Loading...
HomeMy WebLinkAboutItem 1STAFF REPORT Development Services Department DATE: December 11, 2012 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Nick Baldwin, Assistant Planner SUBJECT: MODIFICATION APPLICATION NO. MP 12 -09 AND MULTIPLE - FAMILY ARCHITECTURAL DESIGN REVIEW NO. MFADR 12 -1Q FOR AN EIGHT -UNIT, TWO- STORY, RESIDENTIAL TOWNHOUSE DEVELOPMENT AT 1036 SUNSET BOULEVARD Recommendation: Conditional Approval SUMMARY The applicant is requesting a Modification of the special front yard setback requirement on Arcadia Avenue for an eight -unit, two -story, multiple - family development, and Architectural Design Review approval of the proposed "Santa Barbara" style townhouse residences for 1036 Sunset Boulevard (see attached aerial photograph). The Development Services Department is recommending approval, subject to the conditions listed in this staff report. BACKGROUND APPLICANT: Mr. Charles Huang of Dexter Sunset - Arcadia, LLC LOCATION: 1036 Sunset Boulevard REQUEST: Approval of a Modification for a 25 -foot front yard setback for Arcadia Avenue in lieu of the special 30 -foot setback requirement; and Architectural Design Review approval for an eight -unit, two -story, residential, townhouse development. SITE AREA: 18,130 square -feet (0.29 acre) FRONTAGES: 130 feet along Arcadia Avenue and 140 feet along Sunset Boulevard EXISTING LAND USE & ZONING: The site is currently developed with a four -unit, one -story, multiple - family development that was built in 1948. The site is zoned R -3, Multiple - Family Residential. The minimum density for the site is one (1) unit per 2,200 square - feet, or 8.24 units. The maximum density is one (1) unit per 1,450 square -feet, or 12.50 units. SURROUNDING LAND USES & ZONING: All of the surrounding properties are developed with multiple - family residences, and are zoned R -3. GENERAL PLAN DESIGNATION: High Density Residential — The High Density Residential designation accommodates higher- density attached housing types for both renter and owner households within a neighborhood context. Such housing types generally are located near transit stops, along arterials and transit corridors, and within easy walking distance of shops and services. Appropriate transition to adjacent lower- density neighborhoods is required through use of yards, other open areas, and building heights. This designation accommodates 12 to 30 dwelling units per acre. DISCUSSION The applicant is proposing to demolish the existing four -unit, multiple - family development and build the proposed eight -unit, two -story, residential townhome development. Parking for the residents and guests will be on a semi - subterranean level (see the attached plans). The proposed new residences will have a front yard setback from Arcadia Avenue of 25 -feet. A Modification is required to encroach into the 30 -foot special setback requirement on Arcadia Avenue. Special setback modifications are usually processed administratively. This case, however, is before the Planning Commission because the proposal is for a new, multiple- family development at a prominent corner. Special setbacks were established to ensure that adequate space is reserved for future street widening. Engineering Services has confirmed that there are no plans to widen Arcadia Avenue, and determined that they have no objection to the requested five -foot encroachment into the 30 -foot special setback on Arcadia Avenue as proposed by this project. The setbacks of the other developments on the north side of this block of Arcadia Avenue are set back an average of 40 -feet from the front property line (see attached table). The additional 15 -foot setback probably had a negligible effect on the development location since most of those Tots are 210 feet deep, which is considerably deeper than the 140 -foot depth of the subject lot. The only other lot that has a comparable depth to the subject lot is the lot located at the northwest corner of Arcadia Avenue and Golden West Avenue. It currently is improved with a five -unit, 4,487 square -foot, single -story development, and has a front yard setback of 39 -feet from Arcadia Avenue, but has a setback on the Golden West Avenue side of only 10 -feet. Architectural Design Review Concurrent with the Modification application, the Planning Commission may approve, conditionally approve, or deny the architectural design of the proposed project. The applicant describes the proposed design as "Santa Barbara" style with the following architectural elements: an earth -toned S -tile roof; white, sand - finished, stucco walls; window seats and balconies on the street -side elevations with black wrought -iron railing; and decorative clay chimney caps. The massing and scale of the buildings are in character with other newer multiple - family buildings in the vicinity (photos of the site and neighborhood are attached). The MP 12 -09 and MFADR 12 -10 1036 Sunset Boulevard December 11, 2012 Page 2of5 design of the proposed project is consistent with the City's Multiple - Family Residential Design Guidelines and is compatible with the surrounding neighborhood. ENVIRONMENTAL ANALYSIS This project, as an infill development project, is categorically exempt from the provisions of the Califomia Environmental Quality Act (CEQA) pursuant to Section 15332 of the CEQA Guidelines. The proposed eight -unit residential project is consistent with the General Plan and zoning regulations, is surrounded by urban development, and will not have any significant impacts on the environment. A Preliminary Exemption Assessment is attached to this staff report. PUBLIC NOTICE /COMMENTS Public hearing notices for MP 12 -09 and MFADR 12 -10 were mailed on November 29, 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 -09 and Multiple - Family Architectural Design Review No. MFADR 12 -10, 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, and shall include, but shall not be limited to the following: a. The developer shall install a separate water meter for each unit. A common water meter for each unit can be used to supply both domestic water services and fire services. The developer shall separate the fire service from domestic water service with an approved back flow device. b. A Water Meter Clearance Application, filed with the Public Works Services Department, shall be required prior to permit issuance. c. New water service installation shall be done by the developer. Installation shall be done according to the specifications of the Public Works Services Department. Abandonment of existing water services, if necessary, shall be done by the developer according to Public Works Services Department specifications. d. The subject property is currently tributary to an 18" VCP sewer main on Sunset Boulevard that is owned by the Los Angeles County Sanitation District. The developer shall utilize the existing sewer lateral if possible; however, for any changes to the existing sewer lateral, the developer shall get approval to connect to the existing sewer main from The Los Angeles County Sanitation District prior to commencing work, as well MP 12 -09 and MFADR 12 -10 1036 Sunset Boulevard December 11, 2012 Page 3 of 5 as obtaining an encroachment permit from the City of Arcadia. The closest City -owned sewer main is on Arcadia Avenue, but a new and longer sewer lateral will be required. e. If any drainage fixture elevation is lower than the elevation of the next upstream manhole cover (523.933' on Sunset Boulevard, 517.982' on Arcadia Ave.), an approved type of backwater valve is required to be installed on the lateral at the right -of -way. f. The existing street trees shall be protected in place. g. The existing sidewalk on Sunset Boulevard shall be replaced as part of this project. On Arcadia Avenue, a new sidewalk shall be constructed along the property line, rather than at the curb as shown on plans. h. Deficient curb and gutter shall be replaced as required by the Public Works Services Inspector. i. The existing curb ramp at the intersection shall be replaced as part of this project. j. Install an automatic fire - sprinkler system per the City of Arcadia Fire Department Single & Multiple - Family Dwelling Sprinkler Standard. Each unit shall have its own water meter and fire - sprinkler riser. k. A Knox switch shall be provided for the entry gate. I. The project shall comply with the Arcadia Multi - Family Construction Standards. m. Detailed shoring plans shall be provided with the grading plans. 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 -09 and MFADR 12 -10 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 Commission should move to approve Modification No. MP 12 -09 and Multiple - Family Architectural Design Review No. MP 12 -09 and MFADR 12 -10 1036 Sunset Boulevard December 11, 2012 Page 4 of 5 SFADR 12 -10, 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 Multiple - Family Architectural Design Guidelines: 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 -09 and Multiple - Family Architectural Design Review No. MFADR 12 -10, 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 Multiple - Family Architectural Design Guidelines. If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the December 11, 2012 public hearing, please contact Assistant Planner, Nick Baldwin by calling (626) 574 -5444, or by email to nbaldwinC2ci.arcadia.ca.us. Approved: Jim ama C munity Development Administrator Attachments: Aerial Photograph with Zoning Information Proposed Plans Front Yard Setback Table Photographs of Site and Neighboring Properties Preliminary Exemption Assessment 100 -foot Radius Map MP 12 -09 and MFADR 12 -10 1036 Sunset Boulevard December 11, 2012 Page 5 of 5 0 011'e1Pe3JV ie•uns Jyxep Job dO 's!pe3Jy "m iesuns wn!u!wopuoO t!un g nkeN J J c L 1 (p i2) o #A a L 4. L E • t° '� m 69 = co 0 0 0 CO W Z 1111 t 2 111 111111 1111111111111 1 �9744aix�i "rii �� 1i t ttt tit i� E ! It 1fiEl ,itt,tlitlt,.I�tiHIr1it�ilhi! 1 t11;tl11f i�111flisiQt11 1 t t fil liil .iiiiiiiii!illitllifitIllifii 1 iii.I,14e2tiaye . ttiti1is7=:tsii s 1 i !! J 641E MHO 1 1111111 ii t i ��tj b11111s itafitt I 1 111111th 3 11 'i 11 II1 111.1 i !1 311 ',wimpy psuns 'woo Jai vo 'egnoiv "mg ;esuns gggi. Lunluituopuo3 Ilun g meN 6 . P...,•:611•77 pI 0 11'eIPeo,y iesuns Jsyxsd Joy VO'eipe3JV "pA g;asuns 9£06 wnluiwopuo3 ;!un 8 MON PAl le suns J 011'elpeay lesun$ wlxe0 Job 1 V 'elpe °JV ,.PM9 lesuns 9£06 �� f'j� wnlulwopuo9 ;lull 9 MeN 111 111MM! 1 f pAI lesung Arcadia Ave. 0, € €1 il liE r_ g 111" 311 'g!PBJV limns Je ;x.a J* vo'elpe3JV "mg 3esuns 9£06 wn!u!wopuo3 ;!un 8 MON d ms J 011 _____.JO/ ¥o`! ow "me ufl «oI. wngWpuo0un9MON ___ Arcadia Ave. « L_ ,-I1 IpeoJv paws JeIxea Job VO `eipe uv "me lesuns 9£06 wn!uguopuoO Nun 9 MGN ! mj ( 0 i ( 0 xl ( LL 1 } .RAL .0-4Z J 3111s1p91o4y;sung mom° Job vo twat)/ °pA g 4esung 9£04 wniu!wopuoO ;iun g MeN fT (m) u -.zt o) (o) ) ( u- ) .P.OL J lii ds g j of 94 i Pit 0 0ll 'emeaa' iesuns jeixea Job yO `elpeoJV "pMB ;esunS 9£06 wnluluaopuo3 ;lug 9 ?AM J 111 'itt 7 �( 3l'1 'elPeo�tl moos uixdp to 11111 111'117'1 vo `eipeoiy'.m a ;esunS 9£06 1111111 ,11l u nIuiwopuo3 gun g MeN 11111 ' �, 1 0 311 'RIPEAN iaauns Japed ■off y3'elpeaJV "pMB ;esuns 9£06 umluluaopuoO;lun 9 MeN J 1 Front Yard Setbacks North Side of Arcadia Ave. between Sunset Blvd. and Golden West Ave. Address Front Yard Setback 1037 Arcadia Ave. 41 1031 Arcadia Ave. 41 1027 Arcadia Ave. 43 1015 Arcadia Ave. 33 1009 Arcadia Ave. 40 1001 Arcadia Ave. 45 939 Arcadia Ave. 40 933 Arcadia Ave. 40 921 Arcadia Ave. 39 915 Arcadia Ave. 40 909 Arcadia Ave. 41 1033 Golden West Ave. 39 Average 40.17 . Subject Property, 1036 Sunset Blvd., View from Across Sunset Blvd. Subject Property, View from Sunset Blvd. Subject Property, View of the Lot Frontage on Arcadia Avenue Subject Property, View from Arcadia Ave. Adjacent Properties, 1037 and 1031 Arcadia Ave. Lt 1033 Golden West Ave., View from Arcadia Ave. 1033 Golden West Ave., View from Golden West Ave. CITY OF ARCADIA 240 W. HUNTINGTON DRIVE ARCADIA, CA 91007 PRELIMINARY EXEMPTION ASSESSMENT 1. . Name or description of project: Approval of the following Modification and Architectural Design Review for an 8 -unit residential project on an R -3 multiple - family zoned property: • A 25 -foot front yard setback from Arcadia Avenue in lieu of the special 30 -foot setback requirement (AMC Sec. 9320.4.1). 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): 1036 Sunset Blvd. (Cross street — Arcadia Avenue) 3. Entity or person undertaking project: A. B. Other (Private) (1) Name Charles Huang (2) Address 255 E. Santa Clara Street Suite 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: 153032, Class 32 (Infill development). 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: 11/28/12 Preliminary Exemption Assessment\2010 Staff: FORM "A" Los Angeles County Department of Regional Planning OWNERSHIP MAP: 1036 SUNSET BLVD / AIN 5783 -003 -017 FAIRVIEW AV l k K� , Legend Base layers Zoning •IIPISIC 0050M N .............. o N tene. 5.2 - SkttoAVS SP.. CPO _ 7777• - UNE ION( P-14 9 A dfa e 0 4: 1 0,-,: i: - • .,r 6 LIP: .,,,.,.., 2 21 = o � ..,. . tom. SP ZONING NOS ,... 11 -15 VS. ., ........, ••17 ARCADIA AV vs.. 011.6.113 .. MUM LARi€i- . .,...�... , 7717.. e19 20 O r'�y 24 -30 Scale 1:1,485 Copyright 2007 - Los Angeles County Department of Regional Planning, created by the GIS Section , Printed On: Aug 3, 2012 Printed with permission by the Los Angeles County Dept. of Regional Planning. All rights reserved. 1 GIS -NET 1 Public Web Mapping Application Note: This map represents a quick representation of spatial imagery or vector layers using GIS -NET. The map should be interpreted in accordance with the disclaimer statement of GIS -NET.