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Development Services Department
DATE: July 23, 2013
TO: Honorable Chairman and Planning Commission
FROM: Jim Kasama, Community Development Administrator
By: Thomas Li, Associate Planner
SUBJECT: MODIFICATION APPLICATION NO. MP 13-09 AND SINGLE-FAMILY
ARCHITECTURAL DESIGN REVIEW NO. SFADR 12-106 FOR A NEW
7,322 SQUARE-FOOT, TWO-STORY, SINGLE-FAMILY RESIDENCE AT
2314 S. SANTA ANITA AVENUE
Environmental Status: Categorically Exempt per Section 15305
Recommended Action: Conditional Approval
SUMMARY
Modification Application No. MP 13-09 and Single-Family Architectural Design Review
No. SFADR 12-106 were submitted by the property owner, Mr. Steve Wu, to construct a
new 7,322 square-foot, two-story, single-family residence at 2314 S. Santa Anita
Avenue - see the attached aerial photo, architectural plans, and photos of the subject
property. Staff finds that the subject applications, if approved with conditions, would
secure an appropriate improvement to the lot. Therefore, it is recommended that the
Planning Commission approve the subject applications, subject to the conditions listed
in this staff report.
GENERAL INFORMATION
APPLICANT: Mr. Steve Wu (Property Owner)
LOCATION: 2314 S. Santa Anita Avenue
REQUESTS: To permit the following Modifications and Single-Family Architectural
Design Review approval for a new 7,322 square-foot, two-story, single-
family residence:
A. A 50'-0" front yard setback in lieu of the 97'-0" average of the adjacent
properties (AMC Sec. 9252.2.2); and
MP 13-09 and SFADR 12-106
2314 S. Santa Anita Avenue
July 23, 2013 - Page 1 of 5
B. A non-conforming 6'-0" high chain-link fence in the front yard area in
lieu of a maximum 3'-0" high, non-chain-link fence (AMC Sec.
9252.2.12.1).
SITE AREA: 18,750 square-feet (0.43 acre)
FRONTAGE: 75 feet along Santa Anita Avenue
EXISTING LAND USE & ZONING:
The site is currently developed with an 840 square-foot, one-story, single-family
residence that was constructed in 1948 with a 440 square-foot detached garage
and a 290 square-foot rumpus room. The site and area are zoned R-1, Second
One-Family.
GENERAL PLAN DESIGNATION:
Low Density Residential (4 to 6 dwelling units per acre) — The Low Density
Residential designation accommodates low-density single-family residential
neighborhoods. Development is typified by detached single-family residences cn
lots 7,200 to 10,000 square feet in size. Permitted uses are limited to single-
family residence on a single lot.
DISCUSSION
The applicant is proposing to demolish the existing structures on the site to build a new
7,322 square-foot, two-story, single-family residence with four (4) garage parking
spaces with a total area of 900 square feet, as shown on attached architectural plan.
The proposed new residence includes six bedrooms, six and a half bathrooms, a home
theater, and a library. The applicant is also proposing a 630 square-foot detached
recreation room and a swimming pool and spa in the rear yard area.
For the subject proposal, the applicant is requesting modifications for a front yard
setback encroachment, and to maintain an existing non-conforming chain-link fence. A
front yard setback Modification request is subject to approval by the Planning
Commission pursuant to Section 9252.2.12.1 of the Arcadia Municipal Code.
Modification Requests
A. A 50'-0" front yard setback in lieu of the 97'-0" average of the adjacent
properties (AMC Sec. 9252.22).
The R-1 zoning regulations require a minimum front yard setback of 25'-0", or the
average of the front yard setbacks of two adjacent neighbors, whichever is greater The
adjacent neighbors facing Santa Anita Avenue have an average from ya. . setha,. ; cf
97'-0", with setbacks of 117'-0" and 77`-C
The intent of the requirement to take the average of the two adjacent neighbors is to
promote a consistent streetscape. The subject property is located on a block developed
MP 13-09 and SFADR 12-106
2314 S. Santa Anita Avenue
July 23, 2013 — Page 2 of 5
with nine (9) single-family residences. Other than the two adjacent homes, the
residences are all developed with front yard setbacks of less than 50'-0". Therefore, it is
staff's opinion that the proposed 50'-0" front yard setback would not have a negative
impact on the streetscape, and would secure an appropriate improvement of the lot.
B. A non-conforming 6'-0" high chain-link fence in the front yard area in lieu of a
maximum 3'-0" high, non-chain-link fence (AMC Sec. 9252.2.12.1).
The Code allows front yard fencing at a maximum height of 3'-0", and chain-link fencing
is prohibited. The applicant is requesting to maintain an existing non-conforming 6'-0"
high chain-link fence in the front yard area. There is an existing oleander hedge that
screens most of the chain-link fence from public view. In addition, the applicant intends
to grow ivy over the chain-link fence to further enhance its appearance.
The 3'-0" fence height limitation and the prohibition of chain-link fencing are intended to
promote an open and aesthetically appealing streetscape. The chain-link fence has an
unappealing appearance, and will be especially apparent in front of a new house.
Although the applicant intends to screen the chain-link fence, a landscape buffer may
be achieved without the fence. Therefore, staff recommends denial of this request.
Architectural Design Review
Concurrent with the Modification application, the Planning Commission may approve,
conditionally approve, or deny the architectural design of this proposal. The property
owner describes this as a "French Colonial" style that includes architectural features a
gray concrete tile roof, adobe smooth stucco, travertine stone veneer, concrete base,
decorative wrought iron panels, as shown on the attached architectural plans. The
proposed finishes consist of high quality materials, however, staff finds that the
proposed travertine tile is not consistent with the City's Single-Family Residential
Design Guidelines (guidelines), and is not compatible with the neighboring
developments. Staff recommends the following revisions for consistency with the
guidelines:
1. Replace the travertine stone tile veneer with a smooth stucco finish consistent
with the rest of the building.
2. Lower the chimneys to a maximum height of 30'-0" from the average existing
grade.
3. Windows over 2'-0" in width or height shall have grids, finished in a color to
match the building, subject to the approval of the Community Development
Administrator.
ENVIRONMENTAL ANALYSIS
The proposed project qualifies as a Class 5 Exemption (Minor Alterations in Land Use
Limitations) from the requirements of the California Environmental Quality Act (CEQA)
under Section 15305 of the CEQA Guidelines. A Preliminary Exemption Assessment is
attached to this staff report.
MP 13-09 and SFADR 12-106
2314 S. Santa Anita Avenue
July 23, 2013— Page 3 of 5
PUBLIC NOTICE
Public hearing notices for MP 13-09 and SFADR 12-106 were mailed on July 11, 2013 to
the property owners and tenants of those properties that are located within 100 feet of the
subject property—see the attached radius map.
RECOMMENDATION
It is recommended that the Planning Commission approve Modification No. MP 13-09
and Single-Family Architectural Design Review No. SFADR 12-106, subject to the
following conditions:
1. The travertine stone tile veneer shall be replaced with a smooth stucco finish
consistent with the rest of the building.
2. The chimneys shall be lowered to a maximum height of 30'-0" from the average
existing grade.
3. Windows over 2'-O" in width or height shall have grids, finished in a color to
match the building, subject to the approval of the Community Development
Administrator.
4. 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.
5. 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.
6. Approval of MP 13-09 and SFADF 12-106 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.
• MP 13-09 and SFADR 12-106
2314 S. Santa Anita Avenue
July 23, 2013 — Page4of5
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve the project, the Commission should
move to approve Modification No. MP 13-09 and Single-Family Architectural Design
Review No. SFADR 12-106 and its environmental determination, 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
Residential 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 13-09 and Single-Family Architectural Design Review No.
SFADR 12-106, 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 Residential Design Guidelines.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the July 23, 2013 public hearing, please contact Associate
Planner, Thomas Li at (626) 574-5447, or tli(a7ci.arcadia.ca.us.
Approved:
Jim Kasma
Community Development Administrator
Attachments: Aerial Photo of Subject Property and Area
Photos of the Subject Property and Area
Proposed Plans
Preliminary Exemption Assessment
100-foot Radius Map
MP 13-09 and SFADR 12-106
2314 S. Santa Anita Avenue
July 23, 2013 — Page 5 of 5
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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 13-09 and SFADR 12-106
2. Project Location — Identify street 2314 S. Santa Anita Avenue �!
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):
3. Entity or person undertaking A.
project:
B. Other
(Private)
(1) Name Mr. Steve Wu
(2) Address 51 E. Longden Avenue
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. T The proposed action does not constitute a project under CEQA.
b. [ The project is a Ministerial Project.
c. ❑ j The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: 05 — Minor Alterations
f. The project is statutorily exempt.
Applicable Exemption:
g. 1 The project is otherwise
exempt on the following
basis:
i:. ❑
The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: June 27, 2013 Staff: 6—
MP 13-09 and SFADR 12-106
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