP 12 -02, Architectural Design Review
No. SFADR 11 -110, and Oak Tree Encroachment Permit No. TRE 11 -36
shall not take effect until the owners and applicant have executed the
Acceptance Form available from Planning Services to indicate awareness
and acceptance of the conditions of approval.
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 — page 8
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission
should, based on the evidence presented, state that the proposed design is
consistent with the City's Single - Family Residential Design Guidelines, that the
oak tree encroachments are acceptable, and specify that at least one of the
following purposes is addressed by the Modifications, and move to approve the
project subject to the conditions set forth in this report, or as modified by the
Commission:
• That the Modification request(s) will secure an appropriate improvement, or
• That the Modification request(s) will prevent an unreasonable hardship, or
• That the Modification request(s) will promote uniformity of development
Denial
If the Planning Commission intends to deny this proposal, the Commission
should, based on the evidence presented, state with specific reasons that the
proposed design is not consistent with the City's Single - Family Residential
Design Guidelines, that the Oak Tree Encroachments are not acceptable, and /or
that the requested Modifications are not consistent with any of the above
purposes, and move to deny the project.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this project prior to the continued public hearing on May 22,
2012, please contact Associate Planner, Thomas Li at (626) 574 -5447 or
tliCa?ci.arcadia.ca.us.
Approved by:
Jim Kama
Community Development Administrator
Attachments: Aerial Photo with Zoning Information
100 -foot Radius Map
Revised Plans
Photos of the Subject Site and Surrounding Properties
MP 12 -02, SFADR 11 -110, & THE 11 -36
1560 Hyland Avenue
May 22, 2012 — page 9
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Q. -1550 HYLAND AVENUE, ARCADIA, CA 91006
(APPLICANT'S ADJACENT NEIGHBOR TO SOUTH)
T. -1561 HYLAND AVENUE, ARCADIA, CA 91006
(APPLICANT'S NEIGHBOR TO WEST)
U. -1569 HYLAND AVENUE, ARCADIA, CA 91006
(APPLICANT'S NEIGHBOR TO NORTHWEST)
V. -1605 HYLAND AVENUE, ARCADIA, CA 91006
(APPLICANT'S NEIGHBOR TO NORTH)
X. -1616 HYLAND AVENUE, ARCADIA, CA 91006
(APPLICANT'S ADJACENT NEIGHBOR TO EAST)