HomeMy WebLinkAboutItem 2STAFF REPORT
Development Services Department
DATE: November 13, 2012
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Nick Baldwin, Assistant Planner
SUBJECT: MODIFICATION APPLICATION NO. MP 12 -11 AND SINGLE - FAMILY
ARCHITECTURAL DESIGN REVIEW NO. SFADR 12 -79 FOR A NEW, TWO -
STORY, 6,390 SQUARE -FOOT, "SANTA BARBARA" STYLE RESIDENCE AT
514 WEST NORMAN AVENUE
Recommendation: Conditional Approval
SUMMARY
The applicant is requesting a Modification of the front yard setback for a new, two -story, 6,390
square -foot, single - family residence, and Architectural Design Review approval of the proposed
"Santa Barbara" style residence for 514 West Norman Avenue (see attached aerial photograph).
The Development Services Department is recommending approval of MP 12 -11 and SFADR
12 -79, subject to the conditions listed in this staff report.
BACKGROUND
APPLICANT: Mr. Robert Tong of Sanyao International
LOCATION: 514 W. Norman Avenue
REQUEST: Approval of a Modification for a 45' -0" front yard setback in lieu of the 58' -3"
average of the two adjacent developed lots; and Single - Family Architectural
Design Review approval for a new, two -story, 6,390 square -foot, "Santa
Barbara" style residence.
SITE AREA: 12,501 square -feet (0.29 acre)
FRONTAGE: 65 feet along W. Norman Avenue
EXISTING LAND USE & ZONING:
The site is currently developed with a 1,577 square -foot single - family residence
that was built in 1940. The site is zoned R -1, Single - Family Residential.
SURROUNDING LAND USES & ZONING:
All of the surrounding properties are developed with single - family residences,
and are zoned R -1.
GENERAL PLAN DESIGNATION:
Low Density Residential at 4 -6 dwelling units per acre.
DISCUSSION
The applicant is proposing to demolish the existing single - family residence and garage and build
a new, 6,390 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 45' -0" in lieu of the 58' -3" requirement based on the average front
setback of the two nearest developed lots.
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. And,
the Code requires that if the Tots 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 east and west sides of the subject property are 75' -10" and
40' -8 ", respectively (see attached aerial) and the average results in a front setback requirement
of 58' -3 ". The intent of making the front yard setback of a property the average of the setbacks
of the two adjacent properties is to promote neighborhood conformity; however, if one property
has a front yard setback that is substantially larger than the typical setback on the block, then
the setback calculation can distort this intended conformity.
The applicant compared the subject property to the other lots on the same side of Norman
Avenue for this block; from Holly Avenue to the east to Melanie Lane to the west (see attached
Table A — Setback Measurements) and found that the average setback from the curb for these
28 Tots is 44' -2 ". Based on this average, the request for a 45' -0" front yard setback for the
proposed new residence conforms with the front setbacks on this block.
Architectural Design Review
Concurrent with the Modification application, the Planning Commission may approve,
conditionally approve, or deny the architectural design of the proposed new residence. The
applicant describes the proposed design as "Santa Barbara" style with the following
architectural elements: a gabled, S -tile roof, smooth - stucco finished walls, a window seat and
balcony on the front facade, black wrought -iron railing and a decorative, clay -pipe gable vent as
accents. The massing and scale of the home is in character with other newer homes in the
vicinity (photos of the site and neighborhood are attached). The design of the proposed
residence is consistent with the City's Single- Family Residential Design Guidelines and is
compatible with the surrounding neighborhood.
ENVIRONMENTAL ANALYSIS
Pursuant to the provisions of the California Environmental Quality Act (CEQA), the development
of an individual, single - family residence in a residential zone is categorically exempt from CEQA
pursuant to Section 15303 of the CEQA Guidelines. A Preliminary Exemption Assessment is
attached to this staff report.
MP 12 -11 and SFADR 12 -79
514 W. Norman Ave.
November 13, 2012
Page 2of4
PUBLIC NOTICE /COMMENTS
Public hearing notices for MP 12 -11 and SFADR 12 -79 were mailed on November 1, 2012 to the
property owners and tenants of those properties that are located within 100 feet of the subject
property — see the attached radius map. Because staff considers the proposed project as
exempt from the requirements of the California Environmental Quality Act (CEQA), the public
hearing notice was not published in a local newspaper.
RECOMMENDATION
It is recommended that the Planning Commission approve Modification MP 12 -11 and Single -
Family Architectural Design Review SFADR 12 -79, subject to the following conditions:
1. Perimeter landscaping along the side and rear property lines shall be installed following
completion and approval of the rough grading of the property, and prior to the approval of
the initial building foundation inspection. The final building plans shall include a note on the
Title Page indicating this requirement, and the method of irrigation.
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 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 12 -11 and SFADR 12 -79 shall not take effect until the applicant, designer,
contractor, 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 Commissior should move to
approve Modification No. MP 12 -11 and Single - Family Architectural Design Review No. SFADR
12 -79, subject to the conditions set forth above, or as modified by the Commission, based on at
least one of the following purposes, and that the design is consistent with the City's Single -
Family Architectural Design Guidelines:
MP 12 -11 and SFADR 12 -79
514 W. Norman Ave.
November 13, 2012
Page 3 of 4
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 12 -11 and Single - Family Architectural Design Review No. SFADR 12 -79,
based on the evidence presented and state the reasons why the project does not meet any of
the above purposes, and /or that the design is not consistent with the City's Single - Family
Architectural Design Guidelines.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the November 13, 2012 public hearing, please contact Assistant
Planner, Nick Baldwin by calling (626) 574 -5444, or by email to nbaldwin(c�ci.arcadia.ca.us.
Approved:
J. asama
ommunity Development Administrator
Attachments: Aerial Photograph with Zoning Information
Architectural Plans
Table A — Setback Measurements
Photographs of Site and Neighboring Properties
Preliminary Exemption Assessment
100 -foot Radius Map
MP 12 -11 and SFADR 12 -79
514 W. Norman Ave.
November 13, 2012
Page 4of4
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TABLE A
Setback Measurements
In Feet to Front Property Line
Address on
Norman Ave.
Front Setback
to Property Line
400 39.26
408 39.36
410 58.28
424 39.48
428 39.50
438 42.10
442 40.95
448 39.05
450 42.50
464 43.75
466 45.25
468 44.75
478 40.50
504 40.50
510 40.70
514 Subject Property — currently 39.90
522 75.80
526 47.50
528 47.50
530 39.25
538 45.30
600 42.15
608 45.00
612 47.36
620 46.70
622 40.50
626 41.50
628 41.50
TABLE A
514 W. Norman Ave. — Subject Property
510 W. Norman Ave. — Property to the East
522 W. Norman Ave. — Property to the West with
Large Front Setback
515 W. Norman Ave. — Property Across the Street
521 W. Norman Ave. — Property Across the Street
509 W. Norman Ave. — Property Across the Street
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 -11 and SF ADR 12 -79, 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):
514 W. Norman Avenue (between Lovell Avenue and Holly 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.
e. 1
The project is categorically exempt.
Applicable Exemption Class:
03
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: 11 -1 -12
Preliminary Exemption Assessment\2010
Staff: Nick Baldwin, Assistant Planner
FORM "A"
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